Pelican Isle
Condos for Sale in Naples, FL
All 2,052 homes for sale in Naples, FL · median $429,000 · 1,840 condos for sale in Naples · 338 homes for sale in 34110 · Collier County homes for sale
True comps, carrying-cost math, and listings before the portals.
Market Heat
Photo via Florida Gulf Coast MLS
As of October 2026, Pelican Isle in Naples, FL has 4 homes for sale and 1 pending, asking from $1,299,000 to $1,949,000 (median $1,724,000). Over the 12 months ending 2026-09-20, 7 recorded sales closed at a median of $1,500,000, $524 per square foot, a median 256 days on market, sellers accepting 67% of original asking (-17% versus the prior year). Homes listed or recently sold were built 1996–1997; 5 of 5 report an HOA (median $319/mo); 5 of the 5 geocoded homes sit in a FEMA special flood hazard zone (median elevation 5 ft). At the median price and Collier County's FY2025-26 rate of 11.05 mills, annual property tax runs about $16,580 ($16,140 with the full homestead exemption).
Last 30 days in Pelican Isle: 1 new listing (median asking $1,299,000), 1 under contract right now. As of October 20, 2026, Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate.
Homes For Sale Right Now in Pelican Isle
Live MLS inventory for Pelican Isle. Every active listing, what is under contract right now, and the last 12 months of closed sales, refreshed twice a day. Closed comps beat an algorithm's guess every time.
Active and pending Pelican Isle listings as of 2026-10-20, priced high to low. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Tap any home to ask about it.
Pelican Isle is trading on price per square foot, not turnover. With a median of $645.99 per square foot against a median price of $2,000,000, condition, view, and finish level are doing all the work in setting value here — this is not a market where a generic comp pulls much weight.
A median 256 days on market alongside a 10.3% year-over-year gain is the real story: sellers are getting paid to wait. That combination points to a market where pricing has room to be tested, and where a buyer's leverage shows up in negotiation and terms more than in headline price.
Figures in this note are as of July 29, 2026. The live market numbers elsewhere on this page update nightly and are newer.
Pelican Isle right now
🔴 Off the recent peak. The trailing-12-month median ($1.50M) is down 17.2% from the prior 12 months ($1.81M). With about 6 sales a year, a single closing can swing this number, so read the level and the decade, not one year's move.Momentum Research, record-level Florida Gulf Coast MLS closed sales, 12-month windows ending September 20. Confidence: Low (7 and 4 sales in the two windows).
Jump to: Price history & scorecard · Homes for sale · Schools · FAQ
· Updated October 20, 2026 · Live data: Florida Gulf Coast MLS, refreshed twice daily · MLS facts carry their source; interpretation lines are Momentum Research · Data sources & freshness
The 60-Second Overview
Pelican Isle market snapshot (as of September 20, 2026): the median sale price is about $1.50M ($524 per sq ft over the trailing 12 months of closed sales), and a median 256 days on market for closed sales. The trailing-12-month median is down 17% from the prior 12 months, computed from record-level Florida Gulf Coast MLS closed sales (7 closings in the current window).
In ZIP 34110 (Naples), 632 homes closed in the last 12 months at a median of $675K ($369/sq ft), down 7.3% year over year, with a median 87 days on market. Right now 271 active and 65 pending listings — a soft market. See the live ZIP 34110 housing market and the Collier County market.
Florida Gulf Coast MLS sales records identify 8 homes in Pelican Isle that have changed hands, built between 1995 and 1997 (median 1996), with a median living area of about 2,677 sq ft and a typical 3-bedroom, 3-bath layout; 100% are condominiums. Source: Florida Gulf Coast MLS closed-sale history compiled by Momentum Research; counts reflect homes with a recorded MLS sale, not every home in the community.
Pelican Isle sits at the high end of the Naples market, with pricing driven by individual property condition and position rather than by a tight, fast-clearing market.
The setting & the homes.
Aerial and on-site photos of Pelican Isle. Swipe to explore the community.
Swipe or use the arrows → tap any photo to enlarge
Pelican Isle
Pelican Isle
Pelican Isle
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Pelican IslePhotos from Florida Gulf Coast MLS listings in Pelican Isle; content deemed reliable but not guaranteed.
