Luxury Highrises
Out-of-state buyers — which association and insurance documents should I collect before a short Naples high-rise tour weekend?
Before a short Naples high-rise tour weekend, collect the § 718.503 document set for each building (resale vs developer paths differ), plus SIRS/MI status, the association’s master insurance summary, and a FEMA/FIRM look-up per address. In Pelican Bay add Foundation FY2027 carry; in Bay Colony add BCCA plus tower docs. Do not deposit on brochure amenity lists alone.
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Key facts
- Florida Statute 718.503 (2025) lists the core condo documents a nondeveloper resale buyer is entitled to at the seller’s expense before sale—declaration; articles; bylaws and rules; annual financial statement and annual budget; inspector-prepared milestone-inspection summary (if applicable); most recent SIRS or a statement that SIRS is incomplete; turnover inspection report (if applicable, post–7/1/2023); FAQ sheet under s. 718.504; plus the Division governance form. (Fla. Stat. § 718.503(2))
- Resale contracts after December 31, 2024 must also carry conspicuous clauses about the milestone inspection summary, turnover inspection, and most recent SIRS (or statements that they are not required / not completed)—request those packets before a short weekend turns into a deposit. (Fla. Stat. § 718.503(2)(e))
- Developer / new-construction buyers (for example, Avra) get a different 718.503(1) document set—prospectus/exhibits, estimated budget, MI summary or conspicuous “not completed/not required,” most recent SIRS or conspicuous statement—and a 15-day voidability framing after receiving required developer docs. Do not mix developer vs resale checklists on the same tour sheet. (Fla. Stat. § 718.503(1))
- Associations managing 25+ units must post specified official records online by January 1, 2026 (declaration, bylaws, rules, budgets, financials, SIRS, inspection reports, board minutes, and related items)—ask for website or app access as a pre-flight diligence lever. (DBPR Condo FAQs)
- Pre-tour insurance diligence is document request + process, not a premium quote: request the master-policy certificate / summary, deductible summary, and unit-owner responsibility language from the association or management—then take those to a licensed Florida agent. Don’t guess premiums. (DBPR FAQs; process)
- Flood-zone look-up for each tour address starts at the FEMA Flood Map Service Center, then City of Naples or Collier FIRM for parcels inside/outside city limits—never assign a community-wide zone from marketing. (FEMA MSC; City of Naples Flood Zone Maps)
- Pelican Bay tour targets add a master-HOA layer: Foundation membership is mandatory for every PB owner; PBPOA is voluntary advocacy; PBSD is a Collier MSTU—request Foundation + tower association materials as separate stacks. (pelicanbay.org/our-reason; PBPOA)
- If citing Foundation carry on a PB tour worksheet, use FY2027 only: Annual Assessment $3,435 (Operating $2,180 + Replacement Reserve $497 + Bulk Media $758) and Resale Capital Assessment $15,000 due at closing for deeds recorded on/after Oct 1, 2026. (PBF Estoppel FY2027)
- Bay Colony sits inside the broader Pelican Bay geography (~200 acres; 11 condo communities) with its own master association, Beach Club / Tennis Club privileges, and eligibility to pursue Bay Colony Golf Club—not automatic membership. Pull Bay Colony Community Association materials separately from Foundation and from each tower’s condo docs. (bay-colony.org)
Pre-weekend pack (process)
- Lock 3–5 buildings max by geography (downtown Metropolitan / Vanderbilt–Kalea / Pelican Bay–Bay Colony / Bonita Colony).
- Request 718.503 docs + SIRS / MI status for each building (resale vs developer path).
- Pull a FIRMette per address (FEMA MSC → City/County FIRM).
- Ask for the master COI / deductible summary.
- Request leasing / parking / storage rules excerpts plus written Qs on guest suites and vacant-unit hurricane prep.
- Soft itinerary help from a local advisor only after the pack is named—not before the documents are on the list.
