Estero, Florida
Buy an Edgewater at Pelican Sound coach home with McGreevy and Comisar, Top 1% nationally since 2008. Closings by floor, the four associations, the club cash at closing and the condo documents you get first. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Buying an Edgewater at Pelican Sound coach home means buying one of 114 garage condominium homes in four associations inside the gated, bundled community of Pelican Sound in Estero, Florida, with full club membership from the day you close. Our Edgewater at Pelican Sound neighborhood guide covers the buildings, the history and the records; this page is the buyer's side of the same facts: what homes have closed at by floor, what you pay the club at closing and every year, which documents Florida's condominium law gives you before you are bound, and how we negotiate in a market with one listing at a time.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. The record a buyer needs is short: 11 Southwest Florida MLS closings in the 24 months to September 29, 2026 at a $585,000 median, upper-floor homes at a $615,000 median and ground-floor homes at $551,000, and one home for sale on the day of our pull, a ground-floor home asking $519,000.
A word on the name. This page covers the four Edgewater condominiums at Pelican Sound in Estero, Lee County, ZIP 33928. It is not the City of Edgewater in Volusia County on Florida's east coast, and it is not any other Pelican Sound neighborhood.
Two companion pages finish the set. If you own a home to sell first, read our guide to selling an Edgewater at Pelican Sound home, and to see how an Edgewater price is built, read what an Edgewater at Pelican Sound home is worth. For the whole community, see our Pelican Sound buyer's guide.
McGreevy and Comisar are the best realtor for Edgewater at Pelican Sound because buying here takes more than finding a listing. We read every recent closing by floor and association, the club's 2026 fee schedule and the condominium statutes before you offer, and we tell you where the public record stops and which document answers the rest.
If you're searching for the best realtor for Edgewater at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Edgewater at Pelican Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Buyers comparing the best real estate agents in Estero should ask each agent to show the closings by floor before writing an offer, and we do that on this page.
Recent Edgewater at Pelican Sound track record (last 12 months): In the last 12 months Edgewater at Pelican Sound has seen 7 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $585,000 (n = 7, small sample), a range of $530,000 to $635,000, a median of 52 days on market and a median sold-to-list ratio of 96.8%, which is the negotiation room a buyer has had.
In the last 12 months we tracked every one of the 7 Edgewater at Pelican Sound closings in the Southwest Florida MLS, and we tracked all 21 MLS closings recorded here since April 2022, matching each to its recorded county deed to learn its floor and its association.
For Edgewater at Pelican Sound buyers: the first question is the floor, the second is which of the four associations you are buying into, and the third is the club cash at closing. We answer all three before you tour, and we watch all four associations for the next listing.
Honors and recognition:
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. When you are ready, read our guide to selling an Edgewater at Pelican Sound home.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
These are the points an Edgewater at Pelican Sound buyer should carry into any offer, each sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 documents or Florida statutes.
Buying a home at Edgewater at Pelican Sound takes four decisions and one approval: which floor, which of the four associations, how much club cash to bring to closing, and what the condominium documents say, followed by the neighborhood association's approval of your purchase before the club issues your membership.
Every Edgewater building has three ground-floor and three upper-floor homes, each with a one-car garage. The county roll records 1,406 heated square feet downstairs and 1,535 upstairs; the club markets the plans at about 1,551 and 1,669. Upper-floor homes have closed higher, $615,000 against $551,000 at the 24-month median, and the club's guide lists elevators only for its four-story buildings, so an upper-floor home means stairs.
Edgewater I has 36 homes, Edgewater II 18, Edgewater III 30 and Edgewater IV 30, each a separate condominium with its own declaration, budget, dues, rules and board. The club's 2026 Fact Sheet lists Cambridge Management for I and II, Compass Rose for III and KPG Accounting for IV; the state's record shows Edgewater IV in care of NextGen Community Management since March 2024. Two homes a few buildings apart can carry different dues.
The club charges a first-time Pelican Sound owner a $20,300 initiation fee at closing, or $11,495 to an owner who owns or has owned in Pelican Sound, plus a $299 club estoppel. That cash comes on top of your down payment and lender costs.
Section 718.503 entitles you to the declaration, articles, bylaws and rules, the budget and financial statement, the reserve study or a statement that none exists, and the FAQ sheet. We ask for them at the start so your inspection period covers them.
The Edgewater at Pelican Sound market gives a buyer more room in 2026 than in 2025 but very little choice at any one time. The four 2026 closings took a median 65 days and all closed below list, while only one Edgewater home was for sale on September 29, 2026, about 1.7 months of supply.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area and MLS-marketed closings only; medians use the mean of the middle pair when n is even. County recorded sales are never mixed with MLS square-foot figures.
