Bonita Springs, Florida
How to buy a Pelican Landing home in 2026: villages and prices, the 2026 fee schedule, the beach park, optional golf, flood facts and the rules, with McGreevy and Comisar.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Buying a home in Pelican Landing means choosing a village first: a condominium village where the county recorded sales from about $300,000, or a single-family plat where the median was $1,150,000. Lee County recorded 115 mainland sales in the 12 months to September 25, 2026. Golf is optional, and the association's island beach park comes with every home. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs. Start with our Pelican Landing community guide and our Bonita Springs area guide.
Choosing who should represent you? Our guide to the best real estate agents in Bonita Springs sets out the criteria we think a buyer should use. Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Pelican Landing buyer consultation.
McGreevy and Comisar are the right buyer's agents for Pelican Landing because we read the documents that decide a purchase here before you tour: the association's fee schedule and declaration, the village budget, the district line, the flood position and the county's recorded sales by village. We are the #1 team in Southwest Florida since 2012, based a mile away in Bonita Springs.
Both partners work every purchase. The record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about three-quarters of a mile north of the Pelican Landing Parkway entrance on US 41.
Each village has its own association, rules and budget, and we read them before you fall for a floor plan.
Master assessment, village assessment, district line, taxes and the $6,000 resale capital assessment, side by side.
Marc Comisar negotiates and Jesse McGreevy prices. You get both.
If you read nothing else before buying in Pelican Landing, read these facts, each sourced on this page.
To buy a home in Pelican Landing in 2026, pick the village and product that fit your budget, get pre-approved, read the fee schedule, the village budget and the rules, tour with your own agent under a written buyer agreement, offer from the recorded sales for that village, and use the inspection and review periods fully in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
Condominium villages recorded sales from about $300,000; single-family plats from $440,000 to $2,800,000.
Bay and creek frontage carries a higher flood zone and premium; inland villages near US 41 sit higher.
Master and village declarations, budgets and rules, which we send before you tour.
We write it from the village's recorded sales and allocate the resale capital assessment and estoppel in the contract.
We coordinate the estoppels and the association's approvals and review the settlement statement with you.
The mainland Pelican Landing market for buyers in the 12 months to September 25, 2026 was 115 recorded resales at a $575,000 median, 58 condominiums at $453,250 and 57 single-family homes at $1,055,556, and the July MLS pull showed 27 active listings and a 59-day median to sell in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
We pulled every recorded sale for the 2,180 mainland home parcels for the 12 months to September 25, 2026: 115 resales. The parcel set is built from the recorded legal names, Pelican Landing's own plats plus the villages the roll records under their own names, and it excludes The Colony and The Tides.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 115 | $575,000 | $300,000 | $2,800,000 |
| 24 months (2024-09-26 to 2026-09-25) | 211 | $630,000 | $300,000 | $4,800,000 |
| 36 months (2023-09-26 to 2026-09-25) | 305 | $650,000 | $268,695 | $4,800,000 |
| 60 months (2021-09-26 to 2026-09-25) | 544 | $640,000 | $232,000 | $4,800,000 |
The 12-month window holds 115 sales. The 24-month window holds 211 at $630,000 and the 36-month window 305 at $650,000, so the latest year's median sits below the two-year and three-year figures, partly because more condominiums sold.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 20 |
| $400,000 to $499,999 | 23 |
| $500,000 to $749,999 | 29 |
| $750,000 to $999,999 | 10 |
| $1,000,000 and up | 33 |
Twenty sales closed between $300,000 and $399,999, 23 between $400,000 and $499,999, 29 between $500,000 and $749,999, 10 between $750,000 and $999,999 and 33 at $1,000,000 or more.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 155 | $397,500 | $205,000 | $1,800,000 | 0 |
| 2020 | 164 | $395,250 | $185,000 | $2,900,000 | 0 |
| 2021 | 197 | $480,000 | $100,000 | $1,899,000 | 0 |
| 2022 | 114 | $639,500 | $280,000 | $3,850,000 | 0 |
| 2023 | 112 | $635,000 | $400,000 | $2,625,000 | 0 |
| 2024 | 87 | $710,000 | $268,695 | $4,800,000 | 0 |
| 2025 | 105 | $667,000 | $345,000 | $2,600,000 | 0 |
| 2026 (to September 25) | 93 | $559,000 | $300,000 | $2,800,000 | 0 |
The county's calendar-year medians ran $397,500 in 2019, $639,500 in 2022, a peak of $710,000 in 2024, $667,000 in 2025 and $559,000 for 2026 through September 25. The 2026 figure reflects a mix with more condominium sales as well as price, so read your village's own sales.
Our Southwest Florida MLS pull of July 1, 2026 for mainland Pelican Landing showed 127 closings from June 30, 2025 to June 30, 2026, a median of 59 days on market and an average sale-to-list ratio of 94.27 percent. That pull is three months old; we re-read the live MLS the day we price a home. The July 1, 2026 MLS pull showed an average sale-to-list ratio of 94.27 percent for the 127 mainland Pelican Landing closings from June 30, 2025 to June 30, 2026, against final list prices.
