Estero, Florida
Buy a Gleneagles at Pelican Sound or Torrey Pines home in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Every recent sale, the full carry with club fee and dues, flood zones and the rules. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Buying a home at Gleneagles at Pelican Sound means waiting for one of 93 detached homes to come up: 69 on Gleneagles Links Drive and Gleneagles Links Court and 24 in the Torrey Pines section beside them. On September 29, 2026 none was for sale, and only two closed through the MLS in the previous 12 months. Our Gleneagles at Pelican Sound neighborhood guide covers the homes, the association and the flood map in full; this page is the buyer's plan for getting one. The neighborhood sits inside Pelican Sound, the 1,299-residence golf and river club community in Estero, Florida, ZIP 33928.
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. A buyer here needs three things before a listing appears: the price a home in your plan band actually closes at, the full carry of club, dues, district, tax and insurance, and the paperwork that comes with a Chapter 720 association and a bundled club. This page sets out all three from the record.
A note on the name. The plat, the county roll and the state record spell it Gleneagles; the Southwest Florida MLS files it as GLEN EAGLES. Torrey Pines here is Torrey Pines at Pelican Sound, the 24-home section on Torrey Pines Court and Torrey Pines Way, not any other Torrey Pines in Lee County.
Two companion pages complete the set. If you are selling a home to buy here, read our guide to selling a Gleneagles at Pelican Sound home, which shows the same transaction from the seller's side, and how a Gleneagles at Pelican Sound home is valued, which shows how sellers set their price. For the rest of the community, see our Pelican Sound buyer's guide.
McGreevy and Comisar are the best realtor for Gleneagles at Pelican Sound because buying on a street with no listings is won before the listing appears. We tracked all 16 MLS closings and all 21 county-recorded sales of the last 60 months at Gleneagles and Torrey Pines, read the recorded Declaration and the club's 2026 Fact Sheet, and price every offer from its own plan band.
If you're searching for the best realtor for Gleneagles at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Gleneagles 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 one what a Gleneagles home in their size range has actually closed at, and we answer below.
Recent Gleneagles at Pelican Sound market (last 12 months): In the 12 months to September 29, 2026, Gleneagles at Pelican Sound and Torrey Pines together recorded 2 resales in the Southwest Florida MLS (Matrix): $1,022,500 for a two-bedroom-plus-den Torrey Pines home in October 2025 and $1,216,000 for a two-bedroom-plus-den Gleneagles home in March 2026, a median of $1,119,250 (n = 2, small sample), with a median of 1.5 days on market and a median sold-to-list of 101.2%. Over 60 months, the first window with 10 or more closings, 16 homes sold at a $1,009,300 median, and 0 were listed on September 29, 2026.
For Gleneagles at Pelican Sound buyers: partner-level representation from Marc and Jesse, an alert the day a Gleneagles or Torrey Pines home lists, an offer priced from the closings in your plan band, and a carry budget that includes every club, association and district charge before you write it.
Honors and recognition:
In the last 12 months we tracked both Gleneagles and Torrey Pines MLS closings and both county-recorded sales; over 60 months we tracked all 16 MLS closings and all 21 qualified county-recorded sales. Each is described here by month, section, bedrooms, size and price, never by address or owner.
It does not promise a listing. With no Gleneagles or Torrey Pines home for sale on September 29, 2026 and about four resales a year over the last decade, the buyer who is ready when one appears is the buyer who gets it. This page is how to be ready.
This buyer's guide explains the purchase. Our Gleneagles at Pelican Sound home valuation guide shows how sellers price, and our Gleneagles at Pelican Sound seller's guide shows what the seller must hand you and when.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 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.
These are the points a Gleneagles at Pelican Sound buyer should carry into a search, each sourced below from the Southwest Florida MLS, the Lee County record, the Gleneagles Declaration, the Pelican Sound 2026 Fact Sheet, FEMA or Florida law, with the window or date of every figure named beside it.
Gleneagles at Pelican Sound is a neighborhood of 69 detached, single-story executive homes inside Pelican Sound Golf & River Club in Estero, built by WCI Communities in 1998 and 1999, with the 24-home Torrey Pines section beside it. Every home carries bundled golf, river and racquet membership and an association that mows, irrigates and paints.
Fifty-six Gleneagles homes have a Gleneagles Links Drive address on the county roll and 13 sit on Gleneagles Links Court. Nineteen were built in 1998, 49 in 1999 and one in 2000. They are fee simple: the 1997 Amended and Restated Articles say in capitals that the association is not a condominium association.