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 7 (small sample) | $585,000 | $354.84 | 52 | 96.8% |
| 24 months, first window with 10+ | 11 | $585,000 | $356.13 | 44 | 97.5% |
| 36 months | 14 | $592,000 | $362.20 | 18.5 | 97.6% |
| 60 months | 19 | $599,000 | $368.26 | 8 | 100.0% |
Over 24 months the median sale closed at 97.5% of its final list, and in the last 12 months at 96.8%. The median gap between final list and sold price was $14,900 over 24 months and $20,900 over 12 (our arithmetic). Homes that had sat more than 30 days closed at a median 95.3% of list; homes that sold in 16 days or fewer closed at a median 100.0%.
The 24-month median is 44 days, the 12-month median 52, and the 2026 median 65. A well-priced Edgewater home in season still goes under contract fast: five of the eleven 24-month sales took 16 days or fewer.
One active listing against seven closings in 12 months is about 1.7 months of supply. Low supply means you may wait for the right floor and association; it does not mean overpaying, because the homes that sat closed below list.
Edgewater at Pelican Sound homes sold 11 times in the Southwest Florida MLS in the 24 months to September 29, 2026, from $530,000 to $635,000 at a $585,000 median. Seven upper-floor homes closed at a $615,000 median and four ground-floor homes at $551,000. Each sale is listed by month, floor, association and price only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Floor | MLS beds and baths | MLS living area | Association | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Aug 2026 | Ground | 2 plus den, 2 | 1,551 | Edgewater I | $569,000 | $530,000 | 93.1% | 97 |
| Mar 2026 | Upper | 3, 2 | 1,669 | Edgewater II | $569,000 | $540,000 | 94.9% | 78 |
| Mar 2026 | Upper | 2 plus den, 2 | 1,670 | Edgewater I | $624,900 | $615,000 | 98.4% | 16 |
| Mar 2026 | Ground | 3, 2 | 1,550 | Edgewater II | $574,900 | $550,000 | 95.7% | 52 |
| Dec 2025 | Upper | 3, 2 | 1,536 | Edgewater I | $635,000 | $635,000 | 100.0% | 4 |
| Nov 2025 | Upper | 3, 2 | 1,669 | Edgewater II | $645,900 | $625,000 | 96.8% | 8 |
| Oct 2025 | Upper | 3, 2 | 1,670 | Edgewater IV | $599,900 | $585,000 | 97.5% | 125 |
| Jun 2025 | Upper | 2 plus den, 2 | 1,670 | Edgewater I | $624,900 | $585,000 | 93.6% | 83 |
| Apr 2025 | Upper | 2 plus den, 2 | 1,669 | Edgewater IV | $649,900 | $635,000 | 97.7% | 44 |
| Apr 2025 | Ground | 2 plus den, 2 | 1,551 | Edgewater III | $585,000 | $599,000 | 102.4% | 4 |
| Mar 2025 | Ground | 3, 1 and a half | 1,550 | Edgewater III | $535,000 | $552,000 | 103.2% | 3 |
The MLS describes some homes as two bedrooms plus a den and others as three bedrooms; the county roll codes all 114 as three bedrooms. It is one plan per floor described two ways.
Over 24 months the upper floor closed at a $615,000 median and $368.26 per MLS square foot; the ground floor at $551,000 and $355.48 (our arithmetic). Over 60 months, counting all 21 MLS sales, the twelve upper-floor sales had a $630,750 median and the nine ground-floor sales $552,000. All are small samples. A buyer who wants no stairs pays less; a buyer who wants the larger plan pays more.
Since September 29, 2025 the county file shows 8 qualified Edgewater sales at a $567,500 median, one more than the MLS shows, including an upper-floor Edgewater IV home recorded in March 2026 at $550,000 that never appeared as an MLS closing. In 2025 the county recorded 10 Edgewater sales at a $612,000 median, and in 2026 to date 5 at $550,000.
The MLS median was $602,500 in 2022 (n = 4), $599,000 in 2025 (n = 7) and $545,000 in 2026 to September 29 (n = 4), with a $680,000 high in January 2024. The 2026 figure rests on four sales, but every one closed below its final list.
Edgewater at Pelican Sound had one home for sale on September 29, 2026, a ground-floor home asking $519,000, against eleven closings in 24 months at a $585,000 median. The buyer who knows the floor's closings and has the club cash planned writes the offer that gets accepted.
