Trying to make sense of Pelican Bay’s HOA fees and rules? You are not alone. In a master-planned community like Pelican Bay, you often have both a master association and a neighborhood association, each with its own responsibilities, budgets, and rules. In this guide, you will learn what each association does, how governance and finances work in Florida, and the exact documents to review before you buy or sell in Pelican Bay. Let’s dive in.
Master association vs neighborhood HOAs in Pelican Bay
Pelican Bay is a large planned community. Most owners belong to the master association and to a neighborhood HOA or a condominium association. Your obligations, fees, and voting rights depend on your property type and the specific associations that govern it.
What the master association handles
The master association typically manages community-wide elements that everyone uses. That often includes:
- Beaches and community-wide recreational amenities
- Major landscaping and internal roadways
- Community centers, security, and gates
- Architectural standards or master covenants
These shared services are funded by assessments paid by all properties that benefit from them.
What your neighborhood HOA or condo covers
Your village HOA or condominium association focuses on property-level needs. Depending on housing type, this can include:
- Building exterior and systems in condominiums
- Private roads and landscaping within village boundaries
- Unit or lot-level rules and design guidelines
- Routine maintenance of interior common areas in condo buildings
Each neighborhood sets its own rules, budgets, and schedules based on what it maintains.
Why you might pay two sets of dues
You are paying for different scopes of service. The master association funds community-wide amenities and standards. Your neighborhood HOA or condo funds building or village services. It is normal to have separate assessments for each.
How governance works in Florida
Florida associations operate under recorded governing documents and state statutes. Understanding the structure helps you spot the right information quickly.
Key documents to request
For each association that governs your property, ask for:
- Recorded Declaration of Covenants, Conditions & Restrictions and amendments
- Articles of Incorporation and Bylaws
- Rules and Regulations and Architectural Guidelines
- Recent annual budget and most recent financial statements
- Reserve study and current reserve balances
- Insurance summaries for the master and sub-association
- Minutes of board meetings for the last 12 to 24 months and recent meeting notices
- List of pending special assessments and litigation updates
- Estoppel or resale certificate with transfer fees and rental restrictions
These documents sit in a hierarchy, with recorded declarations at the top, followed by articles, bylaws, and board-adopted rules and policies.
Boards, committees, and meetings
Boards of Directors are elected by members for both the master and sub-associations. Common committees include Architectural Review, Finance, Landscape, and Amenities. Committees advise the board, review architectural requests, and help with budgeting and reserves.
Bylaws define voting, quorum, proxy use, and election procedures. Associations must give notice of meetings and keep minutes. Reviewing recent minutes and notices shows you how the association operates in practice.
Member rights and records access
Florida law requires associations to keep official records and provide member access within defined timelines. You can request minutes, budgets, reserve information, and other official records. If you plan to modify your home, review the Architectural Review Committee standards and approval process before you start.
Budgets, assessments, reserves, and insurance
Knowing how the money works helps you anticipate future costs and avoid surprises at closing.
Regular and special assessments
- Regular assessments fund annual operations like landscaping, security, and utilities for common areas, plus contributions to reserves.
- Special assessments can be levied for large or unexpected projects. How they are approved depends on the documents and Florida law. Ask if any are planned.
Reserves and reserve studies
Associations often conduct a reserve study to estimate useful life and replacement costs for major components such as roofs, roads, elevators, pool decks, and mechanical systems. Adequate reserves reduce the chance of large special assessments. Request the latest reserve study and current reserve balances for each applicable association.
Insurance and storm exposure
Master associations typically insure common property and carry liability coverage. Condominium associations insure the building structure and common elements. Condo owners usually carry an HO-6 policy for interior coverage, while single-family owners generally carry an HO-3 policy. Ask for insurance summaries, including hurricane and flood deductibles, and whether any deductible or loss assessments can be passed to members.
Collections, liens, and closings
If assessments are not paid, associations can charge late fees and interest, record a lien, and in some cases foreclose that lien under Florida law. Before closing, buyers should obtain an estoppel letter from each governing association to confirm amounts due, fees, pending violations, and any special assessments. Estoppel certificates are standard in Florida closings and help prevent unpleasant surprises.
Due diligence for Pelican Bay buyers and sellers
Thorough due diligence protects your investment and keeps your transaction on schedule.
Step by step for buyers
- Identify every association that governs the property: master association plus neighborhood HOA or condominium association.
- Order estoppel certificates early for all applicable associations.
- Request governing documents, budgets, financials, reserve study, insurance summaries, and board minutes.
- Review rental and occupancy policies if you plan to lease seasonally or long-term.
- Ask about upcoming capital projects and recent special assessments.
- Confirm the architectural approval process and any pending violations.
Questions to ask management and the seller
Who manages each association and how responsive is management?
Any special assessments in the past 5 to 10 years?
What major projects are planned in the next 1 to 3 years?
Are there proposed changes to covenants or rental caps?
How are guest access and amenity use handled for the master facilities?
Timeline tips
- Estoppel turnaround can take several days to a few weeks. Build that into contract deadlines.
- Confirm transfer or administrative fees and who pays them per the contract and local practice.
- If you anticipate renovations, check permitting history and architectural review timelines early to avoid delays after closing.
For sellers
- Provide current association documents to buyers as required.
- Initiate estoppel requests early and resolve known violations before listing.
- Verify balances due and disclose any pending or approved special assessments.
Common Pelican Bay questions answered
- How many associations will you belong to? It varies by property. A condo owner typically belongs to the condo association and the master association. A villa or single-family owner usually belongs to a village HOA and the master association.
- What amenities are included? Master associations often manage beaches, trails, security, and community facilities. Verify exactly what is included for your property and whether any amenities require additional membership or fees.
- Are short-term rentals allowed? Policies differ between the master and sub-associations. Some communities set minimum lease terms or require registration and approval.
- Who enforces design rules? Architectural Review Committees review exterior changes. You will need approval for many modifications, from paint to landscaping and structural work.
- What happens after a major storm? Large deductibles for hurricane or flood claims can lead to special assessments. Ask about insurance coverage, deductibles, and emergency reserves.
What this means for your purchase or sale
When you understand the roles of the Pelican Bay master association and your neighborhood HOA or condominium association, you can budget accurately, plan renovations smartly, and negotiate with confidence. The key is verifying everything for your specific property: documents, budgets, reserves, insurance, rental rules, and any pending assessments.
If you would like a calm, expert guide through Pelican Bay’s association landscape, the Kaleena Figaro Group is here to help you coordinate documents, interpret practical takeaways, and align your purchase or sale strategy with your goals. Start a conversation with the Kaleena Figaro Group.
FAQs
What is the difference between Pelican Bay’s master association and my HOA?
- The master association manages community-wide amenities and standards. Your HOA or condo association manages neighborhood or building-level maintenance, rules, and budgets.
Which Pelican Bay fees will I pay at closing?
- You may have assessments and transfer fees for both the master association and your neighborhood HOA or condo association. Estoppel letters from each association confirm exact amounts.
How do I confirm rental rules for a Pelican Bay property?
- Request rental and occupancy policies from each governing association and review recent lease approvals noted in board minutes or management reports.
How can I gauge the risk of special assessments in Pelican Bay?
- Review reserve studies and balances, check the history of special assessments, and ask about planned capital projects and insurance deductibles for storm exposure.
What records can I see before buying in Pelican Bay?
- You can request official records such as governing documents, budgets, financial statements, reserve studies, insurance summaries, and minutes of recent board meetings for each association that governs the property.