Torrey Pines at Pelican Sound is 24 homes on Torrey Pines Court and Torrey Pines Way, all built in 2000 on their own plat, governed by a separate Chapter 720 association formed in June 1999. Its plans run a little larger, 1,875 to 2,344 heated square feet, and a buyer who looks at one section almost always looks at the other.
Pelican Sound's Types of Residences flyer groups Gleneagles, The Masters and Torrey Pines as Executive Homes with a 2.5 or 3 car garage, one step below the Pinehurst estate homes. Section 9.16 of the Gleneagles Declaration requires an attached garage and bars carports and detached garages.
The county roll shows three Gleneagles clusters: 14 homes of 1,762 to 1,777 heated square feet, all three-bedroom; 41 of 1,865 to 1,917, mostly two-bedroom; and 14 of 2,080 to 2,129, all three-bedroom. Every Gleneagles home has two baths on the roll. Many listings show the 1,880 square foot plan as two bedrooms plus a den.
The Gleneagles association was incorporated on September 18, 1997, as one of the first neighborhoods WCI Communities opened at Pelican Sound; it was filed as a "condominium association" and renamed a neighborhood association twelve days later. Its lots were platted in Pelican Sound's Phase 1 and Phase 2, the golf course opened in May 1998, and the developer turned the community over to its members in January 2003. Owners adopted the Amended and Restated Declaration now in force in February 2013, recorded on April 26, 2013, and amended it in March 2020 and March 2021. Our guide to Gleneagles at Pelican Sound and Torrey Pines walks through that history, the plats and the recorded documents in detail.
Frankly Coastal manages the Gleneagles association, and the Pelican Sound 2026 Fact Sheet lists Sandcastle PMB as manager for Torrey Pines. The club runs the gate, the amenities and the architectural review that sits above both neighborhoods. Knowing who answers which question saves days during a contract.
No new construction, no four-bedroom homes on the roll, no large lots, no condominium structure, and no age restriction: Pelican Sound is all-ages, and the only age rule in its published documents is that a lessee and primary occupant must be at least 25.
The record supports a seasonal home where the association keeps the lawn, irrigation, termite service and exterior paint on a schedule; a full-time golf and boating home with a garage big enough for a cart; and a move from a Pelican Sound condominium into a detached house without leaving the club. We describe the property, not the people who own it.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 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.
The Gleneagles at Pelican Sound market for buyers is scarce and quick: no listing on September 29, 2026, 2 MLS closings in 12 months at a $1,119,250 median, and 16 in 60 months at a $1,009,300 median and 7 median days on market. A buyer who is approved, budgeted and alerted wins the next home.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
MLS figures use MLS living area; county figures are qualified recorded deed prices and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when the count is even. Sold-to-list means sold price over final list price.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $1,119,250 (mean of $1,022,500 and $1,216,000) | $595.21 | 1.5 | 101.2% |
| 24 months | 2 (small sample) | $1,119,250 | $595.21 | 1.5 | 101.2% |
| 36 months | 6 (small sample) | $1,092,500 (mean of $1,050,000 and $1,135,000) | $576.96 | 4.5 | 98.7% |
| 60 months, first window with 10+ | 16 | $1,009,300 (mean of $996,100 and $1,022,500) | $514.91 | 7 | 100.0% |
The Southwest Florida MLS showed no active Gleneagles or Torrey Pines listing on September 29, 2026. For a buyer, that means the search is a watch: the right home will list without warning, and the first qualified offer usually wins it.
Since January 2023 the 9 MLS closings have a median sold-to-list ratio of 98.6% and a range from 95.5% to 105.1%. The six below-list sales in 60 months all closed between 95.5% and 98.6% of list. A buyer can expect a few points of room on a correctly priced home, not ten. The room that does exist usually appears after the inspection, not in the first offer: on a 1998 to 2000 home a roof near the end of its life, an older air-conditioning system or a missing wind mitigation form is a documented cost, and a credit priced from a contractor's quote is a negotiation a seller can accept without feeling the price was attacked. In 2022 the opposite held, and six of seven homes sold over list; since 2023 only the March 2026 sale has.
Fourteen of the 16 MLS closings went under contract within 14 days; the October 2025 Torrey Pines sale went under contract the day it listed. The only long listing, 119 days in 2023, was priced above the street and closed at 96.6% of list.
In the 60 months to August 21, 2026 the county recorded 21 qualified sales at Gleneagles and Torrey Pines, at a $1,022,500 median. Five never closed through the MLS, from $845,000 in May 2023 to $1,225,000 in August 2023. Some homes change hands without a public listing, which is one more reason to be known as a ready buyer.
