Estero, Florida
Buy a home in Pelican Sound with McGreevy and Comisar, Top 1% nationally since 2008. Neighborhood-by-neighborhood prices from 50 closed sales, the club and CDD fee stack, and the condominium or HOA documents explained. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Buyers in Pelican Sound choose among eleven active neighborhoods behind one gate, and 50 homes closed there on the Southwest Florida MLS in the last 12 months at prices from $320,000 to $1,400,000. This buyer guide sits beside our full Pelican Sound community guide, which covers the history, the club, the golf, the boating and the storm record, and it answers the questions a buyer asks in order: what things cost, what the documents say, what to inspect and how the purchase closes. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
Already own in Pelican Sound? The Pelican Sound valuation guide shows what your home is worth, and the Pelican Sound seller guide covers how to sell it.
Buying elsewhere in the village? Our guides to buying a home in Estero, buying a home in Meadows of Estero and buying a home in Lakes of Estero apply the same record-first method to those markets. If you also own a home to sell, our Estero home valuation guide starts that conversation.
McGreevy and Comisar are the best realtor for buying in Pelican Sound because we match your budget to the right neighborhood from the closed record, walk the fee stack and the documents before you offer, and personally negotiate your contract. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Marc Comisar runs the buyer side: the search, the tours, the offer, the inspections and the walk-through. Jesse McGreevy runs the data, the fee stack, the documents and the closing paperwork. You get both of us, not an assistant with a template, and you can reach Marc direct at (239) 287-5873 or Jesse at (239) 898-6072.
Recent Pelican Sound market record (12 months to September 29, 2026): 50 closed sales · $33,862,201 in total volume · $550,000 median sold price · $343 median price per square foot of living area · a range of $320,000 to $1,400,000 · a median 25 days on market · a median 96.9% of list price · 12 active listings on September 29, 2026, about 2.9 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Pelican Sound community guide].
Honors and recognition:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
These are career honors across Lee and Collier County. What we claim about Pelican Sound is narrower and checkable: we have read the club's published 2026 Fact Sheet and member Q&A, the River Ridge CDD budget, and every closed sale in the MLS record, and we bring all of it to your first tour.
We sign a written buyer agreement before we tour, explain it line by line, and then work for you at the table. Read how we represent buyers in Estero for the full process. Call Marc at (239) 287-5873 to begin.
Pelican Sound buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your budget, your paperwork and your timeline more than any listing photo will, and every one is specific to this bundled-golf community between US-41 and Estero Bay.
Two markets inside one gate. In the 12 months to September 29, 2026, 9 single-family sales had a $1,249,000 median and 41 attached sales (coach, carriage and mid-rise condominiums) had a $530,000 median, per Southwest Florida MLS.
The whole community: 50 closed sales, a $550,000 median, $343 per square foot and a range of $320,000 to $1,400,000, at a median 25 days on market and 96.9% of list.
Buyers have some leverage. 14 of 50 sales closed below 95% of list, and 11 took more than 90 days, but 13 closed at or above list, so leverage depends on the home.
Supply is thin and all attached. 12 homes were listed on September 29, 2026, about 2.9 months of supply, and none was a single-family home.
You pay a club fee at closing. The 2026 Fact Sheet lists a $20,300 initiation for a buyer new to Pelican Sound or an $11,495 resale capital fee for a repeat owner, plus a $299 estoppel, on top of the $11,495 annual assessment.
A CDD sits on the tax bill. River Ridge Community Development District charges about $1,209 per home for FY2026.
Two legal regimes may apply. About 1,024 homes are condominiums, so 718.503 documents and a 7-day cancellation right apply to their buyers, and 720.401 applies only where a mandatory homeowners association governs.
The seller customarily pays the owner's title policy in Lee County, and the $0.70 per $100 doc stamps, so those are not usually your costs.
Rentals are limited. A 30-day minimum lease, lessees 25 or older, no lessee pets and per-neighborhood caps.
Flood zone is parcel-specific. Island Sound is in FEMA Zone AE, and higher interior lots are likely Zone X, so get the zone for your address before you offer.
Pelican Sound buyers can use the links below to jump straight to costs, the documents, inspections, insurance, financing, the Grandezza comparison or the buyer FAQ. The guide runs in the order most buyers decide: the market first, then the price and the paperwork, then the money, then the offer.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Pelican Sound · Key Takeaways · What Does It Take to Buy a Home in Pelican Sound? · What Is the Pelican Sound Market Like for Buyers Right Now? · What Have Pelican Sound Homes Sold For in the Last 12 Months? · What Does a Pelican Sound Home Cost by Neighborhood and Size?
The Essentials: What Is for Sale in Pelican Sound Today? · How Do Pelican Sound Prices Compare With Nearby Estero Communities? · Pelican Sound vs Grandezza: Which One Should You Buy In? · What Does Florida Law Give a Pelican Sound Buyer Before Contract? · How Do the Estoppel Certificate and Association Approval Work in Pelican Sound? · What Should You Inspect Before Buying in Pelican Sound?
The Details: How Do You Insure a Pelican Sound Home? · What Fees and Dues Will You Pay Each Month to Own a Pelican Sound Home? · What Are Buyer Closing Costs in Pelican Sound? · How Does Buyer Representation Work After the NAR Settlement? · Can You Finance a Pelican Sound Home? · How Do We Find You the Right Home in Pelican Sound?
More Details: How Do We Negotiate for You in Pelican Sound? · Which Pelican Sound Rules Decide Whether a Home Works for You? · Is Pelican Sound the Right Place for You to Buy? · What Do Buyers Say About Working With McGreevy and Comisar? · Get Your Personalized Pelican Sound Buyer Consultation · Why Does a Pelican Sound Specialist Matter for a Buyer?
Questions, Contacts and Sources: Thinking of Selling Your Home? List With the #1 Team in Southwest Florida Since 2012 · Frequently Asked Questions, Buyer Edition: Buying a Home in Pelican Sound · How Do You Reach the Pelican Sound Buyer Team Today? · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
Buying in Pelican Sound takes six steps: set a budget with the full monthly cost, sign a written buyer agreement, choose a neighborhood, make and negotiate an offer, review the documents, inspect and insure, then close. Each step here carries a Pelican Sound wrinkle, from the club fees to the two legal regimes.
Data updated: September 2026
Price is the smallest part of the surprise. Add the $11,495 annual club assessment (about $958 a month), about $1,209 a year in CDD, neighborhood dues, taxes and insurance, and a one-time club fee at closing [Source: Pelican Sound 2026 Fact Sheet] [Source: River Ridge CDD FY2026 budget]. We build the monthly number with you before we open a listing.
Since August 17, 2024, buyers sign a written agreement with their own agent before touring, and every commission is negotiable [Source: NAR written buyer agreements]. We explain each term before you sign.
The neighborhood sets the product, the price and the rules. Island Sound, Turnberry, Edgewater, The Masters, Southern Hills, Oak Run and Palmetto Dunes had at least 3 closings each in the year, with medians from $450,000 to $1,249,000.
We price the offer from the neighborhood's closed sales, not the list price, and we set the deposit, the review windows and the closing date to your advantage. Marc negotiates every offer himself.
You review the section 718.503 or 720.401 documents, inspect within the contract window and bind insurance before you close. The order matters, because each can end the contract.
At closing you pay the club's initiation or resale capital fee and the estoppel, sign the loan and receive the gate credentials. Membership activates at closing [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound membership Q&A].
The Pelican Sound market is moderately balanced for buyers: 12 homes were listed on September 29, 2026 against 50 closings in 12 months, about 2.9 months of supply, and homes sold in a median 25 days at a median 96.9% of list. Leverage depends on the neighborhood and the home.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (September 29, 2025 to September 29, 2026) | 50 | $550,000 | $343 | 25 | 96.9% |
| Last 24 months | 83 | $585,000 | $368 | 24 | 97.4% |
| Last 36 months | 126 | $587,500 | $371 | 20.5 | 97.4% |
| Last 60 months | 202 | $593,000 | $374 | 8 | 99.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, pulled September 29, 2026; windows are counted back from that date. [Source: Pelican Sound community guide]
Every window has at least 50 closings. The 12-month median of $550,000 sits below the 24-month median of $585,000, and sold-to-list has slipped from 105.2% in the oldest block to 96.9% now, which is a market that has moved toward the buyer since its fastest year.