The highest recorded sale was a Bay Creek Drive home at $2,800,000 in March 2026, built in 1995; Ridge Oak Drive recorded $2,595,000 and Pennyroyal Drive $2,499,900. At the other end, The Pointe and Sawgrass Point condominiums closed from $300,000.
In mainland Pelican Landing you can buy a condominium from about $300,000 in villages such as The Pointe and Sawgrass Point, a villa or coach home in the $450,000 to $700,000 band, or a single-family home from $440,000 to $2,800,000, on Lee County's 12 months of recorded sales to September 25, 2026. Each section below shows what sold in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Single-family homes on the Pelican Landing unit plats | 37 | $1,150,000 | $450,000 | $2,800,000 |
| Sawgrass Point | 9 | count and range only | $325,000 | $431,000 |
| The Pointe | 9 | count and range only | $300,000 | $440,000 |
| Lakemont Cove | 8 | count and range only | $325,000 | $539,000 |
| Southbridge | 8 | count and range only | $375,000 | $632,000 |
| Pelican's Nest | 6 | count and range only | $1,055,000 | $2,499,900 |
| Baycrest Villas | 5 | count and range only | $440,000 | $600,000 |
| Palm Colony | 5 | count and range only | $575,000 | $714,000 |
| Mystic Ridge | 4 | count and range only | $470,000 | $559,000 |
| The Reserve | 4 | count and range only | $300,000 | $585,000 |
| Sandpiper Isle | 3 | count and range only | $375,000 | $639,450 |
| Creekside Crossing | 3 | count and range only | $449,000 | $520,000 |
| Capri | 3 | count and range only | $765,000 | $835,000 |
| Cypress Island | 3 | count and range only | $440,000 | $475,000 |
| Sandpiper Greens | 2 | count and range only | $340,000 | $410,000 |
| Heron Glen | 2 | count and range only | $475,000 | $500,000 |
| The Sanctuary | 2 | count and range only | $1,520,000 | $1,600,000 |
| Heron Cove | 1 | count and range only | $650,000 | $650,000 |
| Ascot | 1 | count and range only | $1,100,000 | $1,100,000 |
Only the single-family plats cleared ten sales, 37 of them at a $1,150,000 median, from $450,000 to $2,800,000; every condominium village closed nine or fewer, so we print counts and ranges: Sawgrass Point 9 from $325,000 to $431,000, The Pointe 9 from $300,000 to $440,000, Southbridge 8 from $375,000 to $632,000.
37 recorded sales in the 12 months to September 25, 2026 at a median of $1,150,000, from $450,000 to $2,800,000.
9 recorded sales in the 12 months to September 25, 2026, from $325,000 to $431,000. Under ten sales we print the count and range, not a median.
9 recorded sales in the 12 months to September 25, 2026, from $300,000 to $440,000. Under ten sales we print the count and range, not a median.
8 recorded sales in the 12 months to September 25, 2026, from $325,000 to $539,000. Under ten sales we print the count and range, not a median.
8 recorded sales in the 12 months to September 25, 2026, from $375,000 to $632,000. Under ten sales we print the count and range, not a median.
6 recorded sales in the 12 months to September 25, 2026, from $1,055,000 to $2,499,900. Under ten sales we print the count and range, not a median.
5 recorded sales in the 12 months to September 25, 2026, from $440,000 to $600,000. Under ten sales we print the count and range, not a median.
5 recorded sales in the 12 months to September 25, 2026, from $575,000 to $714,000. Under ten sales we print the count and range, not a median.
4 recorded sales in the 12 months to September 25, 2026, from $470,000 to $559,000. Under ten sales we print the count and range, not a median.
4 recorded sales in the 12 months to September 25, 2026, from $300,000 to $585,000. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $375,000 to $639,450. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $449,000 to $520,000. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $765,000 to $835,000. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $440,000 to $475,000. Under ten sales we print the count and range, not a median.
2 recorded sales in the 12 months to September 25, 2026, from $340,000 to $410,000. Under ten sales we print the count and range, not a median.
2 recorded sales in the 12 months to September 25, 2026, from $475,000 to $500,000. Under ten sales we print the count and range, not a median.
2 recorded sales in the 12 months to September 25, 2026, from $1,520,000 to $1,600,000. Under ten sales we print the count and range, not a median.
One recorded sale in the 12 months to September 25, 2026, at $650,000. A single sale is a data point, not a market; we widen the window to 24 or 36 months and read the sale itself before using it as a comparable.
One recorded sale in the 12 months to September 25, 2026, at $1,100,000. A single sale is a data point, not a market; we widen the window to 24 or 36 months and read the sale itself before using it as a comparable.
Mainland Pelican Landing recorded 115 sales in the latest 12 months, condominiums from about $300,000 and single-family homes to $2,800,000, and the beach park comes with every one. Call Marc Comisar at (239) 287-5873, start your Pelican Landing buyer consultation, or see how we represent buyers. Selling first? Get a free Pelican Landing home valuation or call Jesse McGreevy direct at (239) 898-6072.
A Pelican Landing buyer pays the master association's 2026 assessment of $3,478, a village or condominium assessment, a community development district operations line on the Lee County tax bill and property tax, and only by choice golf club dues. The resale capital assessment is a one-time $6,000 at closing in Bonita Springs.
