Pelican Point

Pelican Point holds 36 homes on six levels at 300 Park Shore Drive, in the City of Naples, on the Venetian Bay side. The homes were built in 1974.

If a boat comes into the decision, read the dock paperwork first. Slips here are leased from the association, not owned with a home, and only an owner may hold one.

How are the 36 homes laid out?

Four floor plans, at 965, 1,298, 1,480 and 1,860 square feet of heated space. Sixteen homes take the smallest, eight take each of the middle two, and the four largest sit on the top level.

Do the boat slips come with a home?

No, and the declaration says so in terms: "Boat slips that are leased to Owners by the Association are not limited common elements. However, an Owner may assign his lease rights to a purchaser of his unit or another Owner. No boat slip lease may be assigned or subleased to someone who is not an Owner." A tenant may use one while their lease runs, and so may a guest staying with the owner.

The dock reaches every bill, slip or no slip: "Expenses for repairs, maintenance and replacement of the dock are paid out of the Dock Reserve Account. Funds for this account will be included in the quarterly assessments payable as follows: 60% from the Boat Dock sublessees and 40% from all other Owners." That split covers the dock account, not the rest of the assessment. Fueling a boat at the dock isn't allowed.

What are the rules on pets and leasing?

Pets, in the declaration's words: "Owners may have one (1) cat or one (1) small dog weighing not more than twenty-five (25) pounds, provided that the Board may order that an Owner remove a nuisance pet. Tenants and guests may not keep a pet."

Letting is limited: "No unit may be leased more often than one (1) time in any calendar year, with the minimum lease term being ninety (90) days." No lease may last more than a year, a renewal option isn't allowed, and a repeat of the same lease needs the board's approval in a later calendar year. Short-stay letting is out. Sales need the board too, and on a sale the association can take a set application fee, capped by Florida law. The declaration creates neither a capital contribution nor an initiation fee.

Is Pelican Point gated?

No. Park Shore Drive is a public street, lined with separate condominiums and single-family houses, and no part of it belongs to this condominium.

The entrance drive is private ground, owned in common with the association at 250 Park Shore Drive, and so is the pool, with the upkeep split between them. That shared ground runs to about three tenths of an acre, and its recorded survey shows a chickee and a gas grill area. This condominium's own land is about two thirds of an acre.

Sharing that ground doesn't make the two buildings one property, and the condominium next door runs under its own declaration.

Does a home here come with beach access?

No. The private beach park in Park Shore belongs to the Park Shore Association, and that association describes itself as voluntary, a neighborhood body rather than a homeowners association. It keeps the park for its own members. Owners of condominium homes inside its Map of Park Shore boundaries are eligible to join, and being eligible is as far as ownership takes you. A new member pays a one-time fee in the four figures, plus annual dues in the low hundreds, and none of it passes on a sale. The park is about 2.7 acres, a third of a mile from the building, measured straight across.

What does it cost to own here?

Sales at 300 Park Shore Drive have run from the $500,000s to around $1.2 million, a span of completed transactions rather than asking prices.

Budget around $1,600 a month. The number leans to the high end, not the middle, and many homes come in beneath it. The money doesn't arrive monthly, and the assessment is fixed once a year against the adopted budget, then billed in four quarterly installments.

1974 is the other number to plan around, and the City of Naples listed this building for a structural inspection in 2024, a deadline that has passed. Florida also makes a building this old keep real savings against major structural work, past any owner vote to cancel. The money question is what the engineer wrote and how much is banked against it. Where the savings fall short, repairs turn into one bill split 36 ways. Read both before you commit.

Three things change from home to home, and each sits in the papers for the home you are buying:

• Whether a boat slip lease comes with it. Lease rights can pass from a seller to a buyer.
• Which carport is attached. Each home has the exclusive right to one assigned space, named as a carport on the deed.
• Whether a storage locker is assigned. Some homes have one, and none has two.

One last thing, because the name shifts in the documents. In January 2022 the association became Pelican Point East, Inc., which is what budgets, insurance certificates and closing papers say. The condominium itself is still recorded as Pelican Point, Unit 1, and both names mean 300 Park Shore Drive.