Buying at Edgewater at Pelican Sound? Call Marc at (239) 287-5873, book a personalized Edgewater at Pelican Sound buyer consultation, or read how we represent buyers in Southwest Florida.
Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072, and read our guide to selling an Edgewater at Pelican Sound home.
On September 29, 2026 one Edgewater at Pelican Sound home was for sale in the Southwest Florida MLS: a ground-floor home described as two bedrooms plus a den and two baths, 1,406 square feet of MLS living area, listed at $519,000 after 1 day on market. Inventory here is thin by nature, so a buyer plans ahead.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The $519,000 ask sits below every ground-floor Edgewater closing in the last 36 months, which ran from $530,000 to $605,000, and works out to about $369 per square foot on its 1,406 MLS figure, which is close to the county roll's measure rather than the club's. Compare it against ground-floor closings on the same square-foot basis before you offer.
Edgewater has 114 homes and has produced seven to eleven MLS closings a year recently. At any moment only one or two are usually listed, spread across two floors and four associations, so the home that fits your floor, association and condition may not be on the market the week you look.
We watch all four associations for new listings and price changes, and we talk with owners and other agents about homes coming to market. Set up your criteria with Marc so the next upper-floor or ground-floor home reaches you the day it lists. Listings themselves are on our team site, and we send them as they appear.
Choose Edgewater at Pelican Sound for the larger, older coach-home neighborhood with the deeper resale record and a $592,000 36-month median; choose Southern Hills for the same two plans in one 2001 association at a $567,500 median. The club, fees and gate are identical. Our Southern Hills buyer's guide reads the comparison from that side.
| Factor | Edgewater at Pelican Sound | Southern Hills |
|---|---|---|
| Residential parcels (2026 roll) | 114 | 84 |
| Associations | Four (Edgewater I, II, III and IV) | One |
| Managers (club 2026 Fact Sheet) | Cambridge (I and II), Compass Rose (III), KPG Accounting (IV) | Frankly Coastal |
| Built (county roll) | 1998 to 2000 | 2001 |
| Condominium recorded (state register) | October 1998 to August 2000 | March 19, 2001 |
| Heated area (roll) | 1,406 ground, 1,535 upper | 1,406 to 1,535 |
| MLS, 12 months | 7 closings, $585,000 median | 6 closings, $537,500 median |
| MLS, 24 months | 11, $585,000 | 9, $545,000 |
| MLS, 36 months | 14, $592,000 | 14, $567,500 |
| Median $ per MLS sq ft, 36 months | $362.20 | $349.77 |
| Median days on market, 36 months | 18.5 | 27.5 |
| Median sold-to-list, 36 months | 97.6% | 96.5% |
| Active listings, September 29, 2026 | 1 at $519,000 (ground floor) | 1 at $649,900 (upper floor) |
| Months of supply | 1.7 | 2.0 |
| County qualified sales since September 29, 2025 | 8, $567,500 median | 7, $540,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; club 2026 Fact Sheet. MLS and county figures are never mixed.
Price and governance. Over 36 months Southern Hills' median sat $24,500 below Edgewater's for homes the county roll measures identically, and Southern Hills buyers deal with one association and one manager. Edgewater buyers get a larger pool of 114 homes to choose from and a longer resale record, and they must compare associations as well as homes.
Southern Hills dates to 2001 and Edgewater to 1998 to 2000. Both are past 20 years, so a buyer in either asks the same roof and reserve questions.
Choose Edgewater at Pelican Sound if you want the most frequently traded coach-home name in Pelican Sound and the Pelican Sound Drive location. Choose Southern Hills if one association, a 2001 build year and a lower median matter more. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Edgewater at Pelican Sound sits in the middle of Pelican Sound's price ladder, above the carport condominiums and below the two-car carriage homes and single-family streets, with a $585,000 12-month MLS median on 7 closings. Every home on the ladder carries the same club membership, so the choice is product, garage and price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Neighborhood | Units | Product | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|
| Hammock Greens | 98 | Two- and four-story condominiums | 2 | $357,000 |
| Island Sound | 216 | Coach homes and four-story condominiums | 11 | $450,000 |
| Turnberry | 180 | Two- and four-story condominiums | 7 | $470,000 |
| Southern Hills | 84 | Coach homes | 6 | $537,500 |
| Edgewater at Pelican Sound | 114 | Coach homes | 7 | $585,000 |
| Oak Run | 96 | Carriage homes | 4 | $812,500 |
| Palmetto Dunes | 156 | Carriage homes | 3 | $960,000 |
| Seaside | 80 | Carriage homes | 1 | $970,000 (one sale) |
| The Masters | 100 | Single-family | 7 | $1,249,000 |
Source: McGreevy and Comisar sub-community roster for Pelican Sound from the September 29, 2026 Southwest Florida MLS pull. Several medians rest on very few sales.