Data updated: October 2026 (Pelican Landing Community Association fee schedule read October 17, 2026; Florida Auditor General district audits).
The association's fee schedule lists a $3,478 annual assessment due January 1, 2026, up from $3,298 in 2025, when a $906.75 special assessment was also billed. The schedule lists the estoppel fee at $299.
The same schedule lists a $6,000 Resale Capital Assessment and transfer fee for closings on or after January 1, 2026, which the declaration levies on the transferee, the buyer.
Phase I sits in the Bayside Improvement Community Development District, with part in Bay Creek. Both bill operations assessments on the tax bill, and the Auditor General's audits are public. The Colony sits inside the Bayside district too, under its own foundation.
Each village or condominium association bills its own assessment and publishes its own budget, and that figure is often larger than the master assessment. We put it in the listing file.
Golf is not part of the master assessment. The Nest, a 36-hole Tom Fazio club, and The Colony Golf and Country Club are separate clubs with their own membership terms.
For a Pelican Landing buyer the beach park comes with the home and golf does not: the master association runs the island beach park and its shuttle boat for every owner, while The Nest and The Colony Golf and Country Club sell memberships separately on their own terms in Bonita Springs.
Data updated: October 2026 (Pelican Landing Community Association beach park, marina and amenity pages read June 2026).
The association describes a private beach park on Big Hickory Island reached by its shuttle boat across Estero Bay; our Pelican Landing community guide describes it as 34 acres. Beach access comes with ownership, not with a club.
The association's marina and sailing center pages describe slips, a ramp and a community sailing fleet; slip leases are billed to users. If your sale includes a slip arrangement, we confirm its transfer terms in writing.
The Nest offers 36 Tom Fazio holes and The Colony Golf and Country Club 18 holes with capped equity membership, according to our Pelican Landing community guide; each sets its own transfer rules, which we read from your membership documents.
The association runs a tennis center, pickleball center, bocce, a wellness center and a community center, all funded through the master assessment, according to its pages.
A Pelican Landing buyer inherits the master declaration and rules, including a 30-day minimum lease for homes in a neighborhood association, plus the village association's own declaration and rules on leasing, pets, parking and exterior changes. We read both before you write an offer in Bonita Springs.
Data updated: October 2026 (Pelican Landing Community Association declaration, rules and tenant application).
The master declaration sets a 30-day minimum lease for homes inside a neighborhood association, and most village associations add their own limits; the association publishes a tenant application. Read the village documents for the home.
Pet, vehicle and parking rules are set in the master rules and by each village; read the village documents for the home.
Exterior and landscaping changes need association approval under the declaration and the village's own process.
The association publishes a tenant application, and villages may add their own review.
A Pelican Landing buyer should receive the flood disclosure at or before contract, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium documents under section 718.503, which carry cancellation rights. Your closing agent confirms which apply to the parcel.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Pelican Landing sits under two statutory regimes. The Pelican Landing Community Association is a chapter 720 master association, so a single-family or villa seller on a platted lot supplies the section 720.401 summary. The many condominium villages, Sawgrass Point, The Pointe, Southbridge, Lakemont Cove, Creekside Crossing, Cypress Island, Mystic Ridge and others, are governed by chapter 718, so their sellers deliver the section 718.503 package, with the master association's documents alongside. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The master declaration adds its own charge at every conveyance: the association's fee schedule lists a $6,000 Resale Capital Assessment and transfer fee for closings on or after January 1, 2026, which the declaration levies on the transferee.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Pelican Landing that matters, because a bay or creek-front villa and an inland house near US 41 can sit in different flood zones, and the duty applies to both.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Pelican Landing home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Phase I of Pelican Landing sits in the Bayside Improvement Community Development District, and parts in the Bay Creek district, whose operations assessments appear on the November bill and carry over to the buyer; the Auditor General's FY2024 audit shows no remaining Bayside bond debt.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs (or Village of Estero for the northern parcels) permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. The Pelican Landing Community Association's fee schedule lists its estoppel fee at $299, and a condominium or village sale usually needs a second certificate from the village association.
A buyer choosing between Pelican Landing and Bonita Bay, neighbors across Spring Creek in Bonita Springs, is choosing between a lower entry price with an island beach by boat and a broader, higher-priced community with an on-site marina and towers: Lee County recorded 115 mainland Pelican Landing sales at $575,000 and 204 Bonita Bay sales at $945,000.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule; Bonita Bay Community Association statement of November 4, 2025; Southwest Florida MLS pulls of July 1 and September 30, 2026).