Gleneagles at Pelican Sound had no home for sale on September 29, 2026, and its last MLS sale went under contract in 3 days. If you want a detached Pelican Sound home near 1,900 square feet, the time to prepare is before the listing.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 for a personalized buyer consultation, read how we represent buyers, or start with your Gleneagles at Pelican Sound buyer consultation below.
Selling a home to buy here? Get a free home valuation or Call Jesse direct at (239) 898-6072, and read how we sell a Gleneagles at Pelican Sound home if yours is already on this street.
A Gleneagles at Pelican Sound home cost from $750,000 to $1,292,000 in the 60 months to September 29, 2026, at a $1,009,300 MLS median. The common 1,875 to 1,885 square foot plan sold at a $966,700 median and the larger plans at $1,050,000, and condition explains most of the spread inside each band.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Closed | Section | Beds and baths | MLS living area | Final list | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Gleneagles | 2 plus den, 2 baths | 1,885 | $1,157,000 | $1,216,000 | 105.1% | 3 |
| Oct 2025 | Torrey Pines | 2 plus den, 2 baths | 1,875 | $1,050,000 | $1,022,500 | 97.4% | 0 |
| Aug 2024 | Torrey Pines | 3 plus den, 2.5 baths | 2,106 | $1,100,000 | $1,050,000 | 95.5% | 2 |
| Feb 2024 | Torrey Pines | 2 plus den, 2 baths | 1,882 | $874,900 | $874,900 | 100.0% | 14 |
| Feb 2024 | Gleneagles | 3 plus den, 2 baths | 2,097 | $1,292,000 | $1,292,000 | 100.0% | 6 |
| Nov 2023 | Gleneagles | 3, 2 baths | 1,865 | $1,175,000 | $1,135,000 | 96.6% | 119 |
| Jun 2023 | Gleneagles | 3 plus den, 2 baths | 2,103 | $979,000 | $965,000 | 98.6% | 4 |
| May 2023 | Torrey Pines | 2 plus den, 2 baths | 1,885 | $890,000 | $875,000 | 98.3% | 20 |
| Jan 2023 | Gleneagles | 2 plus den, 2 baths | 1,917 | $1,100,000 | $1,100,000 | 100.0% | 12 |
| Dec 2022 | Torrey Pines | 3 plus den, 2 baths | 2,166 | $1,250,000 | $1,285,208 | 102.8% | 2 |
| Jun 2022 | Gleneagles | 2 plus den, 2 baths | 1,882 | $925,000 | $1,104,500 | 119.4% | 7 |
| Apr 2022 | Gleneagles | 2 plus den, 2 baths | 1,882 | $875,000 | $937,300 | 107.1% | 9 |
| Apr 2022 | Gleneagles | 3, 2 baths | 1,770 | $699,000 | $750,000 | 107.3% | 8 |
| Mar 2022 | Gleneagles | 3, 2 baths | 1,875 | $875,000 | $996,100 | 113.8% | 7 |
| Feb 2022 | Gleneagles | 2 plus den, 2 baths | 1,885 | $859,000 | $890,000 | 103.6% | 8 |
| Feb 2022 | Gleneagles | 3 plus den, 2 baths | 2,106 | $830,000 | $795,000 | 95.8% | 7 |
| Plan band (MLS living area) | 60-month MLS closings | Median sold | Range | Median $ per MLS sq ft |
|---|---|---|---|---|
| 1,875 to 1,885 sq ft | 8 | $966,700 (mean of $937,300 and $996,100) | $874,900 to $1,216,000 | $514.64 |
| 2,097 to 2,166 sq ft | 5 (small sample) | $1,050,000 | $795,000 to $1,292,000 | $498.58 |
The three other sales were a 1,770 square foot home at $750,000, a 1,865 square foot home at $1,135,000 and a 1,917 square foot home at $1,100,000. Every figure is our arithmetic from the table above.
The 11 Gleneagles MLS closings had a $996,100 median and $531.25 per MLS square foot; the 5 Torrey Pines closings had a $1,022,500 median and $498.58 per square foot, reflecting their larger plans. A Torrey Pines home is usually a little more house for a similar price, with a different flood map on Torrey Pines Court.
The 8 sales listed as two bedrooms plus a den had a $979,900 median, and the 8 three-bedroom sales a $1,023,050 median. A third bedroom costs less than buyers expect here, because two of the three-bedroom sales were the smallest plans on the street.
