Breakwater Condos for Sale in Pelican Bay, Naples, FL

Aerial of the Pelican Bay shoreline in Naples, FL, with the Clam Bay mangrove preserve and the Pelican Bay towers beyond it — The Pelican Bay beach and preserve, reached from Breakwater by the Foundation tram and boardwalks.

Breakwater condos for sale in Pelican Bay, Naples, are garden residences with private garages on Bentwater Circle, Breakaway Lane and Sailaway Lane: 217 homes in five condominiums under one association, built 1996 to 1999, with their own clubhouse, fitness center and pool. Collier County recorded 10 Breakwater sales at a median of $1,275,000 in the 12 months to August 17, 2026, from $947,500 to $1.7 million. Updated October 2026.

This page is the Breakwater section of our Pelican Bay homes for sale guide, part of our Naples homes for sale and communities guide. It links every Breakwater listing and sets out what Breakwater residences sold for, the building facts, fees, flood zone and schools that come with an address here.

By Jesse McGreevy and Marc Comisar, Domain Realty Group. Data updated: October 2026. Call Domain Realty Group at 239-441-2816.

Key takeaways for Breakwater buyers

Breakwater is 217 residences in 28 buildings, in five condominiums (Breakwater I to V) under The Breakwater Commons Association.
Two floor plans: the Water's Edge center units at 1,690 square feet of living area and the Breakers end units at 1,831, plus lanais.
Collier County recorded 10 qualified sales at a $1,275,000 median in the 12 months to August 17, 2026, from $947,500 to $1,700,000.
2026 quarterly condominium assessments run $4,071 to $4,153, depending on the condominium.
Leases need board approval, run at least 30 days and no more than 12 months, with at most three a year.
Breakwater has its own clubhouse, fitness center with sauna, and pool with spa, and sits a block from the Pelican Bay Community Center.
No age restriction; all 27 county-listed buildings have their next milestone inspection due January 1, 2033.

Breakwater condos for sale right now

Every active Breakwater listing is linked below, filtered to Breakwater inside the Pelican Bay map frame and sorted by price. Listings in Pelican Bay move through the year, so check the search rather than any count printed here. Data updated: October 2026.

Listing data refreshes from the MLS throughout the day, and a listing shown may already be under contract.

Ready to tour Breakwater?

Tell us the floor, view and budget you want and a Domain Realty Group agent will line up showings and pull every recent Breakwater sale. Contact Domain Realty Group, call 239-441-2816, or search all Southwest Florida listings.

What do Breakwater condos sell for?

Breakwater condos sold at a median of $1,275,000 on the county file in the 12 months to August 17, 2026, across 10 qualified sales from $947,500 to $1,700,000. The MLS figures we hold do not separate Breakwater from the rest of Pelican Bay, so the county figure is the one we print. Data updated: October 2026.

Record	Window	Sales	Median	Range
Collier County, qualified sales	12 months to August 17, 2026	10	$1,275,000	$947,500 to $1,700,000

How Breakwater compares inside Pelican Bay

Breakwater sits in the garden tier of the Pelican Bay condo market, close to the Crescent ($1,290,000 county median) and just under the Pelican Bay condo median of $1,305,000. It costs well under the towers, where St. Raphael sold at $2,375,000.

Pelican Bay benchmark	Sales	Median
Breakwater (county, 12 months to August 17, 2026)	10	$1,275,000
All Pelican Bay (MLS, 12 months to October 7, 2026)	347	$1,550,000
Pelican Bay condos and attached homes (MLS, same window)	300	$1,305,000
Pelican Bay single-family and detached villas (MLS, same window)	47	$3,100,000

Recorded sales on the county file

We tracked Breakwater's sales on both the county file and the MLS. The county figure counts qualified sales Collier County recorded under the building's own condominium name, and none of them was builder-direct: every Breakwater sale is a resale.

The Breakwater neighborhood and floor plans

Breakwater was completed between 1996 and 1999. Its own site counts 217 residences in 28 buildings, and Collier County's milestone list shows 27 Breakwater buildings with certificates of occupancy from February 8, 1996 to November 25, 1998. The five condominiums were merged into The Breakwater Commons Association in 1999.

