Thinking about buying in Pelican Landing and torn between move-in ready and a fixer? You’re not alone. Between HOA rules, permitting timelines, and Florida insurance realities, the right choice often comes down to your timeframe and appetite for projects. In this guide, you’ll learn how turnkey and renovation plays stack up in Pelican Landing, including leasing rules, costs, timelines, and practical steps to protect your budget. Let’s dive in.
Pelican Landing snapshot
Pelican Landing is a gated, master-planned community of roughly 3,300 residences with amenities like a private island beach park, marinas, tennis and pickleball, and fitness centers. You can review the community overview and governing documents on the official site at Pelican Landing’s website. The neighborhood serves many seasonal owners and a solid base of full-time residents, which tends to support demand for low-maintenance, move-in ready homes.
Turnkey vs. renovation: what it means here
Turnkey defined
A turnkey home is marketed as move-in ready, with updated kitchen and baths, working systems, and permitted repairs where applicable. Many buyers are prioritizing upgraded homes and are willing to pay a premium for them, as recent industry coverage notes. You get faster occupancy, simpler financing, and fewer surprises.
Renovation play defined
A renovation play ranges from cosmetic refreshes to full-gut projects that touch structure, systems, or the building envelope. In Southwest Florida, you should expect to factor in permitting, contractor availability, and potential hurricane hardening. For practical do’s and don’ts before you demo, see Florida Realtors’ remodeling guidance.
Leasing rules that shape returns
If rental income is part of your plan, start with the master Declaration. Most Pelican Landing homes are subject to a 30-day minimum lease term. Neighborhoods without a Neighborhood Association are limited to one lease per year, while neighborhoods with a Neighborhood Association may allow up to four leases per year, each at least 30 days. Always confirm current rules in the Pelican Landing Declaration and any neighborhood supplemental covenants before you market a property as a rental.
Permits, inspections, and approvals
Pelican Landing properties fall under the City of Bonita Springs or unincorporated Lee County for permitting. Common projects like roofing, window and door replacement, A/C changes, pools, and most electrical or plumbing work require permits. Review local guidance on the City of Bonita Springs Community Development page. In the post-hurricane environment, permit review times can extend schedules by weeks to months. Local reporting has highlighted longer-than-ideal review averages in parts of Lee County, so plan accordingly and verify current timelines. For context, see regional coverage of permitting delays.
Insurance, flood zones, and resiliency
Flood risk varies across Pelican Landing. Lenders may or may not require flood insurance depending on FEMA mapping and the property’s elevation. Check the FEMA Flood Map Service Center for your address using FloodSmart’s flood zone tool. Florida’s insurance market has been in flux, including rate changes and program shifts that affect Lee County. Before you make an offer, request quotes for homeowners, wind, and flood insurance. For statewide rate and program context, see Citizens Property Insurance updates. Upgrades like impact windows and fortified roofs can help with risk and may earn credits.
Costs, ROI, and timelines
- Costs and ROI. Targeted, cosmetic projects often deliver better resale recapture than large upscale overhauls, according to the annual Cost vs. Value analysis. Focus on high-impact, right-sized upgrades rather than overbuilding for the neighborhood. Review Zonda’s Cost vs. Value coverage.
- Timelines. Minor cosmetic work can take weeks, while full kitchen or bath remodels and whole-home projects often run multiple months. Add time for permits, HOA design review, material lead times, and seasonal weather.
Pros and cons in Pelican Landing
Pros of turnkey
- Immediate occupancy and simpler underwriting with standard mortgages.
- Lower short-term costs and less project management.
- Often attracts the broader Pelican Landing buyer pool looking for low-maintenance living.
Cons of turnkey
- You may pay a premium versus a comparable fixer.
- Some updates are surface level. Verify permits and system condition.
Pros of a renovation play
- Potential to buy at a discount and add value through upgrades.
- Full control over finishes plus the chance to add hurricane hardening that can help with insurance.
- Attractive for experienced renovators with contractor access and clear plans.
Cons of a renovation play
- Permitting, HOA design review, inspections, and contractor availability add time and risk.
- Financing can be more complex and appraisals must support the plan.
- Seasonal weather and supply chain pressures can stretch timelines.
Financing your approach
- Turnkey purchases usually fit conventional loans with fewer moving parts.
- Renovations can be funded with single-close renovation mortgages like Fannie Mae HomeStyle, FHA 203(k), cash, or home equity. These products use as-completed value and come with specific timelines and documentation. Talk with your lender early so your offer strategy matches your financing.
Quick Pelican Landing checklist
- Review the master Declaration and your neighborhood’s supplemental covenants for leasing limits and design review requirements. Start at the community’s governing documents.
- Confirm permit triggers and submittal needs for your scope with the City of Bonita Springs or Lee County.
- Check flood zone and request an elevation certificate. Use FloodSmart’s map tool to understand lender and insurance implications.
- Get written quotes for homeowners, wind, and flood insurance for the specific address. See Citizens’ latest updates for statewide context.
- If you are selling and considering pre-list updates, prioritize high-ROI, low-disruption projects aligned with Cost vs. Value.
- Obtain at least three bids from licensed contractors who know Pelican Landing’s design review and access rules. Build contingency into your budget and schedule.
Ready to compare a specific address or run a turnkey-versus-renovation budget side by side? Reach out to Karen Czarny for a tailored plan that fits your timeline, financing, and Pelican Landing’s rules.
FAQs
Can you do short-term rentals in Pelican Landing?
- The master Declaration sets a 30-day minimum lease term. Neighborhoods without a Neighborhood Association limit leasing to once per year, while those with a Neighborhood Association may allow up to four 30-day leases per year. Always confirm current rules in the master Declaration and neighborhood supplements.
How long do renovations typically take in Bonita Springs and Lee County?
- Minor cosmetic work can take weeks, while full kitchen and bath remodels or whole-home projects can run months. Add time for permit reviews, inspections, and material lead times. See Florida Realtors’ advice on avoiding common remodeling pitfalls for planning context.
Do you need flood insurance in Pelican Landing?
- It depends on the property’s FEMA flood zone and your lender’s requirements. Check your address on the FEMA Flood Map Service Center using FloodSmart’s tool, and request an elevation certificate to estimate premiums.
Will hurricane-hardening upgrades lower my insurance?
- Impact windows, fortified roofs, and electrical updates can reduce risk and may earn credits, while additions like pools can increase replacement value. Ask your insurer for property-specific guidance and consider available mitigation programs.
What financing options help you buy and renovate in Pelican Landing?
- Buyers often use single-close renovation loans like Fannie Mae HomeStyle, FHA 203(k), cash, or home equity. Coordinate financing early so appraisal and draw schedules match your project timeline.
Do I need permits for windows, roofing, or electrical work?
- Yes, projects such as roofing, window and door replacement, and most electrical or plumbing changes typically require permits. Check with the City of Bonita Springs or Lee County to confirm scope, submittals, and expected review times.