12 listings against about 4.2 closings a month is about 2.9 months of supply. Seven of the 12 are in Island Sound, and there is no single-family listing, so a buyer of a single-family home waits for the next listing.
Of the 50 closings, 14 sold below 95% of list, 11 took more than 90 days and 29 sold within 30 days. Turnberry took a median 102 days and Island Sound 48, while The Masters took 4 and Oak Run 2.5. A buyer has leverage in the slow neighborhoods and little in the fast ones.
Pelican Sound homes sold for $320,000 to $1,400,000 in the 12 months to September 29, 2026, with 50 closings, a $550,000 median and $343 per square foot. The table below lists every closed sale with its date, neighborhood, size, price and days on market, newest first.
Data updated: September 2026
| Sold | Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
| Aug 27, 2026 | Turnberry | 2 Bed/2(0) | 1,300 | $320,000 | $246 | 235 | 94.1% |
| Aug 10, 2026 | Edgewater | 2+Den/2(0) | 1,551 | $530,000 | $342 | 97 | 93.1% |
| Jul 8, 2026 | Island Sound | 2+Den/2(0) | 1,670 | $565,000 | $338 | 7 | 100.0% |
| May 22, 2026 | The Masters | 3+Den/2(0) | 2,108 | $950,000 | $451 | 4 | 100.0% |
| May 19, 2026 | Southern Hills | 2+Den/2(0) | 1,550 | $520,000 | $335 | 22 | 94.5% |
| May 15, 2026 | Palmetto Dunes | 3+Den/2(0) | 2,171 | $960,000 | $442 | 4 | 101.2% |
| May 15, 2026 | Southern Hills | 2+Den/2(0) | 1,550 | $535,000 | $345 | 27 | 95.7% |
| May 15, 2026 | Island Sound | 2+Den/2(0) | 1,670 | $530,000 | $317 | 85 | 96.5% |
| May 6, 2026 | Hammock Greens | 2 Bed/2(0) | 1,300 | $345,000 | $265 | 108 | 93.5% |
| May 1, 2026 | Turnberry | 3 Bed/2(0) | 1,560 | $470,000 | $301 | 193 | 94.0% |
| Apr 30, 2026 | Palmetto Dunes | 3 Bed/2(0) | 1,759 | $800,000 | $455 | 3 | 97.0% |
| Apr 30, 2026 | Island Sound | 2 Bed/2(0) | 1,300 | $350,000 | $269 | 3 | 98.6% |
| Apr 24, 2026 | The Masters | 3 Bed/2(0) | 2,082 | $1,249,000 | $600 | 3 | 100.0% |
| Apr 22, 2026 | Oak Run | 3 Bed/2(0) | 1,759 | $765,000 | $435 | 0 | 98.7% |
| Apr 17, 2026 | The Masters | 3+Den/2(0) | 2,106 | $1,400,000 | $665 | 6 | 93.4% |
| Apr 10, 2026 | Oak Run | 3 Bed/2(0) | 1,759 | $860,000 | $489 | 4 | 101.3% |
| Apr 10, 2026 | Island Sound | 2 Bed/2(0) | 1,300 | $320,000 | $246 | 28 | 98.5% |
| Apr 9, 2026 | Island Sound | 2 Bed/2(0) | 1,275 | $345,000 | $271 | 116 | 95.8% |
| Apr 6, 2026 | Southern Hills | 2+Den/2(0) | 1,551 | $540,000 | $348 | 61 | 96.4% |
| Apr 1, 2026 | The Masters | 2+Den/2(0) | 1,885 | $990,000 | $525 | 61 | 92.1% |
| Mar 25, 2026 | Edgewater | 3 Bed/2(0) | 1,669 | $540,000 | $324 | 78 | 94.9% |
| Mar 23, 2026 | Gleneagles | 2+Den/2(0) | 1,885 | $1,216,000 | $645 | 3 | 105.1% |
| Mar 23, 2026 | Edgewater | 2+Den/2(0) | 1,670 | $615,000 | $368 | 16 | 98.4% |
| Mar 20, 2026 | Southern Hills | 2+Den/2(0) | 1,551 | $525,000 | $338 | 64 | 95.6% |
| Mar 12, 2026 | Edgewater | 3 Bed/2(0) | 1,550 | $550,000 | $355 | 52 | 95.7% |
| Mar 12, 2026 | Island Sound | 2+Den/2(0) | 1,669 | $550,000 | $330 | 93 | 96.7% |
| Mar 10, 2026 | Turnberry | 2 Bed/2(0) | 1,300 | $332,500 | $256 | 101 | 92.6% |
| Mar 5, 2026 | Seaside | 3+Den/2(0) | 2,170 | $970,000 | $447 | 26 | 97.5% |
| Mar 2, 2026 | Island Sound | 2+Den/2(0) | 1,551 | $500,000 | $322 | 386 | 95.2% |
| Feb 6, 2026 | The Masters | 3+Den/2(0) | 2,081 | $1,249,000 | $600 | 1 | 100.0% |
| Feb 6, 2026 | Palmetto Dunes | 3+Den/2(0) | 2,170 | $990,000 | $456 | 5 | 94.4% |
| Jan 20, 2026 | Hammock Greens | 2 Bed/2(0) | 1,300 | $369,000 | $284 | 3 | 100.0% |
| Jan 9, 2026 | Island Sound | 2 Bed/2(0) | 1,300 | $320,000 | $246 | 48 | 91.7% |
| Jan 7, 2026 | Southern Hills | 2+Den/2(0) | 1,790 | $600,000 | $335 | 43 | 96.0% |
| Dec 30, 2025 | Turnberry | 2 Bed/2(0) | 1,258 | $366,201 | $291 | 0 | 99.0% |
| Dec 24, 2025 | Island Sound | 3 Bed/2(0) | 1,450 | $437,000 | $301 | 72 | 97.1% |
| Dec 19, 2025 | Edgewater | 3 Bed/2(0) | 1,536 | $635,000 | $413 | 4 | 100.0% |
| Dec 17, 2025 | Island Sound | 2+Den/2(0) | 1,550 | $450,000 | $290 | 24 | 90.2% |
| Dec 12, 2025 | Oak Run | 3 Bed/2(0) | 1,759 | $761,000 | $433 | 1 | 101.6% |
| Dec 12, 2025 | Southern Hills | 2+Den/2(0) | 1,669 | $660,000 | $395 | 4 | 98.7% |
| Dec 11, 2025 | Turnberry | 3 Bed/2(0) | 1,450 | $470,000 | $324 | 102 | 95.9% |
| Dec 1, 2025 | Turnberry | 3 Bed/2(0) | 1,450 | $470,000 | $324 | 63 | 100.0% |
| Nov 11, 2025 | Island Sound | 2+Den/2(0) | 1,551 | $470,000 | $303 | 27 | 94.2% |
| Nov 10, 2025 | The Masters | 3+Den/3(0) | 2,719 | $1,400,000 | $515 | 5 | 100.0% |
| Nov 4, 2025 | Edgewater | 3 Bed/2(0) | 1,669 | $625,000 | $374 | 8 | 96.8% |
| Oct 31, 2025 | Oak Run | 3+Den/2(0) | 2,171 | $995,000 | $458 | 24 | 100.0% |
| Oct 30, 2025 | Edgewater | 3 Bed/2(0) | 1,670 | $585,000 | $350 | 125 | 97.5% |
| Oct 28, 2025 | Torrey Pines | 2+Den/2(0) | 1,875 | $1,022,500 | $545 | 0 | 97.4% |
| Oct 22, 2025 | Turnberry | 3 Bed/2(0) | 1,560 | $470,000 | $301 | 196 | 94.2% |
| Oct 1, 2025 | The Masters | 4 Bed/2(1) | 2,408 | $1,375,000 | $571 | 4 | 98.2% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, September 29, 2025 to September 29, 2026, pulled September 29, 2026. Owner names are not in the MLS record and are not shown. [Source: Pelican Sound community guide]
| Sold price band (last 12 months) | Closed sales | Share of the 50 |
|---|---|---|
| Under $400,000 | 9 | 18% |
| $400,000 to $599,999 | 19 | 38% |
| $600,000 to $999,999 | 15 | 30% |
| $1,000,000 and up | 7 | 14% |
The lowest sale was a 1,300-square-foot Turnberry home at $320,000 on August 27, 2026 after 235 days, and the highest were two Masters Circle homes at $1,400,000. The $1,080,000 gap sits inside one gate with one club membership.