The 9 MLS closings since January 2023 have a $1,050,000 median. The two most recent, $1,022,500 in October 2025 and $1,216,000 in March 2026, bracket what a well-kept two-bedroom-plus-den home lists at today, with renovation and roof age deciding where inside the bracket.
Owning a Gleneagles at Pelican Sound home costs, beyond the mortgage, the $11,495 Pelican Sound club assessment for 2026, Gleneagles dues of $787.50 a quarter with termite service in 2025, about $1,209 a year in River Ridge district assessments, property tax on your purchase price, and homeowner's and flood insurance the Declaration requires.
Pelican Sound's 2026 Fact Sheet lists an annual assessment of $11,495, effective January 1, 2026, for each of the 1,299 residences. The club's Q&A says it pays for food and beverage operations, the golf course, the racquet and fitness centers and the marina, cable television and fiber-optic internet for all homes, common-area maintenance, security and reserves.
The association's November 22, 2024 budget minutes record 2025 dues of $787.50 a quarter for owners whose termite service is included and $721.00 for owners who do not include it, $3,150 or $2,884 a year (our arithmetic). The dues pay for lawn care and irrigation on every lot, the exterior paint program and its reserves, and, at the higher rate, quarterly termite service. The 2026 amount is not posted; the estoppel states it.
Pelican Sound sits inside the River Ridge Community Development District, and the district's FY2026 budget charges each Pelican Sound unit $177.21 for the General Fund and $1,031.71 for the Pelican Sound program, about $1,209 a year, collected on the county tax bill.
Torrey Pines owners pay the same club assessment and district line. Their neighborhood dues come from the Torrey Pines association's own budget, which is not posted publicly; ask for the budget and estoppel during the contract.
| Item | Amount | Source |
|---|---|---|
| Club initiation fee at closing | $20,300 | Pelican Sound 2026 Fact Sheet |
| Club annual assessment | $11,495 | Pelican Sound 2026 Fact Sheet |
| Gleneagles dues with termite service | $3,150 (2025 rate) | Board minutes, November 22, 2024 |
| River Ridge district assessment | about $1,209 | River Ridge CDD FY2026 budget |
| Property tax, homeowner's and flood insurance | home-specific | Tax bill and quotes |
The published items come to about $36,154 in the first year at the 2025 Gleneagles rate (our arithmetic), before tax and insurance. A buyer who owns or has owned in Pelican Sound pays an $11,495 resale capital fee instead of the initiation fee, $8,805 less.
Your tax is set on your own assessed value, not the seller's. Section 689.261 requires the seller to give you the property tax disclosure summary before the contract, warning that a change of ownership triggers reassessment; the Lee County Property Appraiser and Tax Collector sites show the current millage and exemptions.
Cart and trail fees, boat and kayak storage, guest fees, lessons and food and beverage are extra. In 2026 the member 18-hole cart fee is $29.35 plus tax, the annual private cart trail fee $2,272 plus tax, and annual boat storage $625 plus tax.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 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.
A Gleneagles at Pelican Sound buyer's closing costs are, by Lee County custom, the club's $20,300 initiation fee for a first-time Pelican Sound owner, deed recording, every cost of a new mortgage including its doc stamps and intangible tax, the lender's title policy, inspections and the tax and dues prorations. The seller customarily pays the owner's title policy and estoppels; the contract controls.
Florida law does not assign closing costs; the contract does, and local custom fills a silent one. In Lee County the seller customarily pays the deed doc stamps, the owner's title insurance policy and the association estoppel fees, and the buyer customarily records the deed and pays everything tied to a new mortgage. In Collier County the owner's policy custom is reversed, so a Naples buyer moving here should not assume the same split.
Under the 2026 Fact Sheet a buyer who has never owned in Pelican Sound pays a $20,300 initiation fee at closing; a buyer who owns or has owned there pays an $11,495 resale capital fee instead. It is paid to the club, not the seller, and it is cash at closing on top of your down payment.
A new Florida mortgage carries documentary stamp tax of $0.35 per $100 on the note and nonrecurring intangible tax of 2 mills, $0.002 per $1, on the mortgage. As arithmetic only, on an $800,000 loan that is $2,800 and $1,600. The lender's title policy, required by the lender, is the buyer's cost.
Recording costs $10 for the first page and $8.50 for each added page under section 28.24, and the buyer customarily pays it.
Florida property tax is paid in arrears on the calendar year, so the seller credits you for the days they owned the home; you pay the full bill in November. The club assessment and the quarterly Gleneagles dues, paid in advance on January 1, April 1, July 1 and October 1 under the Bylaws, are prorated the other way.