| What a buyer weighs | Pelican Landing | Bonita Bay |
|---|---|---|
| Location | Immediately south of Coconut Road on Estero Bay, mostly City of Bonita Springs, northern edge in the Village of Estero | Immediately south across Spring Creek on Estero Bay, City of Bonita Springs |
| Home parcels in our county match | 2,180 (mainland, excluding The Colony and The Tides) | 3,057 |
| Recorded sales, 12 months to September 25, 2026 | 115 at a $575,000 median | 204 at a $945,000 median |
| Median $ per county heated square foot | $309.59 | $404.29 |
| Condominium median, 12 months | $453,250 (58 sales) | $650,000 (128 sales) |
| Single-family median, 12 months | $1,055,556 (57 sales) | $1,580,000 (76 sales) |
| Master assessment, 2026 | $3,478 a year (association fee schedule) | $5,450 multifamily, $6,265 single-family (association statement) |
| Master resale charge | $6,000 Resale Capital Assessment from January 1, 2026 | 0.5 percent of price capped at $10,000 (association statement, November 4, 2025) |
| District on the tax bill | Bayside Improvement CDD operations line (no remaining bonds in the FY2024 audit) | None |
| Golf | Optional: The Nest, 36 Tom Fazio holes | Optional: Bonita Bay Club, five courses on two campuses |
| Beach | 34-acre association beach park on Big Hickory Island by shuttle boat | Association beach park on Little Hickory Island by road |
A home in Pelican Landing fits a buyer whose priorities are an island beach by boat, a lower master assessment and a lower entry price. A home in Bonita Bay fits a buyer whose priorities are a tower skyline, an on-site marina and a broad optional club. Neither is better in the record; each fits a different list of priorities.
The full annual carry, the resale charge on each side, the flood position, the year built and roof age, and the beach and golf arrangements, each from its own document.
A Pelican Landing buyer should check the FEMA zone and elevation for the exact address, because villages on Estero Bay, Spring Creek and the canals sit in or beside high-hazard zones while inland villages sit higher, and the insurance cost turns on the specific home and policy in Bonita Springs.
Data updated: October 2026 (FEMA Map Service Center and National Flood Hazard Layer; National Hurricane Center Ian report; City of Bonita Springs CRS page; Citizens flood page read October 2026).
Bay-front, creek-front and canal villages sit in or beside A zones, and inland single-family villages near US 41 sit mostly in Zone X. We pull the FEMA position and elevation for your parcel.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, and the National Hurricane Center reports 8 to 12 feet of coastal inundation in Estero, Bonita Beach, Bonita Springs and North Naples, with inland high water marks of 5 to 7 feet. The beach park and marina took surge; inland damage was mostly wind. Your flood disclosure covers your own home.
In a special flood hazard area, repairs or improvements costing 50 percent or more of a structure's value require the whole building to meet current flood rules. Buyers of older bay-side villas ask, and the floodplain office holds the record.
The City of Bonita Springs holds a Community Rating System Class 5 rating, a 25 percent NFIP discount. From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, condominium unit-owner policies exempt.
The state form OIR-B1-1802 records the features that earn wind credits under section 627.711; for homes built from 1989, roof covering and opening protection decide the credit. A current form belongs in the file.
We print no premiums. We tell a buyer what the insurer will ask, and for condominiums we point to the master policy and deductible.
A Pelican Landing inspection should cover the roof, the air conditioning, the water heater, the windows and doors, plumbing and electrical, and the wind mitigation features, and for a condominium the building's own reports. Homes here were built from 1989 onward, so the age of each system, not just the house, decides what a buyer negotiates in Bonita Springs.
A licensed home inspector checks structure, roof, systems and visible defects. On a Pelican Landing home built from 1989 onward, ask for the age of the roof covering, the air handler and condenser and the water heater in writing, because those are the items a buyer most often renegotiates. Many villages date from the 1990s, so roof covering, windows, plumbing and air conditioning age come first.
Insurers ask for the state's uniform mitigation form OIR-B1-1802 to credit roof shape, roof-deck attachment, roof-to-wall connections and opening protection under section 627.711, and many ask for a four-point inspection of roof, electrical, plumbing and heating and cooling on older homes. A current form from the seller saves time; a new one is inexpensive.
Ask the seller for permits and association approval letters for any addition, lanai enclosure, window replacement or exterior change, and check the City of Bonita Springs permit record. Section 553.79 protects a buyer from penalties for a prior owner's open permit, but a lender or title underwriter may still require it closed.
Ask the association for the budget, reserves, master insurance policy, any special assessment and, for buildings of three or more habitable stories, the milestone inspection and structural integrity reserve study records. A lender will ask the same questions.
The Florida Realtors and Florida Bar AS IS contract gives the buyer an inspection period to inspect and cancel. Schedule inspectors the day the contract is signed, read the association documents in the same window, and decide with the whole file in hand.
In Lee County the seller customarily pays the owner's title policy and the deed stamps, so a Pelican Landing buyer's closing costs are mainly lender charges, the lender's title policy, the mortgage taxes, recording, prepaid insurance and escrow, plus any association capital or transfer charges the documents assign to the buyer. The contract controls every line in Bonita Springs.
Data updated: October 2026 (Florida Statutes 201.08 and 199.133 as summarized by the Florida Department of Revenue; Lee County Clerk recording fees; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
| Item (80 percent loan) | Condominium median ($453,250) | Community median ($575,000) | Single-family median ($1,055,556) |
|---|---|---|---|
| Loan amount | $362,600 | $460,000 | $844,445 |
| Documentary stamp tax on the note at $0.35 per $100 | $1,269.10 | $1,610.00 | $2,955.75 |
| Nonrecurring intangible tax at 0.2 percent | $725.20 | $920.00 | $1,688.89 |
| Subtotal of the two loan taxes | $1,994.30 | $2,530.00 | $4,644.64 |
These are statutory amounts on an 80 percent loan, computed on the recorded medians as illustrations. A cash buyer pays neither.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, and the buyer pays for the lender's policy when there is a loan. That is custom, not law, and the contract controls.