Pelican Sound has 1,299 residences and an $11,495 annual club assessment, so buying here rewards local knowledge. If you are buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873. If you also own a home to sell, get a free home valuation or call Jesse direct at (239) 898-6072.
A Pelican Sound home costs from a median $345,000 under 1,400 square feet to a median $995,000 at 1,800 to 2,199 square feet, and by neighborhood from Island Sound's $450,000 to The Masters' $1,249,000, per the Southwest Florida MLS for the 12 months to September 29, 2026.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
| Island Sound | 11 | $450,000 | $301 | 48 | 7 | 42 | $470,000 |
| Turnberry | 7 | $470,000 | $301 | 102 | 2 | 24 | $470,000 |
| Edgewater | 7 | $585,000 | $355 | 52 | 1 | 19 | $599,000 |
| The Masters | 7 | $1,249,000 | $571 | 4 | 0 | 10 | $1,249,000 |
| Southern Hills | 6 | $537,500 | $342 | 35 | 1 | 18 | $555,000 |
| Oak Run | 4 | $812,500 | $447 | 2.5 | 1 | 18 | $800,000 |
| Palmetto Dunes | 3 | $960,000 | $455 | 4 | 0 | 21 | $850,000 |
| Hammock Greens | 2 | $357,000 | $275 | 55.5 | 0 | 18 | $457,500 |
| Gleneagles | 1 | $1,216,000 | $645 | 3 | 0 | 11 | $996,100 |
| Seaside | 1 | $970,000 | $447 | 26 | 0 | 10 | $916,050 |
| Torrey Pines | 1 | $1,022,500 | $545 | 0 | 0 | 5 | $1,022,500 |
| Pinehurst | 0 | none sold | none sold | none sold | 0 | 6 | $1,085,300 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; the MLS subdivision field carries the neighborhood names as the club spells them, with Gleneagles appearing as Glen Eagles. A median of one to three sales is shown for reference only. [Source: Pelican Sound Real Estate page]
| Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
| Under 1,400 sq ft | 9 | $345,000 | $265 | $320,000 | $369,000 |
| 1,400 to 1,799 sq ft | 28 | $540,000 | $338 | $437,000 | $860,000 |
| 1,800 to 2,199 sq ft | 11 | $995,000 | $525 | $950,000 | $1,400,000 |
| 2,200 sq ft and up | 2 | $1,387,500 | $543 | $1,375,000 | $1,400,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, 12 months to September 29, 2026. [Source: Pelican Sound community guide]
Small samples mislead. Island Sound had 11 closings and Turnberry, Edgewater and The Masters 7 each, while Gleneagles, Seaside and Torrey Pines had 1 each, so we read the sales themselves. Pinehurst had none in the year but 6 in 60 months at a $1,085,300 median.
These are the entry points: Island Sound's 1,300-square-foot homes sold at $320,000 to $350,000 and Turnberry's smaller homes at $320,000 to $366,201, both with the same club membership. Part of Island Sound sits in Zone AE, so confirm the address.
Edgewater's 1,536-to-1,670-square-foot homes sold from $530,000 to $635,000, Southern Hills' from $520,000 to $660,000, and Hammock Greens' 1,300-square-foot homes at $345,000 and $369,000.
Larger carriage homes: Oak Run sold at $761,000 to $995,000, Palmetto Dunes at $800,000 to $990,000 and Seaside at $970,000, with median days on market of 2.5, 4 and 26, so they move fast when priced right.
The fee-simple single-family neighborhoods: 9 sales in the year at a $1,249,000 median and a median 4 days on market, from $950,000 to $1,400,000. None was listed on September 29, so you wait for the next one.
12 Pelican Sound homes were for sale on September 29, 2026, asking $297,900 to $875,000 with a $354,950 median, and every one was an attached coach, carriage or mid-rise home. Seven of the twelve are in Island Sound, and there is no single-family listing.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| Island Sound | 2 Bed/2(0) | 1,258 | $297,900 | 16 |
| Island Sound | 2 Bed/2(0) | 1,207 | $299,500 | 90 |
| Turnberry | 2 Bed/2(0) | 1,207 | $313,000 | 137 |
| Island Sound | 2 Bed/2(0) | 1,300 | $324,900 | 5 |
| Island Sound | 2 Bed/2(0) | 1,258 | $324,900 | 73 |
| Turnberry | 2 Bed/2(0) | 1,300 | $340,000 | 4 |
| Island Sound | 2 Bed/2(0) | 1,207 | $369,900 | 75 |
| Island Sound | 3 Bed/2(0) | 1,450 | $439,000 | 6 |
| Island Sound | 2+Den/2(0) | 1,551 | $499,900 | 12 |
| Edgewater | 2+Den/2(0) | 1,406 | $519,000 | 1 |
| Southern Hills | 2+Den/2(0) | 1,670 | $649,900 | 5 |
| Oak Run | 3 Bed/2(0) | 1,759 | $875,000 | 53 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Pelican Sound, pulled September 29, 2026. [Source: Pelican Sound community guide]
Compare each ask with the neighborhood's closed sales, then read the days on market and the price history. The active asks have a $354,950 median against a $530,000 median for attached closings.
Buyers who want the lowest entry price look at Island Sound and Turnberry, buyers who want a larger carriage home look at Oak Run and Palmetto Dunes, and buyers who want a single-family home wait for a listing in The Masters, Gleneagles, Torrey Pines or Pinehurst. Marc sets alerts for the ones you want.
Pelican Sound sits mid-range on price and at the top on speed among named Estero neighbors. Its $550,000 median for the 12 months to September 29, 2026 compares with $335,000 to $930,000 across the seven neighbors below, and its 25-day median on market compares with 36 to 90 days.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and method. Prices are not adjusted for home size, and each community's product mix differs.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Months of supply |
|---|---|---|---|---|---|---|
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 2.9 |
| Grandezza | 55 | $625,000 | $294 | 37 | 94.8% | 2.8 |
| West Bay Club | 51 | $930,000 | $427 | 87 | 93.5% | 6.4 |
| Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 3.3 |
| Stoneybrook | 43 | $420,000 | $250 | 36 | 96.3% | 2.8 |
| Bella Terra | 119 | $447,510 | $224 | 56 | 97.5% | 2.1 |
| Rapallo | 36 | $395,000 | $243 | 40.5 | 96.9% | 1.7 |
| Fountain Lakes | 40 | $335,000 | $239 | 63.5 | 95.3% | 4.8 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12. [Source: Estero HOA and CDD fees guide]
West Bay Club's $930,000 median and 87-day median on market mean more room to negotiate, while Pelican Sound's 25-day median means less. Stoneybrook ($420,000) and Bella Terra ($447,510) cost less, but neither bundles golf and a boat ramp.
Tour Grandezza and West Bay Club with us in one morning, and we will walk the fee stacks side by side. See our neighborhood guides for the others.
Pelican Sound and Grandezza are both gated Estero golf communities, but Pelican Sound bundles golf and a boat ramp into one annual assessment at a $550,000 median across 1,299 residences, while Grandezza makes golf optional behind a compulsory social membership at a $625,000 median across roughly 978 homes with no CDD.