The coach-home premium over the carport condominiums buys a private one-car garage and larger plans. Edgewater's $585,000 12-month median sits $115,000 above Turnberry's $470,000.
The carriage homes add a two-car garage and plans of about 1,759 and 2,170 square feet, at 12-month medians from $812,500 to $970,000 on one to four sales. Seaside, Edgewater's neighbor on Pelican Sound Drive, is that step up.
Florida law gives an Edgewater at Pelican Sound buyer the condominium resale package under section 718.503, a 7-business-day window to cancel if the package came less than 7 such days before signing, the property tax disclosure under section 689.261, the flood disclosure under section 689.302, and the seller's duty to disclose known hidden defects. This is information, not legal advice.
A resale buyer is entitled, at the seller's expense, to current copies of the declaration, the association's articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report the statute describes, and the Frequently Asked Questions and Answers sheet under section 718.504, plus the division's governance form.
The contract must state whether you received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing. If you did not, you may cancel within 7 such days after signing and receiving them, and the right ends at closing.
Section 720.401's homeowners' association summary does not apply to an association regulated under Chapter 718, or where the association disclosure is made under Chapter 718. Edgewater is four Chapter 718 condominiums under a master club, so your closing agent or attorney confirms whether any master disclosure is also delivered on your contract form.
Section 689.261 requires a property tax disclosure summary at or before signing, warning you not to rely on the seller's current taxes, because a change of ownership resets the assessment.
Section 689.302 requires the seller to disclose known flood damage during the seller's ownership, flood insurance claims and federal flood assistance, at or before contract.
An Edgewater at Pelican Sound purchase needs two estoppel certificates, one from the Edgewater association and one from the club, and an approval of your purchase by the neighborhood association before closing. The club's closing-cost list places both estoppel fees on the buyer; Lee County custom often puts estoppels on the seller, and the contract controls.
The association's estoppel under section 718.116 states the current dues, any special assessment and any amount owed on the unit. A standard condominium estoppel for a current account is capped at $299, with $119 more for delivery within three business days. The club's estoppel is a listed $299 fee at closing.
The club's pages require an Application for Approval to Purchase to be completed and returned to the neighborhood association before closing, and the 2026 Fact Sheet requires a certificate of approval from the association for club membership. We build the approval period into your contract.
Per the 2026 Fact Sheet, Cambridge Management handles Edgewater I and II, Compass Rose Edgewater III and KPG Accounting Edgewater IV. The state's record shows Edgewater IV in care of NextGen Community Management since March 2024, so we confirm the current office before sending the application.
Before buying at Edgewater at Pelican Sound, inspect the unit's own systems, ask the association about the roof and exterior it maintains, read the reserve schedule in the current budget, search the Village of Estero's permit record for the unit, and order a wind mitigation inspection, because every building dates to 1998 to 2000.
The association maintains the roofs and exteriors, so the answers come from its records: when the roof was replaced, what the reserve schedule holds for the next one, and whether a special assessment is planned. Section 718.112 requires reserves for roofs, painting and paving unless properly waived.
Air conditioning, water heater, electrical panel, plumbing and windows are yours. In a 1998 to 2000 home they may be original. A general inspection plus a four-point review answers what your insurer will ask.
The Village of Estero's Community Development Department issues permits within the Village, so permit history for an Edgewater home sits there. A permit with a final inspection is evidence; work without one is a question for the seller.
A wind mitigation inspection on the state's uniform form records roof attachment, openings protection and other features. Section 627.711 requires insurers to offer discounts for qualifying mitigation, and in a condominium the building's features count.
You insure an Edgewater at Pelican Sound home with an HO-6 condominium unit-owner policy for contents, interior finishes and loss assessment, while the association's master policy covers the building. Edgewater maps in FEMA Zone X at four test points, so flood insurance is not required by the map alone, though it is available and worth pricing.
Section 627.714 governs loss assessment coverage, which pays your share of an association assessment after a covered loss. Ask for the master policy summary and its hurricane deductible, because a large deductible can come back to owners as an assessment.
