PORT CARLOS COVE, INC. ”FREQUENTLY ASKED QUESTIONS & ANSWERS“
PROVIDED FOR GENERAL INFORMATIONAL PURPOSES
Q. What kind of association is Port Carlos Cove?
A. Port Carlos Cove is a “not for profit corporation” designated as a “55 or Older” property cooperative. We have 155 residential lots that are owned by 155 members and are controlled by the members through a Board of Directors, and are self-managed, i.e. we do not have a property manager. Definition: “Cooperative is a form of ownership of real property wherein legal title is vested in a corporation or other entity and the beneficial use is evidenced by an ownership interest in the association and a lease or other muniment of title or possession granted by the association as the owner of all the cooperative property.”
Q. Do members own and have a deed for their property?
A. Port Carlos Cove, Inc. owns the property and leases lots to its members. Members own their house and houses consist of mobile, manufactured, modular, and stick built. Individual members are taxed by Lee County for their particular lot. Membership interest is created with a Membership Certificate and a Lease which represents PCC’s lease of a specific lot to a member. The sale and transfer of memberships is restricted and controlled by our governing documents.
Q. What membership transfer fees and closing costs are required as part of becoming a PCC member?
A. The membership transfer fee is $100 and if an estoppel is required, the fee is $200 and it’s collected at closing.
Q. Do I have to be a member of any other association?
A. No.
Q. What are the voting rights in Port Carlos Cove?
A. The annual Member Meeting is in February, and each membership has one vote.
Q. What is the monthly maintenance fee?
A. The monthly fee has been $200/month since 2022. Beginning July 1, 2026, a $600 maintenance fee is due on a quarterly basis. Each unit’s proportionate share of expenses is 1/155th. The fee covers Operating Expenses and General Deferred Maintenance and Capital Expenses (GDMACE). Operating expenses include administration, utilities, and maintenance of common areas, and GDMACE includes building, seawall, and road maintenance.
Q. What utilities and services are provided?
A. Water, sewer, refuse disposal, lawn mowing, and tree trimming expenses are paid by PCC. TV, internet, and electricity are members’ responsibility.
Q. What amenities are provided and is there a charge for use?
A. Member owned amenities include our clubhouse, laundry room, heated swimming pool, shuffleboard courts, pickleball courts, boat wash area, boat ramp, and “back 40” and compound storage areas. A utility/golf cart is available for general use, as are tools and equipment that are located in a shared tool room. There is no additional charge for the member’s use of these amenities.
Q. What restrictions exist on the member’s rights to use their unit?
A. Houses are to be used only as a residence, and commercial business is not allowed to be conducted from the home or lot. Occupancy of a typical home consists of a maximum of two members. In general, at least one occupant must be 55 and occupancy by guests and relatives of the member when a member is not present is not to exceed a total of 30 days in a calendar year. (Bylaw 10.4, and 10.5)
Q. What rules apply to the rental or lease of my unit?
A. The federal “55 or Older Housing Law” impacts the period of time allowed. Lease or rental must be for a minimum of 30 days or one month, and a maximum of 3 times in any 365-day period for no more than six months in any 365-day period. Rental is limited to no more than two people and one must be a minimum of 55 years old. Renters may have up to 4 guests, including children, for a maximum of 14 days per rental period and a fee of $3.00 per day for each guest whose visit exceeds 48 hours is required to be paid at the office.
Q. Are pets allowed in Port Carlos Cove?
A. Dogs are not allowed in Port Carlos Cove, but other small pets are allowed if kept solely in the home and not allowed to disturb neighbors. Renters and guests are not allowed to have pets.
Q. Are members allowed to renovate or make changes to the home and lot?
A. Changes inside the home do not require written notification to the corporation. Changes to the outside of the home or the land, requires filing a Site Change Request Application form with the corporation, and approval is required before work can begin. Members are required to obtain a Lee County Permit when required, and to work with properly licensed and insured contractors.