Data updated: September 2026
| Decision point | Pelican Sound | Grandezza |
|---|---|---|
| Home types and count | 1,299 residences across 22 associations: condominium coach, carriage and mid-rise homes (about 1,024) and Estate and Executive single-family homes (275) | Roughly 978 homes across ten villages: condos, coach homes, villas and single-family homes |
| Era built and builder | Built by WCI Communities between roughly 1997 and 2003 | Built from 2001 through the late 2000s; Stock Construction built most of the community |
| Recent sales (12 months to Sept 29, 2026) | 50 closings, $550,000 median, $320,000 to $1,400,000, $343 per sq ft | 55 closings, $625,000 median, $220,000 to $2,600,000, $294 per sq ft |
| Time on market and list ratio | 25 days median, 96.9% of list | 37 days median, 94.8% of list |
| Supply on Sept 29, 2026 | 12 active, about 2.9 months | 13 active, about 2.8 months |
| Golf and club model | Bundled, non-equity: 27 holes, six pools and a members-only boat ramp come with the annual assessment; no golf waitlist | Optional golf: a Social membership is compulsory, golf is capped at roughly 400 members, one 18-hole course, five-tier club |
| Recurring fees | $11,495 club annual assessment in 2026 (bulk cable and internet included), plus neighborhood association dues that vary | A master assessment plus a village sub-association assessment; current dollar figures are not published on our page |
| One-time fees at closing | $20,300 initiation for a first-time Pelican Sound owner or $11,495 resale capital fee for a repeat owner, plus a $299 estoppel (2026 Fact Sheet) | Not stated on our page |
| CDD | Yes, River Ridge CDD, about $1,209 per year on the FY2026 tax bill | No CDD |
| Gated | Yes, a single gate with a staffed guardhouse | Yes, with a separately gated estate enclave (Grande Estates) |
| Flood zone | Zone AE on waterfront and riverfront enclaves such as Island Sound; interior lots likely Zone X | Predominantly Zone X, with AE mostly on lots fringing the 24 interior lakes |
| Location | Between US-41 and Estero Bay on the north bank of the Estero River; gate on Williams Road | East of I-75 off Ben Hill Griffin Parkway, just north of Corkscrew Road at Exit 123 |
| Age restriction | Not age-restricted | Not age-restricted |
Sources: Pelican Sound figures from the Pelican Sound community guide, the 2026 Fact Sheet and the September 29, 2026 Southwest Florida MLS pull; Grandezza figures from the Grandezza community guide and the same pull. [Source: Pelican Sound 2026 Fact Sheet]
A Pelican Sound owner pays an $11,495 club assessment plus neighborhood dues and about $1,209 in CDD, roughly $12,704 a year before neighborhood dues, and it buys golf, six pools, boating, fitness, bulk cable and internet. A Grandezza owner pays a master and a village assessment with no CDD line and adds golf only if they want it. Current Grandezza dollar figures are not published on our page, so we get them from the seller's documents.
The buyer who wants golf, boating and racquet sports all included, will use the club and wants river access to Estero Bay without an equity deposit. It suits a buyer who values the entry range too: $320,000 to $1,400,000 with the same membership.
The buyer who wants to use the club without paying for golf, prefers a tax bill with no CDD line and wants a wider range of village types inland, east of I-75, mostly in Zone X. Our Grandezza community guide sets out its villages and club tiers.
The two medians are $75,000 apart, with Grandezza's higher, and Pelican Sound closed faster at 25 days against 37. If you like both, we write the offers on the fee stack, not the list price alone.
Florida law gives a Pelican Sound buyer different protections depending on the home: a condominium buyer receives the section 718.503 documents and a 7-day cancellation right, a buyer in a mandatory homeowners association receives the section 720.401 summary and a 3-day right, and every buyer receives the section 689.261 tax summary and the 689.302 flood disclosure.
Data updated: September 2026
Section 720.401 requires the seller to give the buyer a disclosure summary before the buyer signs, and if it was not provided the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, a right that cannot be waived [Source: Florida Statutes 720.401]. It applies only where a mandatory homeowners association governs the parcel.
Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. About 1,024 Pelican Sound homes are condominiums, so their buyers receive the section 718.503 documents, at the seller's expense, and may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving them [Source: Florida Statutes 718.503]. The package includes the declaration, bylaws, rules, budget, frequently asked questions document and reserve and milestone information where they apply.
Our community guide reports that the recorded master Declaration's Lee County reference has not been pulled from the Clerk's Official Records, and it does not state which chapter governs the single-family neighborhoods and the master. We do not publish a reading of a document we have not pulled, so your closing agent or attorney confirms which regime governs your parcel. This is information, not legal advice [Source: Pelican Sound Architectural Review Committee guidelines].
Section 689.261 requires a property tax disclosure summary in a residential contract, warning that your taxes may differ from the seller's, and section 689.302 requires the seller's flood disclosure at or before contract, with answers on flooding, claims and federal assistance [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302].
At a Pelican Sound closing the estoppel certificate shows what is owed on the home, the club's 2026 Fact Sheet lists a $299 estoppel, and the neighborhood association must issue a certificate of approval to purchase before closing. Who pays the estoppel is a contract term, and the Lee County custom is the seller.
Data updated: September 2026
Florida caps the association's estoppel fee at $250 when the account is current, adjusted for inflation to $299 in our 2026 research, with rush and delinquent add-ons, and the certificate is valid for 30 days [Source: Florida Statutes 720.30851] [Source: Florida Statutes 718.116] [Source: HB 979 (2024) staff analysis]. Review it for unpaid assessments, special assessments and any transfer fees.
If you have never owned in Pelican Sound, you pay a $20,300 initiation at closing, and if you own or have owned here you pay an $11,495 resale capital fee, both non-refundable and neither an equity stake [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound membership Q&A]. Budget it as cash to close.
The neighborhood association must issue a certificate of approval to purchase before closing, and a lessee must be 25 or older and approved by the neighborhood association [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound Leasing page]. We learn each requirement at the offer stage and build the time into the contract.
Membership activates at closing, gate access runs through an app and smart passes with an electronic guest list, and unaccompanied houseguests must be pre-registered [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound membership Q&A]. We show you the setup at the walk-through.
Inspect the roof, air conditioning, water heater, windows and doors, permits and hurricane protection, because Pelican Sound's homes were built between roughly 1997 and 2003 and many systems are at or past mid-life. For a condominium, also read the building's reserve study and any milestone or structural integrity summary.
Data updated: September 2026
A roof's age and material drive the insurance quote, and an insurer may inspect. Ask for the roof's date and permit, and order the roof inspection inside the contract window [Source: Pelican Sound history] [Source: Village of Estero history page].
Photograph the data plates and get the dates. A system at the end of its life is a negotiating point, and a leaking tank is a claim you do not want to inherit.
List every opening and its protection, with the product and permit. Impact glass and shutters lower the wind premium [Source: Florida Statutes 627.0629].
Ask for the permit history and the Architectural Review Committee approvals for exterior work, since unapproved changes can become your problem [Source: Pelican Sound Architectural Review Committee guidelines].
A wind mitigation report documents the features that earn insurance discounts, and Florida requires insurers to offer them [Source: Florida Statutes 627.0629]. Order it during the inspection window.
Insuring a Pelican Sound home means a homeowners or unit-owner (HO-6) policy, flood insurance where the lender requires it or the address warrants it, and wind coverage. Condominium buyers should read the association's master policy and carry loss-assessment coverage, and quotes should be in hand before you remove contingencies.
Data updated: September 2026
A condominium association insures the building under its master policy, and section 718.111 sets its insurance duties, while you insure the interior, contents and loss assessment with an HO-6 policy [Source: Florida Statutes 718.111]. Ask for the master policy summary and deductible.
The waterfront Island Sound enclave is in FEMA Zone AE with a 10.0-foot base flood elevation, so a federally backed mortgage requires flood insurance there, while higher interior lots are likely Zone X, where it is recommended. Look up the address on the FEMA Flood Map Service Center [Source: FEMA Elevation Certificate, 20975 Island Sound Circle #103] [Source: FEMA Flood Map Service Center].
The Village of Estero holds a Class 6 rating, which gives a 20% discount on National Flood Insurance premiums [Source: Village of Estero Community Rating System page] [Source: Village of Estero CRS notice]. Confirm the current rating when you buy.
Hurricane Ian made landfall in Lee County on September 28, 2022, and the River Club took about three feet of water and reopened around March 2024 [Source: NOAA Hurricane Ian report] [Source: RG Architects River Club project page]. Citizens Property Insurance may be an option where private quotes are unavailable, with its own flood requirements [Source: Citizens Property Insurance] [Source: Citizens flood requirements].
A Pelican Sound buyer pays principal and interest, the $11,495 annual club assessment (about $958 a month), about $1,209 a year in CDD, neighborhood dues, taxes and insurance. At the 7.03% Freddie Mac average as of September 24, 2026, principal and interest on a loan at the $550,000 median with 20% down is $2,936 a month.