FEMA's National Flood Hazard Layer returns Zone X at four points along the Edgewater address range on panel 12071C0587G, effective November 17, 2022. Lee County's evacuation layer places the same points in Evacuation Zone A, the first surge zone. The Village of Estero holds a Class 6 Community Rating System rating, worth a 20 percent discount on NFIP premiums in its program.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, and Hurricane Milton made landfall near Siesta Key in October 2024. We hold no Edgewater-specific damage record; the seller's flood disclosure, the association's records and the Village's permits are where you look.
Owning an Edgewater at Pelican Sound home costs $11,495 a year to the club for 2026, about $1,209 a year in River Ridge CDD assessments on the tax bill, the Edgewater association's quarterly dues, which none of the four publishes, Lee County property tax and your HO-6 premium. The club and CDD lines alone total about $12,704 a year.
The 2026 Fact Sheet lists an $11,495 annual assessment for every owner, billed on the November statement. The club's Q and A says it covers the amenities, property management items including cable television and fiber internet for every home, common-area maintenance, security and pools, and replacement reserves.
The River Ridge Community Development District's fiscal 2026 budget sets $177.21 plus $1,031.71 per Pelican Sound unit, about $1,209 a year, collected as a non-ad-valorem line on the county tax bill.
Each Edgewater association bills its own quarterly dues and none publishes them. The estoppel and the current budget state them, and we ask for both before your inspection period ends.
Your first tax bill is based on a new assessment after the purchase, because Florida's Save Our Homes cap under section 193.155 resets on a change of ownership. Do not budget from the seller's bill; the property tax disclosure says so.
Cart and trail fees, boat storage at $625 a year plus tax, canoe and kayak storage at $155 a year plus tax, guest fees, lessons and food and beverage are optional. The club's Q and A states there is currently no food and beverage minimum.
Buyer closing costs at Edgewater at Pelican Sound start with the club's one-time charge, $20,300 for a first-time owner or $11,495 for a returning owner, and the club's $299 estoppel, then the association's application fee, deed recording, and, if you finance, the lender's title policy, note doc stamps and intangible tax.
The 2026 Fact Sheet lists the initiation fee and the resale capital fee as paid by the buyer at closing, and the club's Q and A says the capital amount equals that year's annual assessment and funds its Capital Resale Reserve. Neither is described as refundable.
In Lee County the seller customarily pays the owner's title policy. The buyer customarily records the deed, at $10 for the first page and $8.50 for each additional page under section 28.24, and pays the lender's title policy when financing.
A new mortgage carries documentary stamp tax of $0.35 per $100 on the note and nonrecurring intangible tax of $0.002 per dollar on the mortgage. On a $468,000 loan, that is $1,638 and $936 (our arithmetic on the Department of Revenue's rates).
Illustrative only, for a first-time Pelican Sound buyer at the $585,000 median with 20 percent down. Lender fees, prepaid items and inspections vary and are not shown.
| Item | Estimate | Basis |
|---|---|---|
| Down payment (20%) | $117,000 | Example |
| Club initiation fee | $20,300 | 2026 Fact Sheet |
| Club estoppel | $299 | 2026 Fact Sheet |
| Note doc stamps on a $468,000 loan | $1,638 | $0.35 per $100 |
| Intangible tax on the mortgage | $936 | $0.002 per $1 |
| Association application and estoppel | Not published | Ask the association |
| Subtotal of the known lines | $140,173 | Before lender, title and prepaid costs |
Buyer representation at Edgewater at Pelican Sound works under the National Association of REALTORS settlement rules in force since August 17, 2024: you sign a written agreement with your agent before touring, the agreement states the compensation, every commission is negotiable, and offers of buyer-agent compensation cannot appear in the MLS.
NAR's rules require a written buyer agreement before an agent tours a home with you, in person or live virtually. It must state a specific, conspicuous amount or rate of compensation and say plainly that broker compensation is negotiable and not set by law.
A seller may still offer to pay or contribute to a buyer's agent off the MLS, and a seller concession toward closing costs remains allowed. We ask about any seller offer at the start and structure your offer so the agreement and the contract match.
Floor-matched pricing, the association and club paperwork in order, inspection and insurance questions answered before your deadlines, and partner-level negotiation from Marc or Jesse directly.
You can finance an Edgewater at Pelican Sound home with a conventional condominium loan, subject to the lender's review of the association's budget, reserves, insurance and owner questionnaire, as with any Florida condominium. Cash buyers skip that review but still need the association's approval to purchase.
A lender reviews the condominium project, not only the borrower: the budget, reserve funding, the master insurance policy and the association's questionnaire. Four associations means four project files, so we tell your lender which association the home is in on day one.