Pre-tour checklist
| Doc / ask | Who provides it | Resale vs developer | Why it matters this weekend |
|---|---|---|---|
| Declaration, articles, bylaws, rules | Seller / association (resale) or developer package | Resale: 718.503(2); developer: 718.503(1) | Rules you will live under after the view sells you |
| Annual financials + budget | Association / seller or developer estimated budget | Different packages | Carry and reserve posture before deposit |
| MI summary + most recent SIRS (or status statements) | Association / seller / developer | Required conspicuous framing post–12/31/2024 on resales | Structural / reserve risk before you fall for a terrace |
| FAQ sheet (s. 718.504) + Division governance form | Resale disclosure set | Resale spine | Statutory buyer literacy, not brochure copy |
| Master insurance certificate / deductibles | Association or management | Both paths | Insurance process—not a premium guess |
| FEMA MSC + City/County FIRM for each address | Buyer (public portals) | Both | Address-specific flood look-up |
| Foundation estoppel / FY2027 carry (if Pelican Bay) | Pelican Bay Foundation | Overlay on PB / Bay Colony | Mandatory master layer ($3,435 / $15,000 RCA) |
| BCCA + tower condo docs (if Bay Colony) | Bay Colony Community Association + tower association | Overlay | Master amenities ≠ tower HOA |
| Online official records access (25+ units) | Association website / app | Both when applicable | Pre-flight completeness check |
Local example
An out-of-state couple flying into RSW for a Friday–Sunday Naples high-rise tour in late October 2026 shortlists one downtown Metropolitan new-construction tower, one Vanderbilt-corridor waterfront building, and two Pelican Bay / Bay Colony resales. Correct weekend prep: (1) separate developer vs resale 718.503 checklists, (2) request SIRS/MI status packets before Saturday showings, (3) run FEMA MSC / City-County FIRM for each street address, (4) add Foundation FY2027 $3,435 / RCA $15,000 onto any Pelican Bay worksheet, and (5) pull BCCA + named-tower docs for any Bay Colony stop—not a single “Pelican Bay brochure.” Skipping the document ask until Monday after deposit is how weekend tours become weekend regrets.
What this means for buyers
Name the buildings before you book the flights. A three-building pack with complete 718.503 + insurance + flood look-ups beats a seven-building whirlwind with brochure PDFs only. Treat Club Pelican Bay or Bay Colony Golf as separate written asks—never as automatic with the unit.
What this means for sellers / listing agents
Have the current association packet, SIRS/MI status, and master COI ready before out-of-state showings. Buyers on a short clock will kill deals that cannot produce documents over a weekend.
FAQ
Can I use one condo checklist for every Naples tower on the tour?
No. Resale and developer disclosure paths under Fla. Stat. § 718.503 differ—and Pelican Bay / Bay Colony add master layers on top of tower docs.
Do I need flood quotes before the weekend?
Start with FEMA MSC and City/County FIRM for each address, then take the association master-policy summary to a licensed Florida agent. Don’t guess premiums from a tour anecdote.
What Foundation numbers belong on a Pelican Bay tour worksheet in FY2027?
Annual Assessment $3,435 and Resale Capital Assessment $15,000 (for deeds recorded on/after Oct 1, 2026)—from the current Foundation estoppel, not prior-year figures.
Is Bay Colony Golf included with a Bay Colony condo?
No. Association materials frame eligibility to pursue Bay Colony Golf Club—not automatic membership. Confirm any club path in writing with the club.
Where do I check whether the association posts records online?
Ask management for the portal; DBPR notes that associations managing 25+ units must post specified official records online by January 1, 2026.
Sources
- Fla. Stat. § 718.503 (2025) — Nondeveloper and developer disclosure (accessed 2026-10-28)
- Florida DBPR Condo — FAQs (Documents / online records) (accessed 2026-10-28)
- FEMA Flood Map Service Center (accessed 2026-10-28)
- City of Naples — Flood Zone Maps (accessed 2026-10-28)
- Pelican Bay Foundation — Our Reason (accessed 2026-10-28)
- PBPOA — Who Does What for Pelican Bay? (accessed 2026-10-28)
- Pelican Bay Foundation Estoppel Certificate FY2027 (accessed 2026-10-28)
- Bay Colony Community Association — About (accessed 2026-10-28)
Your next step: Flying in for a short Naples high-rise weekend? Reach Mike Pepple, Engel & Voelkers Naples, at 239-777-8870 or Mike@GulfAndGreens.com.
Last reviewed October 28, 2026.
Community rules, HOA and club terms, fees, and availability described here can change and should be verified directly with the community, association, or club before you make a decision.
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