Data updated: September 2026
| Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
| Club annual assessment | $11,495 (2026) | Annual, billed on the November statement | Every owner | Pelican Sound 2026 Fact Sheet |
| Initiation fee | $20,300 (2026) | One time, at closing | A buyer who has never owned in Pelican Sound | Pelican Sound 2026 Fact Sheet |
| Resale capital fee | $11,495 (2026) | One time, at closing | A buyer who owns or previously owned in Pelican Sound, in place of the initiation fee | Pelican Sound 2026 Fact Sheet |
| Estoppel fee | $299 (2026) | At closing | Listed on the Fact Sheet among closing fees; the contract decides who bears it | Pelican Sound 2026 Fact Sheet |
| Neighborhood association dues | Vary by neighborhood; not published community-wide | Usually quarterly | Owner, on top of the club assessment; shown on the estoppel and the association budget | Pelican Sound 2026 Fact Sheet |
| River Ridge CDD | About $1,209 per home (FY2026: $177.21 general fund plus $1,031.71 Pelican Sound program) | Annual, non-ad-valorem line on the Lee County tax bill | Owner of record; prorated at closing | River Ridge CDD FY2026 budget |
| Cart and trail fees, boat storage | $29.35 plus tax per member 18-hole cart round; $2,272 plus tax annual private trail fee; boat storage $625 per year (or $80 per month) plus tax; canoe and kayak storage $155 per year plus tax | As used | Owner who uses them | Pelican Sound 2026 Fact Sheet |
| Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record; prorated at closing | Lee County Tax Collector |
| Homeowners or unit-owner insurance, flood insurance where required | Quote-dependent | Annual | Buyer | Florida Department of Financial Services |
Neighborhood dues are not published in one place for the whole community, and we do not print a figure from any source other than the estoppel or the neighborhood's own budget [Source: Pelican Sound 2026 Fact Sheet].
| Price | Down payment at 20% | Loan | Principal and interest at 7.03%, 30 years | Club assessment per month | CDD per month | Sum before dues, taxes and insurance |
|---|---|---|---|---|---|---|
| $320,000 (a low sale (Turnberry)) | $64,000 | $256,000 | $1,708 | $958 | $101 | $2,767 |
| $550,000 (12-month median) | $110,000 | $440,000 | $2,936 | $958 | $101 | $3,995 |
| $1,000,000 (a Palmetto Dunes or Oak Run carriage home) | $200,000 | $800,000 | $5,339 | $958 | $101 | $6,398 |
| $1,400,000 (a top Masters Circle sale) | $280,000 | $1,120,000 | $7,474 | $958 | $101 | $8,533 |
Sources: Freddie Mac Primary Mortgage Market Survey, 30-year fixed average of 7.03% as of September 24, 2026; the 2026 Fact Sheet annual assessment of $11,495 and the FY2026 River Ridge CDD assessment of about $1,209; our arithmetic. Illustration only, not a loan offer; neighborhood dues, taxes and insurance are extra. [Source: Freddie Mac PMMS]
In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your first bill will not match the seller's.
The assessment covers amenities (food and beverage, golf, racquet sports, fitness and the marina), property management (bulk fiber-optic internet and cable television for every home, common areas, security and pool maintenance) and replacement reserves sized by an independent annual reserve study [Source: Pelican Sound membership Q&A].
Pelican Sound buyer closing costs are the club's initiation or resale capital fee, your lender's charges, the documentary stamp tax and nonrecurring intangible tax on a mortgage, recording, the lender's title policy and prepaids, while the seller customarily pays the deed's stamps and the owner's title policy in Lee County.
Data updated: September 2026
In Lee County the seller customarily pays for the buyer's owner's title policy and the $0.70 per $100 deed stamps, the reverse of the Collier County habit, but the contract controls, so we confirm it in writing [Source: Florida Statutes 201.02] [Source: Florida Administrative Code Rule 69O-186.003].
Florida charges documentary stamp tax of $0.35 per $100 on a mortgage note and nonrecurring intangible tax of $2 per $1,000 on the mortgage, both paid by the borrower [Source: Florida DOR documentary stamp tax page] [Source: Florida DOR nonrecurring intangible tax page]. On a $440,000 loan that is $1,540 and $880.
Expect recording fees, the lender's title policy, settlement fees and a municipal lien search, which vary by title company, plus the club fee and the estoppel if the contract assigns it to you [Source: Florida Statutes 28.24] [Source: Florida DFS title insurance overview]. Your lender's loan estimate lists each line.
Property tax is prorated at closing, and the lender collects insurance and tax reserves. The River Ridge CDD line prorates like the rest of the tax bill [Source: Florida DOR taxpayer information] [Source: Lee County Tax Collector, property taxes].
Since August 17, 2024, a Pelican Sound buyer signs a written agreement with their own agent before touring, offers of buyer broker compensation may not be advertised in the MLS, and every commission is negotiable. The agreement states what the agent does and how the agent is paid.
Data updated: September 2026
It names the services, the term and the compensation, and it should be readable in a few minutes [Source: NAR written buyer agreements]. We walk you through each line.
Compensation is negotiated, and a seller may agree to pay all or part of it in the contract, off the MLS [Source: NAR settlement, buyers and sellers]. What you owe us is stated in our agreement.
Section 475.278 requires the agent to disclose the brokerage relationship, and we tell you in writing whether we act as a transaction broker or single agent [Source: Florida Statutes 475.278].
Yes, in most cases, but a condominium purchase adds a project review. Pelican Sound buyers use conventional, FHA, VA and cash, and the lender reviews the association as well as you. Fannie Mae's guide lists conditions that make a condominium project ineligible, so we ask the lender to check the project early.
Data updated: September 2026
Conventional loans typically require 3% to 20% down depending on the program, FHA loans are insured by the federal government and VA loans are available to eligible veterans and service members [Source: VA home loan program] [Source: HUD buying a home]. Your lender sets the terms, and we introduce you to lenders who work in Estero.
A lender reviewing a condominium checks the association's budget, reserves, litigation, owner-occupancy and delinquency, and Fannie Mae lists ineligible projects in its selling guide [Source: Fannie Mae ineligible condominium projects]. If a neighborhood fails a review, financing options narrow, so we ask your lender to check before you offer.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers [Source: Florida Housing homebuyer programs]. Eligibility depends on income, price and other limits, and we send you the current rules.
Cash buyers close faster and skip the project review, and the seller may accept a lower price for certainty. Homes sold in a median 25 days here, so a cash offer with a short inspection window has leverage in the slower neighborhoods.
The Consumer Financial Protection Bureau publishes plain-language guides to mortgages and closing disclosures [Source: CFPB owning a home guides]. We recommend reading them, and we do not give lending advice.
We find you the right Pelican Sound home by starting with your plans, touring with the record in hand and watching for the long listings. Marc sets alerts across the MLS and our database, and tours the neighborhoods that fit your budget and use of the club.
Data updated: September 2026
How often you will be here, whether you will golf, boat or play racquet sports, whether you want a lock-and-leave condominium or a single-family home, and whether you will rent. Those decide the neighborhood before the price does.
We bring the neighborhood's closed sales, the fee stack and the flood zone to each showing, so you see the price in context. Guests are admitted through the staffed gate on an electronic list, and we arrange access with the seller's agent [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound membership Q&A].
The longest sales in the record took 193, 196, 235 and 386 days, and a listing that has sat can be negotiable. We read the price history before we write.
Marc Comisar negotiates every Pelican Sound offer himself. In a community with a master club, neighborhood associations, a CDD and two legal regimes, the negotiation runs past the price into the documents, the inspection, the insurance quote, the approval and the club fees.
Data updated: September 2026
We price from the closed sales in the neighborhood and size range: 14 of 50 closed below 95% of list, but 13 closed at or above it, so we read the home before we choose a discount.
A condominium buyer's 7-day right and an HOA buyer's 3-day right are leverage if the documents show a problem [Source: Florida Statutes 718.503] [Source: Florida Statutes 720.401]. We read the package the day it arrives.
A repair credit or a seller-paid estoppel can cost a seller less than a price cut, and a price cut lowers the recorded sale price the appraiser will read. We model each option before we ask.
We set the deposit, the inspection and financing periods and the closing date to your plan, with the club and association approvals built in.
Pelican Sound rules that decide whether a home works for you are a 30-day minimum lease with lessees 25 or older and no lessee pets, per-neighborhood pet limits, architectural approval for exterior work, houseguest registration and the gate system. Confirm each in the neighborhood's documents before you offer.