Freddie Mac publishes its Primary Mortgage Market Survey of average 30-year and 15-year fixed rates every week; your lender's quote is what counts for your loan. We do not publish a rate on this page because it changes weekly.
Many Edgewater buyers pay cash. A cash buyer avoids the lender's project review but still needs the association's approval, both estoppels and the club's one-time charge at closing.
We find you the right Edgewater at Pelican Sound home by narrowing to the floor, association and condition you want, watching all four associations for new listings and price changes, talking with owners and agents about homes coming to market, and touring through the gate with the club facts in hand.
With only one or two Edgewater homes listed at a time, timing matters. We set your criteria by floor and association and send the next match the day it lists, along with the closings it should be priced against.
Some owners talk with us before they list. When an Edgewater owner is thinking about selling and you are looking, we connect the two where the owner wants that conversation.
Pelican Sound admits guests only from a member's gate list, so tours are arranged through the listing agent and the gate. We show Edgewater with Southern Hills and the other coach homes in one visit where you want a comparison.
We negotiate for you at Edgewater at Pelican Sound with the floor's recent closings, the 2026 sold-to-list pattern, the association's documents and the club's closing charges in hand, so your offer is anchored to evidence and your contract sets the approval period, the inspection terms and who pays each charge.
In 2026 every MLS closing came in below its final list, and homes that sat more than 30 days closed at a median 95.3% of list. A listing that has sat is a listing where a well-supported offer below ask is reasonable.
The association must approve your purchase before closing. We set a realistic approval period and a closing date that allows for it, and we start the application immediately.
In a 1998 to 2000 building the inspection will find something. We ask for a repair or a credit based on what the inspection and the association's records show, and we keep the roof and exterior questions with the association where they belong.
The rules that decide whether an Edgewater at Pelican Sound home works for you are the club's leasing rules, the association's pet rules, the club's houseguest and guest rules, the single-family residence rule, and the association's approval process. Pelican Sound is all ages, and the lessee age rule is not an occupancy rule.
The club requires a minimum 30-day lease, a lease signer and primary occupant at least 25, association approval, no lessee pets other than a bona fide service animal, and an application 20 business days before the lease begins. The 2026 schedule lists $260 for the lease application, $465 plus tax for the transfer of amenities and $155 for an annual renewal. Nightly and weekly rentals are not permitted.
Owner pet limits come from the Edgewater association's declaration and rules, which are not published. The club bars pets for lessees and registered houseguests and lists a dog park. Get the association's rule in writing before you offer. Assistance animals for a person with a disability are handled under federal fair housing rules.
Pelican Sound is not a 55-plus community. The club's family membership covers a member's unmarried dependent children aged 24 and under, and the Fact Sheet states the lessee age rule is not a restriction on the age of occupants.
Members add guests to the gate guest list. Unaccompanied houseguests must be registered five business days ahead at $100 plus tax per registration, for up to two weeks, six times a year in Edgewater, and they may not pay to stay.
The club's Q and A states a home may only be used as a private single-family residence, so a business with client traffic is out.
Edgewater at Pelican Sound is the right place to buy if you want the full Pelican Sound membership with a private garage at a mid-ladder price, and you accept four associations with unpublished dues, buildings from 1998 to 2000, stairs on the upper floor and an Evacuation Zone A location. The honest list follows.
Full club membership with no equity deposit and no golf waitlist; a private one-car garage in every home; the deepest coach-home resale record in Pelican Sound; two plans with a clear price step; a Zone X flood reading at four test points; two-story buildings below the three-story threshold for the milestone and reserve-study mandates on the club's description; bulk cable and fiber internet inside the club assessment; and Coconut Point minutes away.
Four associations, none with published dues; a softer 2026; Evacuation Zone A; original roofs and systems to verify; a $20,300 one-time club charge for a first-time owner; stairs to the upper floor; and leasing limits that rule out short stays.
These are approximate off-peak drive times from Pelican Sound, rounded.
| Destination | Approximate drive |
|---|---|
| Coconut Point shopping and dining | about 3 to 5 minutes |
| Lee Health Coconut Point emergency department | about 5 minutes |
| I-75 at Corkscrew Road, Exit 123 | about 10 minutes |
| Bonita Beach | about 18 to 20 minutes |
| Southwest Florida International Airport | about 17 to 22 minutes |
| Downtown Naples | about 25 to 30 minutes |
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County assigns by choice zone and proximity, so confirm current options for a specific address with the district.