The Pelican Landing Community Association's fee schedule lists a $6,000 Resale Capital Assessment and transfer fee for closings on or after January 1, 2026, which the declaration levies on the transferee, plus the $299 estoppel that the seller customarily orders. A village or condominium association may add a capital contribution of its own, which its documents state.
The buyer pays to record the deed and mortgage at the Lee County Clerk's published fees, prepays the first year of homeowner's insurance and funds the lender's escrow for taxes and insurance. Your lender's written Loan Estimate lists every one, and the Consumer Financial Protection Bureau explains how to read it.
We give you an estimated cash-to-close sheet before you write an offer, built from the lender's Loan Estimate, the title company's quote and the association documents, so the number you plan on is the number you wire.
After you buy in Pelican Landing, your property tax resets to the Lee County Property Appraiser's assessment as of the next January 1, because the seller's homestead exemption and Save Our Homes cap end with the sale. A full-time buyer files for homestead with the Property Appraiser, and the bill arrives each November in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser final 2026 millage book; Florida Statutes 193.155 and 689.261; Florida Senate CS/HJR 1-F).
Most of Pelican Landing is in Lee County taxing district 017, the City of Bonita Springs and Bonita Springs Fire district, at a final 2026 millage of 12.7942 mills; parcels on the northern edge are in the Village of Estero. On the $575,000 community median that is about $7,357 a year before exemptions in district 017, plus the Bayside Improvement or Bay Creek district operations line. These are illustrations, not your bill.
A buyer who makes the home a permanent residence by January 1 can apply for the homestead exemption with the Lee County Property Appraiser, and Save Our Homes then caps annual increases in the assessed value of a homestead under section 193.155. A second-home buyer pays on the non-homestead basis.
A buyer leaving another Florida homestead can port up to $500,000 of the Save Our Homes difference to the new home if it is established within three years of January 1 of the year the old homestead was given up, filed with the Property Appraiser.
Florida voters approved Amendment 3 on November 3, 2026, with 61.99 percent yes on the Division of Elections’ unofficial count (60 percent was needed; Florida Election Watch, Amendments). From January 1, 2027 it raises the homestead exemption for non-school taxes to $150,000 in 2027 and $250,000 in 2028, cuts the annual cap on non-homestead assessment increases from 10 percent to 5 percent, and gives a buyer who was not a Florida resident on December 31, 2026 the larger exemption only from the fifth year of the exemption (the Florida Senate record, CS/HJR 1-F, and the ballot text). We state no dollar effect for a home here yet, because 2027 bills are the first the county works under the new rules.
Since August 17, 2024, a Pelican Landing buyer signs a written agreement with their own agent before touring, the agreement states the compensation in a specific amount or rate, and offers of compensation can no longer be advertised on the MLS. A seller can still agree to pay some or all of it in the contract, as in the rest of Bonita Springs.
Data updated: October 2026 (NAR settlement terms effective August 17, 2024; Florida Realtors Exclusive Buyer Brokerage Agreement).
The agreement names the agent, the term, the compensation and whether it is exclusive. Compensation is negotiable and must be specific and objectively ascertainable. We explain ours in plain terms before your first showing.
Some sellers offer to pay buyer-broker compensation or a concession toward closing costs, and some do not. We ask in every negotiation and put any agreement in the contract, so you know before you sign what you owe and what the seller covers.
The National Association of REALTORS publishes plain-language explanations of the settlement and of written buyer agreements, and both are linked in our sources.
To finance a Pelican Landing home in 2026, get a written pre-approval before you tour, compare at least two lenders' Loan Estimates on the same day, and, for a condominium, confirm the project meets the lender's rules before you sign. Mortgage rates change daily, so this Bonita Springs guide quotes none.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey; Fannie Mae Selling Guide B4-2.1-03 and condo project status finder; Consumer Financial Protection Bureau).
Mortgage rates change daily and depend on your file, so this page quotes none. Freddie Mac publishes the weekly Primary Mortgage Market Survey for context, and your lender's written Loan Estimate is the document to compare. Get at least two, on the same day, with the same assumptions.
A written pre-approval from a lender who has reviewed your income, assets and credit tells a seller your offer is real, and in a competitive moment it is the difference between a counter and a pass.
A cash buyer pays no mortgage taxes and closes faster, and some sellers weigh that heavily. A cash buyer should still order an appraisal or a comparative market analysis, an inspection and a title search.
A lender reviews the condominium project as well as the borrower: the budget, reserves, insurance, litigation and any deferred structural repairs. Fannie Mae publishes its ineligible-project rules (Selling Guide B4-2.1-03) and a condo project status finder. We ask the association the lender's questions before you write an offer.