Data updated: September 2026
The owner files an application to lease with the club's accounting office 20 business days before the lease starts, and the lessee must be approved by the neighborhood association; a few associations require 60 days, and the club does not handle rentals [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Leasing page]. The rental record in our community guide showed one active for-rent listing and two recorded leases over the trailing 12 months.
Pet limits are set by each neighborhood association, community-wide rules prohibit dog runs, animal pens and fences including invisible fencing, and exterior changes need Architectural Review Committee approval [Source: Pelican Sound Architectural Review Committee guidelines].
Unaccompanied houseguests must be pre-registered at $130, five business days ahead, with a two-week maximum stay and six registrations a year, but only two a year in Island Sound I, Island Sound II and Turnberry I [Source: Pelican Sound 2026 Fact Sheet].
Twenty-seven holes across three par-36 nines, six heated pools, eight Har-Tru tennis courts, 14 pickleball courts, five bocce courts, fitness and a members-only boat ramp with 125-lot dry storage and a Lovers Key shuttle are all included in the bundled membership, with no food and beverage minimum [Source: Pelican Sound Golf page] [Source: Pelican Sound Tennis page] [Source: Pelican Sound Boating page].
Pelican Sound is the right place if you want bundled golf, boating and racquet sports, a wide entry range from $320,000 to $1,400,000 and a community that is largely owner-occupied. It is a poorer fit if you want to rent the home, want no club fees, or want a lower carrying cost.
Data updated: September 2026
Golfers, boaters and active adults who will use the club, seasonal owners who want lock-and-leave condominiums, and move-up buyers who want an Estate or Executive home in The Masters, Gleneagles, Torrey Pines or Pinehurst. It is not age-restricted.
Buyers who want to rent the home, who will not use the club, or who want a lower annual carrying cost may prefer a community without a bundled club, such as Stoneybrook or Bella Terra, or one with optional golf, such as Grandezza.
Groceries, the Coconut Point mall, Lee Health Coconut Point's 24/7 emergency room and pharmacies are within about 5 minutes across US-41, Southwest Florida International Airport is roughly 17 to 22 minutes and the Gulf beaches are about 20 minutes, per our community guide [Source: Pelican Sound community guide].
Call Marc at (239) 287-5873 or use the consultation below. We will tell you honestly whether Pelican Sound or a neighbor fits you better.
McGreevy and Comisar is a top-reviewed Pelican Sound realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
A community with a range from $320,000 to $1,400,000 needs an agent who fits the home to the buyer, not the reverse.
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
We start with your plans and the way you will use the club, and we tour to fit them.
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
Documents, deadlines and approvals are where a Pelican Sound purchase can slip, so we keep you informed at every step.
A personalized Pelican Sound buyer consultation with McGreevy and Comisar is a working conversation, not a sales pitch. We match your budget to a neighborhood, walk the fee stack and a monthly payment at today's rates, set out the document plan for your neighborhood's legal regime, and tell you honestly whether Pelican Sound or a neighbor fits better.
Data updated: September 2026
The consultation form sits near the top of this page. You can also call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Estero first. We have been Top 1% Real Estate Agents Nationally Since 2008.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Which neighborhood fits your budget, plans and use of the club.
The fee stack and a monthly budget at the current Freddie Mac rate, with your down payment.
The section 718.503 or section 720.401 documents, the review window and what to read first.
The estoppel, any approval and the club's initiation or resale capital fee.
The inspection plan: roof, air conditioning, windows, permits and approvals.
Homeowners, HO-6 and flood quotes, and the flood zone for the address.
Whether Grandezza, West Bay Club, Stoneybrook or another neighbor fits you better.
Pelican Sound specialists matter for a buyer because the facts that decide a purchase live in documents, not in a listing feed: a bundled club with a one-time fee at closing, a master association over 22 neighborhood associations, a CDD, two legal regimes, a flood map that splits by parcel and a price range from $320,000 to $1,400,000.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the buyer's agent on this page. He runs the search, the tours, the offer and the walk-through. Read his profile on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He runs the data, the fee stack and the closing paperwork. Read his profile on the Jesse McGreevy agent page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
A general agent may tell a buyer there is no initiation fee, hand over an HOA summary when the neighborhood is a condominium, quote one flood zone for the whole community, forget the CDD line, or skip the condominium project review with the lender. Each one costs a buyer time or money.
Pelican Sound buyers who own a home to sell first get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 1,299-residence community with a bundled club, a CDD and two legal regimes rewards neighborhood-level pricing and a documents file ready on day one.
Data updated: September 2026
If you are thinking, "I need to sell my home before I buy," here is the short version. We place your home on its own neighborhood's ladder of closed sales, build the documents file before the first showing and time the two closings together. Our Estero home valuation guide and Estero seller guide show the method.
Listing-team credentials:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072. Confidential conversations welcome.
Yes. We time the two closings together, using a contingent offer, a short rent-back or a bridge, whichever fits your finances, and we plan the Save Our Homes portability claim around the January 1 test.
Not necessarily. A homestead owner who establishes a new Florida homestead within the statutory window may transfer the difference between just value and capped assessed value, up to $500,000, using Form PT-112 [Source: PT-112 portability guide].
It depends on your finances and the market. In Pelican Sound, with about 2.9 months of supply, a buyer who has a home under contract is a stronger buyer, and we compare the options with you.
It helps. Your equity sets your budget, and the valuation is free and carries no obligation.
We plan for it with a rent-back or a short lease, and the record shows a median 25 days on market here, so we start looking early.
You negotiate each side separately: a listing agreement on the sale and a buyer agreement on the purchase, and every commission is negotiable [Source: NAR settlement FAQs].
Pelican Sound buyers ask these questions before they make an offer, and each answer below is a single paragraph with its source. They cover price, fees, documents, financing, insurance, rules and the closing.
Data updated: September 2026
Buyers work with McGreevy and Comisar because the answers below show up in the deal:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Nothing here is legal, tax or lending advice; confirm anything that affects your purchase with your closing agent, attorney, CPA or lender.
Pelican Sound homes sold for $320,000 to $1,400,000 in the 12 months to September 29, 2026, with a $550,000 median, per the Southwest Florida MLS. Attached homes had a $530,000 median and single-family homes $1,249,000, and the neighborhood and size decide where a home falls.
The lowest sales were 1,300-square-foot homes in Island Sound, Turnberry and Hammock Greens at $320,000 to $369,000, and homes under 1,400 square feet had a $345,000 median. The cheapest entry still carries the same $11,495 annual club assessment, so compare the monthly cost, not just the price.
Compare each ask with the neighborhood's closed sales. In the 12 months to September 29, 2026 homes sold at a median 96.9% of list, 14 of 50 sold below 95% of list and 13 sold at or above list, so fair depends on the home.
It is moderately balanced. There were 12 listings against 50 closings, about 2.9 months of supply, and homes sold in a median 25 days, but the slow neighborhoods such as Turnberry, at a median 102 days, favor buyers and the fast ones such as The Masters do not.
It depends on your loan. Conventional loans typically need 3% to 20%, FHA loans and VA loans have their own minimums, and cash buyers need none. A condominium purchase adds a lender's project review, so ask your lender early [Source: VA home loan program] [Source: HUD buying a home] [Source: Fannie Mae ineligible condominium projects].
At the 7.03% Freddie Mac 30-year average as of September 24, 2026, principal and interest on a loan at the $550,000 median with 20% down is $2,936 a month. Add about $958 for the club assessment, about $101 for the CDD, neighborhood dues, taxes and insurance [Source: Freddie Mac PMMS] [Source: Pelican Sound 2026 Fact Sheet].
The club's 2026 annual assessment is $11,495 per home, and each neighborhood association adds its own dues, which vary and appear on the estoppel. Our community guide does not publish a community-wide figure for the neighborhood dues, so we get them from the seller's documents [Source: Pelican Sound 2026 Fact Sheet].
Yes. Pelican Sound sits inside the River Ridge Community Development District, and the FY2026 assessment is about $1,209 per home, a non-ad-valorem line on the property tax bill [Source: River Ridge CDD FY2026 budget] [Source: River Ridge CDD about page].
Amenities (food and beverage, golf, racquet sports, fitness and the marina), property management (bulk fiber-optic internet and cable television, common areas, security and pool maintenance) and replacement reserves sized by an independent reserve study [Source: Pelican Sound membership Q&A].