A personalized Edgewater at Pelican Sound buyer consultation starts with the form at the top of this page or a call to Marc at (239) 287-5873. We cover the floor and association that fit you, the closings to price against, the club cash and annual carry, and the documents to request before you offer.
Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. If you are selling first, see what your current home is worth or Call Jesse direct at (239) 898-6072, and read how an Edgewater at Pelican Sound home is valued.
If you're searching for "the best buyer's agent in Estero, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
If you're searching for a listing agent because you need to sell before you buy at Edgewater at Pelican Sound, we run both sides as one plan: your sale priced from its own recent closings and timed to your Edgewater closing, so the club charge, the approval and both closings line up.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked all 7 Edgewater at Pelican Sound closings in the Southwest Florida MLS, pulled September 29, 2026. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Request a free home valuation and Jesse follows up with the closings that fit your home. (239) 898-6072, text or call. If you already own at Edgewater, our guide to selling an Edgewater at Pelican Sound home covers the floor-by-floor pricing.
These are the questions buyers ask most about buying an Edgewater at Pelican Sound coach home, answered from the recent closings and the public record. For a home-specific answer, call Marc at (239) 287-5873.
A neighborhood of 114 condominium coach homes in 19 two-story buildings inside Pelican Sound, a gated, bundled golf and river community of 1,299 residences in Estero. It was built from 1998 to 2000 and is governed by four associations, Edgewater I, II, III and IV.
Every Edgewater address is on Pelican Sound Drive inside the Pelican Sound gate in Estero, ZIP 33928, and the Seaside carriage homes share the road. Our Edgewater at Pelican Sound neighborhood guide maps the buildings and the four associations.
In the 24 months to September 29, 2026, 11 MLS closings ran from $530,000 to $635,000 at a $585,000 median. Upper-floor homes closed at a $615,000 median and ground-floor homes at $551,000.
On September 29, 2026 one home was listed: a ground-floor home asking $519,000 after 1 day on market. Call Marc for the live list.
Over 24 months the median sale closed at 97.5% of its final list, and in 2026 every closing came in below list. Homes that sat more than 30 days closed at a median 95.3% of list.
The 24-month median is 44 days and the 12-month median 52; the four 2026 closings took a median 65 days. Well-priced homes in season still sell in under two weeks.
The upper floor is the larger plan and has closed higher, $615,000 against $551,000 at the 24-month median, but it means stairs. The ground floor has no stairs and costs less.
Yes. The club's residence guide describes every coach-home building as two stories with a one-car garage per home.
The club's guide lists elevators only for its four-story condominium buildings, so expect stairs to an upper-floor Edgewater home and confirm for the specific building.
The county roll records 1,406 heated square feet on the ground floor and 1,535 on the upper floor; the club markets the plans at about 1,551 and 1,669 square feet.
The county roll codes every home as three bedrooms; MLS listings describe the plan as two bedrooms plus a den or three bedrooms, usually with two baths.
Two sets. The club's 2026 assessment is $11,495 a year, and your Edgewater association bills quarterly dues that are not published. The River Ridge CDD adds about $1,209 a year on the tax bill.
A $20,300 initiation fee if you have never owned in Pelican Sound, or an $11,495 resale capital fee if you have, plus the club's $299 estoppel fee.
The club describes the initiation and resale capital fees as one-time charges at closing and the capital amount as funding its Capital Resale Reserve, and it describes no refund.
Golf, racquet sports, fitness, pools, dining access, the boat ramp and Lovers Key shuttle, plus property management items including cable television and fiber internet for every home, security, common-area landscaping and replacement reserves.
No. The Fact Sheet describes one membership type with access to all amenities, tied to owning a residence, with no equity deposit and no separate golf tier.
Yes. Pelican Sound is in the River Ridge Community Development District, whose fiscal 2026 budget sets about $1,209 a year per Pelican Sound unit.
It depends on the building: Edgewater I has 36 homes, II has 18, III and IV have 30 each. Each has its own declaration, budget, dues and approval process.
The section 718.503 package: declaration, articles, bylaws and rules, financial statement and budget, the reserve study or a statement that none exists, the milestone summary if one applies, the FAQ sheet and the governance form.
If you did not receive them more than 7 days, excluding weekends and legal holidays, before signing, you may cancel within 7 such days after signing and receiving them, until closing.
Yes. The club requires an Application for Approval to Purchase returned to the neighborhood association before closing, and a certificate of approval for membership.
The mandates apply to buildings of three or more habitable stories, and the club describes Edgewater's buildings as two stories. Ask the association to confirm in writing; ordinary reserve rules under section 718.112 still apply.