Condominium	Residences	Buildings (street numbers)
Breakwater I	41	710, 730, 735, 740, 743
Breakwater II	48	749, 750, 755, 760, 770, 780
Breakwater III	40	765, 775, 790, 795, 805
Breakwater IV	48	815, 825, 830, 835, 837, 840
Breakwater V	40	700, 800, 810, 820, 831

Breakwater floor plans

Plan	Units	Living area	Lanai	Total	Layout
Water's Edge (center)	02 and 03	1,690 sq ft	171 sq ft	1,861 sq ft	Owner's suite, guest bedroom, den or third bedroom, morning room, 2 baths
The Breakers (end)	01 and 04	1,831 sq ft	146 sq ft	1,977 sq ft	Owner's suite, two guest bedrooms, family room, 2 baths

Second-floor residences tend to have garages of about two and a half cars, and nine second-floor units have three-car garages. Cars are parked in the enclosed garages, not in the garage tunnels or guest spaces. Many owners have enclosed their lanais.

On-site amenities

A clubhouse with a kitchen, large-screen TV, sound system, game tables and a library.
A fitness center with sauna, restrooms and showers.
A full-size pool with a whirlpool spa.
Oversize private garages, guest parking and scheduled social events.

The association

The Breakwater Commons Association, Inc. was filed February 8, 1996 (document N96000000695) and is active, with the merger filed March 24, 1999 and amended and restated articles in 2009. Its office is at 705 Bentwater Circle. The association is responsible for roofs and exterior walls.

What does it cost to own in Breakwater?

Owning in Breakwater means four layers of cost: the Breakwater association's own assessment, the Pelican Bay Foundation assessment of $3,435 a year for fiscal 2026-27, the county Pelican Bay Services Division assessment of $1,250 on the tax bill, and a one-time $15,000 Resale Capital Assessment the buyer pays at closing on any Pelican Bay deed recorded on or after October 1, 2026. There is no CDD. Data updated: October 2026.

Breakwater publishes its 2026 quarterly assessments by condominium: Breakwater I $4,071, II $4,098, III $4,148, IV $4,153 and V $4,138.

Cost	Amount
Breakwater association	$4,071 to $4,153 a quarter in 2026, by condominium
Pelican Bay Foundation	$3,435 per unit, fiscal 2026-27
Pelican Bay Services Division (county)	$1,250 on the tax bill
Resale Capital Assessment	$15,000 once, paid by the buyer
CDD	None

What to ask for before you make an offer

Ask the association for its current budget, the last two assessment statements, the milestone inspection status, the structural integrity reserve study and any special assessment voted or proposed. Florida's milestone inspection law (section 553.899, Florida Statutes) and the reserve study rules (section 718.112) apply to Pelican Bay condominiums of three stories or more. For Jesse and Marc's full guide to living in Pelican Bay, fees and all 95 associations, see McGreevy and Comisar's Pelican Bay community guide.

Leasing and pets

Breakwater leases need board approval in advance through Tenant Evaluation, must run at least 30 days and no more than 12 months, are limited to three per calendar year and six occupants, and renewals need approval; a full-month February lease is allowed. A reasonable number of pets is allowed, leashed outside the unit, but renters may not keep pets unless they hold a 12-month lease. The Pelican Bay Foundation allows at most two leases per calendar year per unit, charges a $500 lease processing fee, requires every lease to be filed with the Foundation at least 30 days ahead with the association's approval, and keeps pets off the beach and leashed on the berm.

Breakwater and Pelican Bay amenities

Every Breakwater owner shares the Pelican Bay Foundation's amenities, paid for by the yearly Foundation assessment, on top of whatever the building itself provides. Breakwater's own clubhouse, fitness center and pool are listed above. It sits one block from the Pelican Bay Community Center, the North Tennis Center and Pelican Bay Community Park, and owners can walk the berm and boardwalks or ride the tram to the beach.

Through the Pelican Bay Foundation, every Breakwater owner also has:

About three miles of private beach reached by a tram through the mangrove preserve, with eight tram stations.
Marker 36 on North Beach and Sandbar on South Beach, two members-only beachfront restaurants, plus The Nest.
26 tennis courts and 20 outdoor pickleball courts at three locations, a fitness center and the Community Center.
Kayaks, canoes and sailboats for use in the Gulf and Clam Bay.

Golf is separate: Club Pelican Bay is a private, member-owned club with 27 Arthur Hills holes, joined by application.

Is Breakwater in a flood zone?

Breakwater sits inside Pelican Bay, where FEMA flood zones change from the beach to the interior, so the zone is a building-by-building question. Breakwater is in Pelican Bay's interior. We did not confirm its FEMA zone from a primary source, so check the exact address on FEMA's map service and ask for the elevation certificate. Data updated: October 2026.

Pelican Bay sits on FEMA's coastal flood maps for Collier County effective February 8, 2024: Zone VE on the beachfront band, Zone AE through the Gulf-side corridor, Bay Colony and the mangrove belt, and Zone X across most interior neighborhoods. Collier County holds Community Rating System Class 5. Ask the association for the building's elevation certificate and current flood policy before you insure.