The 2026 Fact Sheet lists a $20,300 initiation for a buyer who has never owned in Pelican Sound and an $11,495 resale capital fee for a repeat owner, both paid by the incoming owner at closing, non-refundable and not an equity stake [Source: Pelican Sound 2026 Fact Sheet].
About 1,024 of the 1,299 homes are condominiums (coach, carriage and mid-rise), and 275 are fee-simple single-family homes in Pinehurst, The Masters, Gleneagles and Torrey Pines [Source: Pelican Sound Types of Residences flyer]. Which chapter governs the single-family neighborhoods is not stated on our guide, so your closing agent or attorney confirms it.
A condominium buyer receives the section 718.503 documents, and a buyer in a mandatory homeowners association receives the section 720.401 summary. Every buyer receives the section 689.261 tax summary and the section 689.302 flood disclosure [Source: Florida Statutes 718.503] [Source: Florida Statutes 720.401] [Source: Florida Statutes 689.261].
Yes, within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the section 718.503 documents, if the contract is subject to that right. Confirm the details with your closing agent or attorney [Source: Florida Statutes 718.503].
Under section 720.401 the buyer may cancel within 3 days after receiving the disclosure summary or before closing, whichever comes first, if it was not provided before signing, and the right cannot be waived. It applies only where a mandatory homeowners association governs [Source: Florida Statutes 720.401].
A statement of what is owed on the home and any fees due at transfer. Florida caps the fee at $250 when the account is current, adjusted to $299 in our 2026 research, and the club's Fact Sheet lists $299 [Source: Florida Statutes 720.30851] [Source: Pelican Sound 2026 Fact Sheet].
The seller customarily pays for the buyer's owner's title policy and the deed's doc stamps, the reverse of the Collier County habit. The contract controls, so we confirm it in writing [Source: Florida Administrative Code Rule 69O-186.003] [Source: Florida Statutes 201.02].
The club's initiation or resale capital fee, your lender's charges, mortgage stamps of $0.35 per $100 and intangible tax of $2 per $1,000, recording, the lender's title policy and prepaids. Your loan estimate lists them [Source: Florida DOR documentary stamp tax page] [Source: Florida DOR nonrecurring intangible tax page].
It depends on the address. The waterfront Island Sound enclave is in FEMA Zone AE with a 10.0-foot base flood elevation on panel 12071C0587F, and higher interior lots are likely Zone X. Check the address on the FEMA Flood Map Service Center [Source: FEMA Elevation Certificate, 20975 Island Sound Circle #103] [Source: FEMA Flood Map Service Center].
The River Club took about three feet of water and reopened rebuilt around March 2024, and storm-repair permits ran in Island Sound II through mid-2024, while higher-ground homes saw mainly wind and rain. Ask the seller about repairs and claims [Source: RG Architects River Club project page] [Source: Village of Estero building permit report, June 2023].
With an HO-6 policy for the interior and loss assessment, on top of the association's master policy under section 718.111. Ask for the master policy summary and deductible before you offer [Source: Florida Statutes 718.111].
The Village of Estero holds a Class 6 rating in the Community Rating System, a 20% discount on National Flood Insurance premiums [Source: Village of Estero Community Rating System page] [Source: Village of Estero CRS notice]. Confirm the current rating at the time of purchase.
Yes, within the rules: a 30-day minimum lease, lessees 25 or older approved by the neighborhood association, no lessee pets, an application 20 business days ahead and per-neighborhood caps. The market is thin, with one active for-rent listing and two recorded leases in the trailing year [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Leasing page].
Owner pet limits are set by each neighborhood association, community-wide rules prohibit dog runs, animal pens and fences, and there is an on-site dog park. Lessees may not keep pets [Source: Pelican Sound Architectural Review Committee guidelines] [Source: Pelican Sound membership Q&A].
No. Our community guide describes it as not age-restricted, though roughly 450 of the 1,299 homes are occupied year-round, so it is snowbird-weighted [Source: Pelican Sound membership Q&A].
Yes. Membership is mandatory and tied to ownership, activates at closing and ends when you sell, with 1,299 homes and 1,299 memberships in a single class [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Membership page].
No. The 2026 Fact Sheet lists no food and beverage minimum, though the bundled membership includes access to the club's dining venues [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound Dining page].
Twenty-seven holes, six heated pools, eight Har-Tru tennis courts, 14 pickleball courts, five bocce courts, fitness and the boat ramp with 125-lot dry storage and a Lovers Key shuttle [Source: Pelican Sound Golf page] [Source: Pelican Sound Tennis page] [Source: Pelican Sound Bocce page] [Source: Pelican Sound Boating page].
Pelican Sound's 12-month median was $550,000 against $625,000 at Grandezza, and it sold faster at 25 days against 37. Pelican Sound bundles golf and boating with a CDD, and Grandezza makes golf optional with no CDD. See our Grandezza community guide.
Yes. Since August 17, 2024, buyers sign a written agreement with their own agent before touring, and every commission is negotiable [Source: NAR written buyer agreements] [Source: NAR settlement FAQs].
It is negotiated. The agreement states what you owe, and a seller may agree to pay all or part of it in the contract, off the MLS [Source: NAR settlement, buyers and sellers].
Not what the seller pays. A change of ownership resets a homestead's assessed value to just value as of the next January 1, and the CDD line is added to the bill. Section 689.261 warns of this in the contract [Source: Florida Statutes 193.155] [Source: Florida Statutes 689.261].
Yes. We time the two closings together and plan the Save Our Homes portability claim. Call Jesse at (239) 898-6072 for the sale and Marc at (239) 287-5873 for the purchase.
Call Marc direct at (239) 287-5873 or use our buyer consultation. We will match your budget to a neighborhood, walk the fee stack and the documents and tell you honestly whether Pelican Sound fits.
You reach the Pelican Sound buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected], or using the buyer consultation form at the top of this page. The first conversation carries no obligation.
Data updated: September 2026
If you are thinking, "I need someone to help me buy a home in Estero, Florida," McGreevy and Comisar helps buyers search, negotiate and close with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. The full community picture stays on our Pelican Sound community guide, and sellers can start with our free home valuation.
Marc Comisar and Jesse McGreevy are the Estero and Bonita Springs team behind this buyer guide. We advise Pelican Sound buyers neighborhood by neighborhood from the closed MLS record, and here is what that experience means for you as a buyer.