Daily life in Pelican Landing centers on the association's amenities, the beach park on Big Hickory Island reached by shuttle boat, the marina and sailing center, tennis, pickleball and the wellness center, with Coconut Point minutes north on US 41 and the NCH Bonita emergency department minutes away on US 41 in Bonita Springs.
Data updated: October 2026 (Pelican Landing Community Association amenity pages read June 2026; OSRM routing; Lee County Parks and School District of Lee County pages).
The association lists a tennis center, pickleball center, bocce, a wellness center, a sailing center, a marina and the beach park, funded through the master assessment.
Coconut Point about 5 minutes north on US 41, the NCH Bonita emergency department about 5 minutes away on US 41, Southwest Florida International Airport about 20 to 25 minutes and downtown Naples about 20 minutes, off-peak, by our routing estimate.
Lee County uses choice zones. Pelican Landing villages generally draw Spring Creek Elementary or Bonita Springs Elementary, Bonita Springs Middle Center for the Arts, and Estero High or Bonita Springs High depending on the address; confirm it in the district's school zone tool.
Lee Health Coconut Point and NCH's Bonita emergency department bracket the community; Lee Health's Gulf Coast Medical Center is the Level II trauma center to the north.
Besides the association's beach park, Lee County's Bonita Beach Accesses #2 to #9 are free to park and Lovers Key State Park is a short drive away.
Near Pelican Landing, the largest change is the Lee County rezoning of former Pelican Landing DRI land at the end of Coconut Road, case DCI2023-00052, for homes, office, golf and hotel rooms, alongside FDOT's US 41 at Bonita Beach Road intersection project in Bonita Springs. Each is on its own public record.
Data updated: October 2026 (Lee County case file DCI2023-00052 and DRI2024-00001, Hearing Examiner recommendation and Board of County Commissioners notice for August 20, 2025; FDOT District One project 444321-1; City of Bonita Springs Projects of Interest).
Lee County case DCI2023-00052 asks to rezone about 430 acres to a mixed planned development with 729 dwelling units, 25,000 square feet of office, 27 golf holes and 318 hotel rooms. The Hearing Examiner heard it on June 19, 2025 and recommended approval with conditions, and it went to the Board of County Commissioners on August 20, 2025, according to the county's case file. The parcel sits outside the Pelican Landing Community Association, beside the north gate on Coconut Road.
FDOT project 444321-1 has an approved design for the intersection south of the community, with right of way and construction not yet funded.
The newest tower inside the gates is in The Colony; the county recorded 76 builder-direct first sales in The Colony in the latest 12 months, which our Colony guide covers.
The City of Bonita Springs Projects of Interest page and Lee County's case lists.
We find the right Pelican Landing home by matching your budget and priorities to the section that fits, setting alerts the day a listing appears, reading the documents and recorded sales before the tour, and using our network for homes that are coming to market before they appear online in Bonita Springs.
In Pelican Landing the section decides the price, the carry and the rules. We match you to the right section first, then watch every listing in it. In Pelican Landing that also means searching the villages recorded under their own names, so a Sawgrass Point or Southbridge listing does not slip past.
Some owners call us before they list. When a home that fits your search is coming, we tell you, and you see it first. We never promise an off-market home; we promise to ask.
Before you tour, we pull the recorded sales for the section, the association budget and rules, the flood position and the listing history, so the tour is about the house rather than the paperwork.
We negotiate for a Pelican Landing buyer with the recorded sales for the section, the active competition, the inspection findings and the association file in hand, and we put every term in writing: price, credits, the inspection period, financing, the closing date and who pays which association charge in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
We build your offer from the recorded sales of comparable homes in the same section, not from the asking price, and we tell you where the list price sits against them.
When the inspection finds a real defect, we ask for a repair or a credit priced from a contractor's estimate, and we tell you when an item is ordinary wear that a seller will not cover.
The AS IS contract carries financing and appraisal provisions that protect your deposit if the loan or the value falls through. We set the dates so they protect you without weakening the offer.
Capital contributions, resale fees, estoppel fees and prorations are allocated in the contract. We read the association documents and write the allocation in, so there is no surprise on the settlement statement.
Pelican Landing suits a buyer whose priorities are an island beach by boat, optional golf, a lower master assessment and a range from condominiums to estates, and suits less well a buyer who wants an on-site marina for deep-draft boats or no district line on the tax bill. The lists below are drawn from the records on this Bonita Springs page.
The cons, stated plainly:
The pros, equally documented:
If you need to sell a home before or while you buy in Pelican Landing, start with a value on the home you own: our free home valuation and guide to selling a Pelican Landing home apply anywhere in Southwest Florida, and Jesse McGreevy at (239) 898-6072 can sequence the two closings so you are never carrying both longer than you planned in Bonita Springs.
As Top 1% Real Estate Agents Nationally Since 2008 we sequence sales and purchases every season. A sale-contingent offer is weaker in a competitive moment and stronger when inventory is ample. We read which moment it is in Pelican Landing from the MLS and the county record and advise accordingly.
If your current home is elsewhere in the city, our guide to selling a home in Bonita Springs covers the city-wide picture.
Custom Pelican Landing listing alerts send you every new listing that matches your section, size, price and view the day it reaches the market, so you see the right home before the weekend crowd. Create a free account through the property search on our site, or ask Marc Comisar at (239) 287-5873 to set the search for you in Bonita Springs.