Schools for Breakwater

All of Pelican Bay, Breakwater included, is zoned for the same three Collier County public schools for the 2026-27 school year, with no split zoning anywhere inside the community, so every Pelican Bay address feeds the same elementary, middle and high school. Each school calls itself A-rated on its own site:

Sea Gate Elementary, 650 Seagate Drive
Pine Ridge Middle, 1515 Pine Ridge Road
Barron Collier High, 5600 Cougar Drive

Confirm the address with the district's zone tool before you rely on it.

Where is Breakwater?

Breakwater sits on Bentwater Circle, Breakaway Lane and Sailaway Lane in the northern interior of Pelican Bay, a block from the Community Center, ZIP 34108. Pelican Bay lies west of US 41 between Vanderbilt Beach Road and Seagate Drive in unincorporated Collier County, with the Gulf and the Clam Bay preserve on the west. Typical off-peak drives from central Pelican Bay:

Destination	Drive
Publix, Marketplace at Pelican Bay	About 4 minutes
Mercato and Whole Foods	2 to 5 minutes
Vanderbilt Beach	5 to 8 minutes
NCH North Naples Hospital	6 to 9 minutes
Fifth Avenue South	13 to 17 minutes
Naples Airport	14 to 19 minutes
Southwest Florida International Airport (RSW)	40 to 43 minutes

What is changing nearby

Vanderbilt Beach Road, the north edge of Pelican Bay, is being widened from four to six lanes east of US 41, with about two years of construction from June 2026.
Restoration Hardware is coming to Waterside Shops, opening late in 2026.
Epique, a 68-residence Gulf Bay tower anticipated in early 2028, is the last building planned in Pelican Bay.

Talk to a Domain Realty Group Breakwater specialist

Domain Realty Group, the #1 team in Southwest Florida since 2012, shows Breakwater residences and every other Pelican Bay building, and our Naples office is on Galleria Court in North Naples. We tracked every recorded Breakwater sale to build this page, and we can pull the same record for the exact stack and floor you are weighing.

★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end."

Verified Google review. Sloane Gelfman, on working with Marc Comisar and Jesse McGreevy of Domain Realty Group.

Talk to our team about a Breakwater residence

Contact Domain Realty Group or call 239-441-2816, tell us the floor plan and budget you have in mind, and an agent will send matching listings and the building's recent sales. You can also search current listings any time.

Thinking of selling a Breakwater residence?

Breakwater buyers compare stacks, floors and views, and a listing priced against the building's own recorded sales sells faster than one priced against the Pelican Bay median. Start with a Domain Realty Group home valuation.

Frequently Asked Questions about Breakwater condos for sale

These answers cover prices, the building, fees, leasing, flood zones and schools at Breakwater. Figures come from the Collier County Property Appraiser, the Southwest Florida MLS, the association and the Pelican Bay Foundation, dated above and listed in the sources below.

How many residences are in Breakwater?

217, in five condominiums.

How many buildings are in Breakwater?

28 by the association's count; Collier County's milestone list shows 27.

When was Breakwater built?

From 1996 to 1999.

How big are Breakwater condos?

1,690 square feet of living area for the Water's Edge center units and 1,831 for the Breakers end units, plus lanais.

Do Breakwater condos have garages?

Yes. Second-floor units tend to have about two-and-a-half-car garages, and nine have three-car garages.

What do Breakwater condos sell for?

The county recorded 10 sales at a $1,275,000 median in the 12 months to August 17, 2026.

What was the highest Breakwater sale in the last year?

$1,700,000 on the county file.

What was the lowest Breakwater sale in the last year?

$947,500 on the county file.

What are the Breakwater HOA fees?

2026 quarterly condominium assessments of $4,071 to $4,153, plus the Pelican Bay Foundation and county assessments.

Does Breakwater have a pool?

Yes, a full-size pool with a whirlpool spa, plus a clubhouse and fitness center.

Can I have a pet at Breakwater?

Owners may keep a reasonable number of pets, leashed outside the unit; renters cannot unless they hold a 12-month lease.

Is Breakwater a 55+ community?

No. Breakwater has no age restriction.

When is the next Breakwater milestone inspection?

Collier County lists January 1, 2033 for every Breakwater building.

Who is responsible for Breakwater roofs?

The association, along with exterior walls.

Where is the Breakwater office?

705 Bentwater Circle.

What ZIP code is Breakwater in?

What are the Pelican Bay fees for a Breakwater owner?

On top of the Breakwater association: the Pelican Bay Foundation assessment of $3,435 a year for fiscal 2026-27 and the county Pelican Bay Services Division assessment of $1,250 on the tax bill.