Who Pelican Isle is best for.
Best for
- A buyer targeting the higher end of the Naples market who is prepared to evaluate on condition and per-square-foot value rather than a packaged amenity set.
- A seller with a well-maintained, well-positioned unit who can afford to let the market find the right buyer over a longer window.
- An investor comfortable underwriting a market with limited recent closing data and building in time for price discovery.
Probably not for
- A buyer who wants a defined amenity package as part of the purchase decision.
- Anyone working against a tight closing deadline in a market where the median time to close runs into the hundreds of days.
- A buyer who wants a large, statistically robust comp set before making an offer.
Price History: What Homes Here Have Actually Sold For
Median sale price over the trailing 12 months ending September 20 of each year, from record-level Florida Gulf Coast MLS closed sales. Same methodology as every appreciation figure on this page: the 2026 point ($1.50M) IS the median in the snapshot above, and the move from 2025 ($1.81M) IS the -17.2% one-year change.
Windows contain 2 to 12 sales each (7 in the current window); every figure carries its sample size, and thin markets swing on single closings. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
15% of homes for sale in ZIP 34110 are already under contract (under contract ÷ under contract + active listings) — a read on how much of the available inventory buyers have already claimed. Source: MLS data (2026-10-20).
Pelican Isle Market Scorecard
Pelican Isle is currently a balanced market., a median asking price of $1,837,000, and homes go under contract in about 177 days.
Go deeper: ZIP market scorecard · county scorecard · true cost calculator · affordability calculator.
Live data: Florida Gulf Coast MLS, refreshed twice daily. Market metrics only; these describe homes for sale and recent sales, not residents.
Pelican Isle on the map.
Every active, pending, and recently sold home, plotted. Toggle the layers and tap a home for the details.
Listing locations from Florida Gulf Coast MLS. Map data © OpenStreetMap contributors.
The Pelican Isle buying strategy.
If we were buying in Pelican Isle today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Pelican Isle.
Slow clock, rising floor
Only five closings sit inside the current window, so any read here should be treated as directional rather than statistical. What the data does show is a market where the typical listing sits for the better part of a year before closing — a median of 256 days — while the price trend still moved up 10.3% year over year. That is not a contradiction; it is a market where sellers are not compelled to discount to move a property, and where buyers who do transact are often negotiating on specifics rather than racing a clock.
No community amenities are identified from current MLS listings, which means the value proposition here is being carried by the individual homes and their positioning rather than by a shared amenity package. Anyone evaluating a property in Pelican Isle should expect the diligence to center on the unit itself — condition, layout, view corridor — since that is what the per-square-foot spread is almost certainly reflecting.
The location and the amenities are priced into every listing in Pelican Isle. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
A market with a 256-day median and only five recent closings rewards patience and precise pricing, not guesswork — we walk sellers through what actually moved in that small sample and help buyers build offers that reflect condition and per-square-foot value rather than a stale asking price.
Pelican Isle in 15 seconds.
Tools for a Pelican Isle buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Pelican Isle sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Pelican Isle, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Pelican Isle home worth?
Get a no-obligation home value based on real comparable sales in Pelican Isle, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
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Recently off market in Pelican Isle
Homes in Pelican Isle that recently left the market. Each address opens its public-record profile: county-recorded value, property taxes, the last recorded sale, community sales history, and what is for sale nearby now. 2 on record.
- 425 Dockside Dr 604 · off market
- 445 Dockside Dr A504 · off market
| Location | Naples, Collier County, FL · ZIP 34110 |
|---|---|
| Home types (current listings and sales) | condos 100% |
| Sale prices, last 12 months | $1,500,000 median across 7 closed sales · $524 per sq ft · -17.2% vs the prior 12 months |
| Days on market (closed sales) | 256 median |
| For sale right now | 4 active, 1 pending · median asking $1,837,000 |
Data as of September 20, 2026. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Market figures describe homes, not residents. Cite as: Momentum Realty, “Pelican Isle key facts,” movewithmomentum.com/neighborhoods/pelican-isle--collier, data as of September 20, 2026.
Housing distress & ownership in Pelican Isle, Naples
Who owns here, how much is not owner-occupied, and how much for-sale inventory is under distress.