The section or collection, the price band, the bedroom count, the view and, for a golf or club community, the membership type. A search that is too broad sends noise; one that is too narrow misses the home.
To see the current listings in Pelican Landing, browse the homes for sale on our team's sister site at DomainRealtyGroup.com.
A Pelican Landing buyer consultation is a free, no-obligation conversation with Marc Comisar or Jesse McGreevy about your budget, timing, the section that fits and the documents to read before you write an offer. Use the consultation form on this page or call Marc at (239) 287-5873, and we will prepare the recorded sales for your target section in Bonita Springs.
The recorded sales for your target section, the current listings, the full annual carry, the flood position and a draft cash-to-close estimate, so your first tour is already an informed one.
Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or use the Pelican Landing buyer consultation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. See also how we represent buyers.
McGreevy and Comisar are a top-reviewed Southwest Florida buyer's agent team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "We worked with Marc Comisar to find a home in Southwest Florida area. Marc was very knowledgable of the real estate market and helped us narrow the search to specific developments and homes that would meet our needs and have long term value. Marc was very friendly and patient throughout the process. Would highly recommend Marc to anyone looking to buy a home in the Southwest Florida area." Verified Zillow review
★★★★★ "Marc demonstrated much expertise in the real estate market of sw fla. He communicated readily and returned calls promptly. For me what separated Marc from other realtors was his ability to asses our particular needs , find the right match for house and community, and his support throughout the process of locating, buying, and closing on our property. I worked with many realtors and I truly feel that Marc is the best.thankyou Marc we are so happy in our new home and in our new community. You were so right-a goodness of fit for us!!!" Verified Zillow review
★★★★★ "My husband and I worked with Marc Comisar for several months in 2014, when we were planning our move to Florida from Connecticut. He was extremely responsive to all of our numerous emails and phone calls and worked very hard to get us into a home that we absolutely love!! In addition, Marc recently worked with my sister (also coming here from Connecticut), and she will be moving into our community later this month." Verified Zillow review
When you buy with Top 1% Real Estate Agents Nationally Since 2008, the partners who tour with you are the partners at your closing. Call Marc Comisar at (239) 287-5873 to start.
A few Pelican Landing figures are not published in a document we could read, and we say so rather than estimate them. Each item names the record that holds the answer, which we obtain for any home you write an offer on in Bonita Springs.
These are the questions Pelican Landing buyers ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. For anything specific to a home, call Marc Comisar at (239) 287-5873.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule and declaration; Florida Statutes read October 2026).
Lee County recorded 115 sales from September 26, 2025 to September 25, 2026 at a median of $575,000. Condominiums recorded 58 sales at a $453,250 median and single-family homes 57 at $1,055,556, so the product and the village matter more than the community figure.
Set your budget with a lender, read the association documents and carry for your target section, tour with your own agent under a written buyer agreement, offer from the recorded comparables and use the inspection and document review periods fully. Call Marc Comisar at (239) 287-5873 to start.
The best buyer's agent reads the recorded sales, the association documents and the flood file before you write an offer, and negotiates with evidence. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings.
Our Southwest Florida MLS pull of July 1, 2026 for mainland Pelican Landing showed 127 closings from June 30, 2025 to June 30, 2026, a median of 59 days on market and an average sale-to-list ratio of 94.27 percent. That pull is three months old; we re-read the live MLS the day we price a home.
The July 1, 2026 MLS pull showed an average sale-to-list ratio of 94.27 percent for the 127 mainland Pelican Landing closings from June 30, 2025 to June 30, 2026, against final list prices.
The July 1, 2026 MLS pull showed 27 active mainland Pelican Landing listings at a $575,000 median. Inventory moves weekly, so we check the live count the day we price or tour.
With a loan, the buyer pays the documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax at 0.2 percent, lender charges, the lender's title policy, recording, prepaid insurance and escrow, plus any association charges the documents assign to the buyer. On an 80 percent loan at the $575,000 median that is $2,530.00 in the two mortgage taxes.
It depends on the zone. In a mapped special flood hazard area a lender requires flood insurance; in Zone X it does not, but from January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, with condominium unit-owner policies exempt.
Yes, if it is your permanent residence by January 1. You apply with the Lee County Property Appraiser, and the exemption and Save Our Homes cap then apply to your own assessment, not the seller's.
Yes. Since August 17, 2024, a buyer signs a written agreement with their own agent before touring, stating the compensation in a specific amount or rate, which is negotiable. We explain ours before your first showing.
Usually, but the lender reviews the condominium project as well as you: its budget, reserves, insurance and any deferred structural work. Fannie Mae publishes its project rules and a status finder, and we ask the association the lender's questions before you write an offer.
No. We found no recorded age restriction for Pelican Landing as a whole; check a specific village's documents before relying on any age claim.
The master declaration sets a 30-day minimum lease for homes inside a neighborhood association, and most village associations add their own limits; the association publishes a tenant application. Read the village documents for the home.
Pet rules are set in the master rules and by each village association; read the village documents for the home you want.