What is the Pelican Bay Resale Capital Assessment for a Breakwater purchase?

A one-time $15,000 charge the buyer pays at closing for deeds recorded on or after October 1, 2026. It rises 3.5 percent a year from October 1, 2027.

Does Breakwater have a CDD?

No. Pelican Bay has no CDD.

Do Breakwater owners have beach access?

Yes. Every Pelican Bay owner can use the Foundation's private beach, reached by tram through the mangrove preserve, and its two beach restaurants.

Is golf included with a Breakwater residence?

No. Club Pelican Bay is a separate, private, member-owned club joined by application.

What schools serve Breakwater?

Sea Gate Elementary, Pine Ridge Middle and Barron Collier High.

Is Breakwater in the City of Naples?

No. Pelican Bay is in unincorporated Collier County with a Naples mailing address, ZIP 34108.

How far is Breakwater from the airport?

About 14 to 19 minutes to Naples Airport and 40 to 43 minutes to Southwest Florida International Airport, off-peak.

Who runs Pelican Bay?

The Pelican Bay Foundation, the master association. Every owner is a member, and a seven-member board is elected by community-wide vote.

How many associations are in Pelican Bay?

About 95, covering about 6,500 residences, by the Foundation's count.

Is Pelican Bay gated?

Not as a whole. Bay Colony, Georgetown, Bay Colony Shores and several buildings are gated inside it.

Is Pelican Bay a 55+ community?

No. Pelican Bay has no community age restriction.

What restaurants can Breakwater owners use on the beach?

Marker 36 on North Beach and Sandbar on South Beach, both members-only, plus The Nest.

Are there tennis and pickleball courts near Breakwater?

Yes. The Foundation runs 26 tennis courts and 20 outdoor pickleball courts at three locations.

Can Breakwater owners use kayaks and sailboats?

Yes. The Foundation keeps sea kayaks, canoes and sailboats for use in the Gulf and Clam Bay; sailing needs a one-time $100 fee.

What is the Pelican Bay Services Division?

A county taxing unit that maintains Pelican Bay's common areas and Clam Bay, billed at $1,250 a year on the tax bill.

Was the Pelican Bay beach renourished after the storms?

Yes. A $7.5 million project spread sand across 2.9 miles of Vanderbilt Beach and Pelican Bay Beach, finishing in January 2026.

What flood rating does Collier County have?

Community Rating System Class 5, which lowers flood insurance premiums county-wide.

What hospital is closest to Breakwater?

NCH North Naples Hospital, about 6 to 9 minutes away off-peak.

What shopping is near Breakwater?

Waterside Shops, with more than 60 shops and restaurants, sits on Pelican Bay land, and Mercato is 2 to 5 minutes away.

Is new construction coming to Pelican Bay?

Only Epique, a 68-residence Gulf Bay tower anticipated in early 2028, the last building planned in Pelican Bay.

What road work affects Breakwater?

Vanderbilt Beach Road, the north edge of Pelican Bay, is being widened to six lanes east of US 41, with about two years of construction from June 2026.

What ZIP code is Pelican Bay?

What is the median price in Pelican Bay overall?

$1,550,000 across 347 MLS closings in the 12 months to October 7, 2026.

Can I rent out my Breakwater residence?

Yes, with board approval: at least 30 days, at most 12 months, no more than three leases a year, and the Foundation's own leasing rules apply too.

About Domain Realty Group in Naples

Domain Realty Group is a Southwest Florida real estate team working Lee, Collier and Charlotte counties, and Naples is one of our home markets. Domain Realty Group has been the #1 team in Southwest Florida since 2012, with $2.5 billion in team production and 4,000+ transactions. The team is led by Jesse McGreevy (SL3101296) and Marc Comisar (BK3060671), who bring over 45 years of combined direct experience between them.

Reach any of our agents through our agents page, read our client reviews or learn more about our team.

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Where to go next: Pelican Bay homes for sale, Crescent condos for sale, Laurel Oaks condos for sale, Naples homes for sale and communities and current listings.

More Neighborhoods in Pelican Bay

Marbella, Contessa at Bay Colony, Calais, Biltmore at Bay Colony, Montenero, Tierra Mar, St Raphael, Barrington Club, Crescent. Back to Pelican Bay.

Sources

Every figure on this page traces to one of the sources below. No real estate portal or other brokerage is cited, by policy. County sale data comes from the Collier County Property Appraiser's files for the 12 months to August 17, 2026; web sources were read between October 7 and October 22, 2026. The Southwest Florida MLS (Matrix) supplies the closing figures; MLS data is by subscription and has no public address.