At four points along the Edgewater address range, FEMA maps Zone X, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. Check the specific address.
A lender does not require it on a Zone X reading alone, though a lender or insurer may, and any owner can buy it. Estero's Class 6 CRS rating gives a 20 percent NFIP discount in its program.
Yes. Lee County's evacuation layer places the Edgewater address range in Evacuation Zone A, the first surge zone, even though the flood map is Zone X.
An HO-6 unit-owner policy for contents, interior finishes and loss assessment. The association's master policy covers the building; ask for its hurricane deductible.
No. Pelican Sound is all ages. Lessees must be 25 or older, which the club states is not an occupancy age restriction.
Yes, within the rules: at least 30 days, a lease signer and primary occupant 25 or older, association approval, no lessee pets and an application 20 business days ahead. Your Edgewater declaration may set a longer minimum.
No. The club's 30-day minimum rules out nightly and weekly rentals.
Owner pet limits come from the association's declaration and rules, which are not published. The club bars pets for lessees and registered houseguests and has a dog park. Get the rule in writing before you offer.
Probably not. Florida's Save Our Homes cap resets on a change of ownership under section 193.155, so your first bill reflects a new assessment.
Yes, with a condominium loan; the lender reviews the association's budget, reserves and insurance. Tell your lender which of the four associations the home is in at the start.
You sign a written agreement with your agent before touring, it states the compensation, and every commission is negotiable. Sellers may offer compensation or concessions off the MLS.
The same two plans on the county roll, but Edgewater's 36-month median is $592,000 on 14 closings against $567,500 on 14 at Southern Hills. Southern Hills is one 2001 association; Edgewater is four built 1998 to 2000.
Which association the building is in; its estoppel, declaration, rules, budget and reserve schedule; the roof age; the pet and lease rules; the approval timeline; and whether you owe the $20,300 initiation or the $11,495 resale capital fee.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone, so confirm current options with the district.
Call Marc at (239) 287-5873. Pelican Sound is gated and guests must be on a member's gate list, so showings go through the listing agent. We tour Edgewater and its neighbors in one visit.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings by floor, the association records and the club fee schedule before you offer.
Edgewater at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Edgewater closing by floor and association, the club's 2026 fee schedule and Florida's condominium resale rules for this buyer guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Edgewater at Pelican Sound guide: Jesse McGreevy, Sales Associate, leads on listings and pricing, and Marc Comisar, Broker Associate, leads on buyer representation. Jesse has been in the business since October 2004, and the team launched in October 2008.
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. For Edgewater specifically, we tracked all 21 MLS closings recorded since April 2022 and matched each to its county deed.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Edgewater at Pelican Sound buyer's agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. They describe other Southwest Florida homes, and we publish no aggregate score and no star rating widget.
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
★★★★★ "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
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Edgewater at Pelican Sound buyer guide traces to a primary record below: the Pelican Sound club's own documents, the State of Florida's registers and statutes, Lee County and Village of Estero records, federal agencies, NAR for the settlement rules, and our own MLS and county data pulls. No listing portal or other brokerage is cited.
The key documents for an Edgewater at Pelican Sound purchase are published by the Pelican Sound club, the State of Florida, the River Ridge district, the Village of Estero and federal agencies; the table links each to its issuing authority. The four recorded declarations are at the Lee County Clerk by book and page, and each association's budget comes from its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, amenities, managers, leasing and guest rules) | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer (coach-home sizes and unit counts) | Pelican Sound Golf & River Club | 2022 | Residence flyer, PDF |
| Community map | Pelican Sound Golf & River Club | 2023 | Community map, PDF |
| Edgewater IV Articles of Incorporation | Florida Division of Corporations | filed July 8, 1999 | Articles, PDF |
| Public condominium extract (all four Edgewater condominiums) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Resale disclosure and voidability, Fla. Stat. 718.503 | State of Florida | current statute | Statute text |
| Condominium estoppel certificates, Fla. Stat. 718.116 | State of Florida | current statute | Statute text |
| Flood disclosure to a purchaser, Fla. Stat. 689.302 | State of Florida | current statute | Statute text |
| Fiscal 2026 adopted budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | November 2022 | Ordinance, PDF |
You reach the Edgewater at Pelican Sound buyer team by calling Marc Comisar at (239) 287-5873, calling Jesse McGreevy direct at (239) 898-6072, emailing [email protected], or using the consultation form at the top of this page. The first conversation is free and carries no obligation.
Honors and recognition:
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.