Lee County recorded 115 Pelican Landing sales from September 26, 2025 to September 25, 2026 at a median of $575,000, from $300,000 to $2,800,000, or $309.59 per square foot of county heated area. Condominiums recorded 58 sales at a $453,250 median and single-family homes 57 at $1,055,556, so the product and the village matter more than the community figure.
The county roll ties 2,180 home parcels to mainland Pelican Landing in our match, 1,142 condominium units and 1,038 single-family homes built from 1989 onward; the association describes a 2,365-acre master plan, and The Colony and The Tides are counted separately.
The association's fee schedule lists a 2026 annual assessment of $3,478. Add the village or condominium association, the district operations line on the tax bill, property tax and, only by choice, golf club dues.
Phase I sits in the Bayside Improvement Community Development District, with part in the Bay Creek district; both bill operations assessments on the Lee County tax bill, and the Florida Auditor General's FY2024 audit shows the Bayside district's original bonds retired. The Colony sits inside the Bayside district too, under its own foundation.
It depends on the parcel: villages along Estero Bay, Spring Creek and the canals sit in or beside high-hazard A zones, while inland villages near US 41 sit higher, mostly in Zone X. We pull the FEMA position for the specific address.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The master declaration sets a 30-day minimum lease for homes inside a neighborhood association, and most village associations add their own limits; the association publishes a tenant application. Read the village documents for the home.
Lee County uses choice zones. Pelican Landing villages generally draw Spring Creek Elementary or Bonita Springs Elementary, Bonita Springs Middle Center for the Arts, and Estero High or Bonita Springs High depending on the address; confirm it in the district's school zone tool.
Most parcels are in district 017, at a final 2026 millage of 12.7942 mills; on the $575,000 median that is about $7,357 before exemptions, plus the district operations line. Northern parcels carry the Village of Estero rate.
A single-family or villa seller on a platted lot supplies the section 720.401 summary before the contract; a condominium seller delivers the section 718.503 package instead. Both give the section 689.302 flood disclosure.
No. Golf is optional; The Nest and The Colony Golf and Country Club sell memberships separately.
By the association's shuttle boat across Estero Bay to Big Hickory Island, from the community's marina.
A $6,000 Resale Capital Assessment for closings from January 1, 2026, under the fee schedule and declaration, plus any village charge.
Condominium villages such as The Pointe and Sawgrass Point recorded sales from $300,000 in the latest 12 months.
No. The Colony has its own foundation and Bay Club, which Colony residents pay for; mainland owners do not have Bay Club access by default.
Lee County recorded 115 mainland sales in the 12 months to September 25, 2026.
Not from a builder on the mainland: all 115 recorded sales in the latest 12 months were resales. The new tower inside the gates, Infinity, is in The Colony.
Every document behind the rules and figures in this Pelican Landing guide is public. These are the ones a buyer actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Fee schedule | Pelican Landing Community Association | The 2026 assessment, resale capital assessment and estoppel fee | Open the fee schedule |
| Amended and Restated Declaration | Pelican Landing Community Association | The master covenants, assessments and leasing rules | Open the declaration |
| Bylaws | Pelican Landing Community Association | How the master association is governed | Open the bylaws |
| Simplified community rules | Pelican Landing Community Association | Day-to-day rules a buyer inherits | Open the rules |
| Community map | Pelican Landing Community Association | Where each village sits | Open the map |
| Bayside Improvement CDD FY2024 audit | Florida Auditor General | The district's bonds and finances | Open the audit |
| Pelican Landing districts documents | Bayside Improvement and Bay Creek CDDs | Budgets, agendas and minutes | Open the district site |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | What a house or lot buyer must receive before signing | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The condominium documents and the seven-day right | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The seller's flood form | Open section 689.302 |
| Section 193.155, homestead assessments | Florida Senate | Save Our Homes and the reset after a purchase | Open section 193.155 |
| Apply for homestead exemption | Lee County Property Appraiser | The filing a full-time buyer makes | Open the homestead page |
| Nonrecurring intangible tax | Florida Department of Revenue | The mortgage tax a financed buyer pays | Open the DOR page |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form behind insurance credits | Open the form |
| Condo project status finder | Fannie Mae | Whether a condominium project is financeable | Open the finder |
| Written Buyer Agreements 101 | National Association of REALTORS | The buyer agreement you sign before touring | Open the NAR page |
| 2025-26 School Grades | Florida Department of Education | The state's letter grades for assigned schools | Open the grades file |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Pelican Landing association, district and club records
City, county, storm and school records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs team Pelican Landing buyers call when they want the records read before they sign. Jesse McGreevy and Marc Comisar personally handle every purchase from the first showing to the closing table, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this buyer guide we tracked all 115 recorded sales in mainland Pelican Landing over the latest 12 months and read the association's fee schedule, declaration and rules, so a buyer sees the record before the tour.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Selling a home before you buy here? See how to sell your Pelican Landing home or call Jesse at (239) 898-6072.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to look? Call Marc Comisar at (239) 287-5873, or Jesse McGreevy direct at (239) 898-6072, or start your Pelican Landing buyer consultation. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This buyer guide is general information about buying a home in Pelican Landing, not an appraisal and not legal, tax, lending or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.