Source: Momentum Realty Research. Ownership & parcels from the FL DOR 2025 tax roll; distress from MLS active-listing status/remarks; price from MLS closed sales. Listing information provided by the Florida Gulf Coast Multiple Listing Service, Inc. Information is deemed reliable but not guaranteed by the MLS to be accurate. Deemed reliable but not guaranteed.
Just listed in Pelican Isle
The newest homes for sale in Pelican Isle right now, newest first. Each link opens the full listing with every photo, the price history and a tour request.
- 425 Dockside Dr 703 $1,299,000 · 3 bd · 3 ba · 2,428 sq ft · 10 days on market Courtesy of Compass Florida LLC
- 425 Dockside Dr Ph-1 $1,949,000 · 3 bd · 3 ba · 2,696 sq ft · 111 days on market Courtesy of Carney Realty & Associates Inc
- 435 Dockside Dr B703 $1,499,000 · 3 bd · 3 ba · 2,677 sq ft · 177 days on market Courtesy of Premier Sotheby's Int'l Realty
- 435 Dockside Dr B702 $1,949,000 · 3 bd · 3 ba · 2,677 sq ft · 285 days on market Courtesy of John R Wood Properties
Checked against the MLS Oct 20, 2026. All new listings in this market.
Every Home for Sale in Pelican Isle Collier Right Now (5)
All 5 active and pending Pelican Isle Collier listings with a detail page, newest first, refreshed twice a day from the MLS.
- 425 Dockside Dr 703 · $1,299,000 · 3 bd / 3 ba · listed Oct 5, 2026 · listed by Compass Florida LLC
- 435 Dockside Dr B702 · $1,949,000 · 3 bd / 3 ba · listed Jul 22, 2026 · listed by John R Wood Properties
- 425 Dockside Dr Ph-1 · $1,949,000 · 3 bd / 3 ba · listed Jul 22, 2026 · listed by Carney Realty & Associates Inc
- 435 Dockside Dr B703 · $1,499,000 · 3 bd / 3 ba · listed Jul 22, 2026 · listed by Premier Sotheby's Int'l Realty
- 435 Dockside Dr B803 · $1,725,000 · 3 bd / 3 ba · pending · listed Jul 22, 2026 · listed by Downing Frye Realty Inc.
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Naples guides & data
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Florida buyer guides
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- Florida property tax calculator
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- The 4-point inspection, explained
- Florida flood insurance calculator
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What it really costs to own in Pelican Isle Condos for Sale
The parts of the monthly number a mortgage calculator leaves out, from the tax roll, the MLS, Citizens and FEMA. Property facts only.
| Property tax | Current owners' bills run a median of $13,337/yr across 10 listings here (MLS tax records, 2026-10-20). |
|---|---|
| HOA dues | Median $319/month across 5 MLS listings (most billed quarterly; 2026-10-20). Dues cover what the documents say they cover; ask for the budget and reserve study. |
| Home and flood insurance | The average Citizens Property Insurance premium in Collier County is $2,147/yr (2,002 policies, Citizens detail by county, April 2026); private-market quotes depend on roof age, wind mitigation and construction. |
| Roof and age | Median build year 1996 across 10 listings. An original roof here would be about 30 years old; under Florida's 2022 reform (SB 2-D) carriers may require an inspection past 15 years, so budget for a roof report, and for replacement where it fails. |
Estimated carrying cost at the median asking price, before the mortgage: about $1,609/month (tax $1,111, HOA $319, insurance $179). An estimate from the sources above, not a quote.
Email me new listings in Pelican Isle Condos for Sale
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Ask an agent about Pelican Isle Condos for Sale
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Recent Developments in Pelican Isle Collier
Development, infrastructure, retail, and school activity affecting Pelican Isle Collier, tracked by our team and summarized from public reporting and official sources, with links to the original coverage. Last updated October 2026.
- September 2026Development
Ritz-Carlton Residences, Estero Bay tops off second tower
The second of two 22-story towers at 5000 Coconut Road reached full height on Sept. 18, 2026, completing the 224-residence project by London Bay and Coastal Construction. Tower One is more than 90% purchased and Tower Two about 45%. Move-ins and completion are scheduled for August 2027.