Top 1% Real Estate Agents Nationally Since 2008
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#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
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Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Pelican Sound realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Pelican Sound facts on this page rest on primary sources: the Pelican Sound Golf and River Club and its published documents, the River Ridge Community Development District, the Village of Estero, Lee County and the Lee County Property Appraiser and Tax Collector, FEMA, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Pelican Sound Golf & River Club, home (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, About and History (golf opened May 1998; clubhouse 1999; member turnover January 2003) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Membership Q&A (governance, reserves, fees, bulk cable and internet, year-round residents, leasing) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Real Estate and Types of Residences (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Golf (27 holes, Chip Powell and Mike Hill, Audubon) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Membership (bundled model, pools and fire pits) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Boating (ramp, 125-lot dry storage, wash bays, shuttle) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Personal Watercraft (complimentary kayaks and paddleboards) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Tennis (eight Har-Tru Hydro-Grid courts) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Bocce (five courts) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Wellness and Fitness (hours, classes, equipment) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Dining Amenities (The Vista, Pavilion, Pelican Pub, River Club) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Leasing (the club does not handle rentals) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound 2026 Fact Sheet (PDF): fees, amenities, management companies, guest and lease rules (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound golf scorecard (PDF): rotation yardages (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound 2022 Types of Residences flyer (PDF): unit counts and square footage by neighborhood (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound Community Map 2023 (PDF) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
River Ridge CDD, About the District (about 630 acres; Lee County Ordinance 96-02) (River Ridge CDD, retrieved September 2026). riverridgecdd.net
River Ridge CDD, FY2026 Adopted Budget (PDF): per-unit assessments, district composition, notes (River Ridge CDD, retrieved September 2026). riverridgecdd.net
Lee County Ordinance 96-02 (PDF): establishes the River Ridge CDD (River Ridge CDD, retrieved September 2026). riverridgecdd.net
Florida Auditor General, River Ridge CDD audited financial reports (Florida Auditor General, retrieved September 2026). flauditor.gov
Pelican Sound Architectural Review Committee guidelines (PDF; references the master Declaration) (Pelican Sound property owners document host, retrieved September 2026). www.pshg3.com
Village of Estero, Ordinance 2022-15 (PDF): Pelican Sound RPD zoning, legal description, land-use summary (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Ordinance 2025-07 first-reading PDF (permanent shuttle mooring) (Village of Estero, retrieved September 2026). play.champds.com
Village of Estero, Flood Zones and Evacuation Zones (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Community Rating System (Class 6, 20% discount) (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, FEMA maintains CRS rating (November 21, 2024) (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Schools serving Estero (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Estero RiverPark land purchase (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, single-day trash collection and Waste Pro (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Estero History (incorporation December 31, 2014) (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero Building Permit Report, June 2023 (PDF) (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero Building Permit Report, May 2024 (PDF) (Village of Estero, retrieved September 2026). estero-fl.gov
FEMA Elevation Certificate, 20975 Island Sound Circle Unit 103 (Zone AE; BFE 10.0; Panel 12071C0587F) (Village of Estero, retrieved September 2026). estero-fl.gov
FEMA Letter of Map Revision 23-04-0622P (Estero River; Lee County 125124) (FEMA, retrieved September 2026). map1.msc.fema.gov
Lee County Ordinance 22-30 (PDF): 50 percent substantial-improvement rule; freeboard (Lee County, retrieved September 2026). mcclibraryfunctions.azurewebsites.us
Lee County Ian Progress Report (landfall September 28, 2022) (Lee County, retrieved September 2026). ianprogress.leegov.com
Citizens Property Insurance, flood requirements (Citizens Property Insurance Corporation, retrieved September 2026). www.citizensfla.com
NOAA National Hurricane Center, Tropical Cyclone Report AL092022 (Hurricane Ian) (NOAA National Hurricane Center, retrieved September 2026). www.nhc.noaa.gov
RG Architects PA, River Club at Pelican Sound (architect of record) (RG Architects PA, retrieved September 2026). www.rgarchitectspa.com
Florida DEP, Estero Bay and River Paddling Guide (PDF) (Florida Department of Environmental Protection, retrieved September 2026). floridadep.gov
Lee County Visitor and Convention Bureau, Great Calusa Blueway (Lee County Visitor and Convention Bureau, retrieved September 2026). www.visitfortmyers.com
School District of Lee County, School Zones (School District of Lee County, retrieved September 2026). www.leeschools.net
Lee County SchoolSite Locator (address-level assignment) (School District of Lee County, retrieved September 2026). www.schoolsitelocator.com
Pinewoods Elementary School (School District of Lee County, retrieved September 2026). pin.leeschools.net
Three Oaks Middle School (School District of Lee County, retrieved September 2026). okm.leeschools.net
Estero High School (School District of Lee County, retrieved September 2026). est.leeschools.net
Florida Gulf Coast University (Florida Gulf Coast University, retrieved September 2026). www.fgcu.edu
West Bay Club, Membership (West Bay Club, retrieved September 2026). www.westbayclubs.com
Shadow Wood Country Club, Membership (Shadow Wood Country Club, retrieved September 2026). www.shadowwoodcc.com
Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 720.30851, homeowners association estoppel certificates (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 718.116, condominium assessments and estoppel certificates (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 718.503, developer and nondeveloper disclosure, voidability (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 718.111, condominium association powers and insurance (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 689.261, property tax disclosure summary (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 689.302, residential flood disclosure (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 201.02, documentary stamp tax on deeds (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 475.278, brokerage relationships (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 193.155, homestead assessments and Save Our Homes (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 627.0629, residential property insurance mitigation discounts (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 28.24, clerk service charges and recording fees (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 720.306, meetings, voting and amendments in a homeowners association (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 720.3085, assessments and lien rights in a homeowners association (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 475.25, license discipline and broker duties (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Documentary stamp tax overview and rates (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Nonrecurring intangible tax on mortgages (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Property tax information for taxpayers, calendar year and payment schedule (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Form PT-112, Save Our Homes portability guide (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Exemptions, including homestead, for Florida property owners (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Florida Administrative Code Rule 69O-186.003, title insurance rates (Florida Administrative Code, retrieved September 2026). www.flrules.org
Title insurance overview for consumers (Florida Department of Financial Services, retrieved September 2026). www.myfloridacfo.com
Understanding insurance, consumer guides (Florida Department of Financial Services, retrieved September 2026). www.myfloridacfo.com
HB 979 (2024) staff analysis, estoppel certificate fee caps (Florida Senate, retrieved September 2026). www.flsenate.gov
Property taxes, bill dates, discounts and delinquency (Lee County Tax Collector, retrieved September 2026). www.leetc.com
Lee County Property Appraiser (Lee County Property Appraiser, retrieved September 2026). www.leepa.org
Real property transfer and sale qualification codes (Lee County Property Appraiser, retrieved September 2026). www.leepa.org
NAR settlement FAQs (National Association of REALTORS, retrieved September 2026). www.nar.realtor
Written buyer agreements 101 (National Association of REALTORS, retrieved September 2026). www.nar.realtor
What the NAR settlement means for home buyers and sellers (National Association of REALTORS, retrieved September 2026). www.nar.realtor
Publication 523, selling your home (Internal Revenue Service, retrieved September 2026). www.irs.gov
FIRPTA withholding for foreign sellers (Internal Revenue Service, retrieved September 2026). www.irs.gov
Primary Mortgage Market Survey (Freddie Mac, retrieved September 2026). www.freddiemac.com
Homebuyer programs overview, first mortgages and down payment assistance (Florida Housing Finance Corporation, retrieved September 2026). www.floridahousing.org
Selling Guide B4-2.1-03, ineligible condominium projects (Fannie Mae, retrieved September 2026). selling-guide.fanniemae.com
Consumer Financial Protection Bureau, owning a home guides (Consumer Financial Protection Bureau, retrieved September 2026). www.consumerfinance.gov
HUD, buying a home (U.S. Department of Housing and Urban Development, retrieved September 2026). www.hud.gov
VA home loan program overview (U.S. Department of Veterans Affairs, retrieved September 2026). www.va.gov
Citizens Property Insurance Corporation (Citizens Property Insurance Corporation, retrieved September 2026). www.citizensfla.com
Florida Realtors, statewide association and contract forms (Florida Realtors, retrieved September 2026). www.floridarealtors.org
FEMA Flood Map Service Center (search by address) (FEMA, retrieved September 2026). msc.fema.gov
Pelican Sound community guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Grandezza community guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Best real estate agents in Estero (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Seller closing costs in Florida (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Estero HOA and CDD fees guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Pelican Sound sellers and buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last row names the records that come from your neighborhood association and where to order them.
| Document | What it proves for a Pelican Sound owner | Official authority |
|---|---|---|
| Florida Statutes 718.503 | The documents a reselling condominium owner must deliver and the buyer's 7-day cancellation right | Florida Legislature |
| Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | Florida Legislature |
| Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 718.116 | What the condominium estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| Pelican Sound 2026 Fact Sheet | The 2026 annual assessment, initiation and capital fees, estoppel fee, leasing and houseguest rules | Pelican Sound Golf and River Club (PDF) |
| Pelican Sound Membership Q&A | Bundled non-equity membership, what the assessment pays for, leasing and reserves | Pelican Sound Golf and River Club |
| Pelican Sound Types of Residences flyer | Unit counts and square footage by residence type | Pelican Sound Golf and River Club (PDF) |
| Architectural Review Committee guidelines | Exterior-change approvals, pet and fence rules | Pelican Sound ARC (PDF) |
| River Ridge CDD FY2026 adopted budget | The per-unit CDD assessment on the tax bill | River Ridge CDD (PDF) |
| FEMA Elevation Certificate, 20975 Island Sound Circle Unit 103 | Zone AE, base flood elevation 10.0 feet, panel 12071C0587F | Village of Estero (PDF) |
| Village of Estero flood zones | How to look up the flood zone for an address | Village of Estero |
| Current budget, rules and estoppel for your neighborhood | Fees, any special assessment and whether buyer approval is required | Ordered through your neighborhood association or the club's accounting office, per the 2026 Fact Sheet |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.