What it may mean for the marketAdds high-end waterfront condominium inventory in the Estero and Bonita Springs area, with completion expected in August 2027. The site is about 2 miles north of Pelican Isle Collier.
Source: Gulfshore Business - September 2026Retail & Dining
Whole Foods confirmed as anchor of 82-acre Vitano mixed-use project in East Naples
Vitano, an 82-acre master planned development at Davis and Santa Barbara boulevards, plans 86,904 sq ft of retail including a 31,995 sq ft Whole Foods, plus 200 townhomes and 422 apartments. The PUD amendment is under county review. The developer hopes to break ground in 2027.
What it may mean for the marketWould add grocery and dining options and several hundred rental and townhome units in East Naples, with retail opening roughly 20 months after construction starts. The project is about 17 miles south of Pelican Isle Collier, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Schools
Diocese of Venice shows plans for church and K-12 school in Golden Gate Estates
The Diocese of Venice presented plans on 41 acres at Immokalee Road and Wilson Boulevard for a 1,250-seat church and a 200,000 sq ft K-12 school for up to 1,000 students. A land use amendment is required and construction follows a three-year capital campaign, with the school built first.
What it may mean for the marketWould add private school capacity and a community facility in the Immokalee Road growth area, several years out. The project is about 11 miles east of Pelican Isle Collier, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Development
Construction underway at 680-acre Brightshore Village in Golden Gate Estates
Barron Collier Companies is building Brightshore Village on Immokalee Road west of Everglades Boulevard North, planning about 2,000 homes and 106,000 to 120,000 sq ft of retail and services. Homebuilder parcels were scheduled to close September 18, with first move-ins targeted for January 2028.
What it may mean for the marketWould add about 2,000 homes and a commercial village center on the Immokalee Road corridor. The project is about 13 miles east of Pelican Isle Collier, elsewhere in Collier County.
Source: Gulfshore Business - August 2026Development
Audubon and Cameratta settle lawsuit over 10,000-home Kingston community
Audubon and Cameratta Companies settled a federal suit over the Kingston permit; Cameratta will buy about 98 acres off Carter Road and give up a 100-foot easement for a road through Corkscrew Swamp Sanctuary. Kingston covers about 6,700 acres in eastern Lee County, with first model homes expected within about two months.
What it may mean for the marketRemoves a legal obstacle to a master-planned community of about 10,000 homes east of Estero, and rules out a road link into Collier County through the sanctuary. The site is about 11 miles northeast of Pelican Isle Collier.
Source: Gulfshore Business - May 2026Civic
Collier County weighs buying East Naples grove site planned for 423 homes
Collier County commissioners voted on May 13, 2026 to pursue appraisals and negotiations to potentially buy the 166.63-acre former South Naples Citrus Grove at 341 Sabal Palm Road using Conservation Collier funds, rather than advance a proposed 423-home development. The board authorized preliminary assessments estimated at a few thousand dollars for appraisal and environmental review. The grove had become unproductive due to citrus greening disease.
What it may mean for the marketA potential public conservation purchase would remove a large parcel from the housing pipeline and steer its future toward preserved open land. The project is about 20 miles south of Pelican Isle Collier, elsewhere in Collier County.
Source: Gulfshore Business
Summaries reflect public reporting and official sources linked above as of the dates shown. Project details, timelines, and approvals can change. Commentary on potential market effects is general observation, not investment advice or a prediction for any specific property. For the freshest items across the whole region, see This Week in Northeast Florida.
Frequently Asked Questions
What is the median home price in Pelican Isle?
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Where is Pelican Isle, and what county is it in?
Should you buy in Pelican Isle?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Live listings | Florida Gulf Coast MLS, refreshed twice daily (last: October 20, 2026) |
| Community market stats | Florida Gulf Coast MLS closed sales, 12-month windows ending September 20, 2026 |
| Under-contract shares | Florida Gulf Coast MLS records, as of 2026-09-20 |
| Historical depth | Closed-sale records back to 2013 (97 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of Florida Gulf Coast MLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
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More on Pelican Isle Condos for Sale in Naples
- Home values · What homes in Pelican Isle Condos for Sale in Naples actually sell for
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