Budget for a home inspection, a wind mitigation inspection, a four-point inspection if your insurer asks for one on a 1998 to 2000 home, a termite inspection, and a survey and elevation certificate where the map calls for one. Get the homeowner's and flood quotes during the inspection period, not after.
The seller must give you the homeowners' association disclosure summary before you sign. If it arrives after, you may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. The seller owes the disclosure; you owe the club's fee at closing. Our Gleneagles at Pelican Sound seller's guide states the same split from the seller's side.
The club and the Gleneagles association each issue an estoppel stating what is owed on the home, under section 720.30851 for the association, and the club requires a certificate of approval from the neighborhood association before your membership starts. Section 4.1 of the Declaration makes a buyer jointly liable for unpaid assessments that came due before the transfer, which is why we read both estoppels line by line.
Buying at Gleneagles at Pelican Sound in 2026 follows the NAR settlement rules in force since August 17, 2024: you sign a written agreement with your own buyer's agent before touring a home, it states the agent's compensation in a specific amount or rate, compensation is negotiable, and offers of compensation no longer appear in the MLS.
Before any tour, in person or live virtual, you and your agent sign a written buyer agreement. It must state the compensation conspicuously and say that broker compensation is fully negotiable and not set by law.
You may pay your agent directly, ask the seller to contribute as part of the offer, or combine the two. A seller may still offer concessions such as a contribution to your closing costs; what changed is that compensation offers cannot be advertised in the MLS.
We explain the agreement before you sign it, put the compensation in plain numbers, and, where it helps you, ask the seller to contribute in the offer. Nothing about it is hidden in a listing field. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and the agreement we sign with you says exactly what we do for it.
We find you the right Gleneagles at Pelican Sound home by getting you ready before one lists: an alert the day a Gleneagles or Torrey Pines home hits the MLS, a pre-approval or proof of funds in hand, a plan-band price you already trust, and a carry budget that has the club, dues and district in it.
We set a saved search for both MLS subdivisions, GLEN EAGLES and TORREY PINES inside the Pelican Sound development, so you hear about a listing the day it appears, not the weekend after.
Fourteen of 16 MLS closings went under contract within 14 days, and one went the day it listed. Have your lender's pre-approval or proof of funds, your inspector and your insurance agent lined up, and the club fee in your cash budget.
A Torrey Pines home, a smaller Masters plan or a Pinehurst estate home can be the right answer when Gleneagles has nothing. We track all four single-family streets so you can compare quickly.
Five Gleneagles and Torrey Pines sales in 60 months were recorded by the county without an MLS closing. Owners thinking about selling sometimes call us before they list, and a buyer we already represent is the first person we tell.
We negotiate a Gleneagles at Pelican Sound purchase from the record: the closings in your plan band, the 98.6% median sold-to-list since 2023, the age of the roof and systems, the insurance quote and the club cash you bring to closing. Partner-level negotiation means Marc or Jesse handles your offer personally.
We compare the home with the closings of its own size since 2023, then adjust for the roof, windows, kitchen, baths, pool and lot. An asking price above that range needs a reason in the home itself.
On a 1998 to 2000 home the roof, air-conditioning, water heater, windows and plumbing are the usual findings. We price each one and ask for a repair or a credit that matches the cost, not a round number.
The Declaration requires windstorm and flood coverage at full replacement cost. A home without a current wind mitigation form or, on Torrey Pines Court, without an elevation certificate leaves your premium unknown; we get those answers inside the inspection period.
With 16 MLS closings in five years, an appraiser may reach for older or larger sales. We give the appraiser the closings in the home's plan band, in writing, so a fair price is supported.
Before buying at Gleneagles at Pelican Sound, ask for roof and system ages with permits, the termite service level and proof, the association's last repaint date, irrigation repairs near the lot, the wind mitigation form, an elevation certificate, open permits and ARC history, the current dues and any special assessment, and, in Torrey Pines, the governing documents.
Every home here is 26 to 28 years old, so most have had a second roof and new air-conditioning. Ask for the dates, the permits and any warranty, and confirm with the Village of Estero that no permit is open.
Section 7.7 requires every owner to show proof of an acceptable termite control system by March 31 each year. The 2025 dues were $787.50 a quarter with the association's termite contract and $721.00 without it; know which level the home carries.
The association paints exteriors on the board's schedule under the 2020 amendment; the owner cleans the roof and exterior at least every three years under the 2021 amendment. Ask when each last happened.
The association maintains the irrigation system, but its March 2024 minutes note the system "is starting to age" with more breaks, and the owner replaces the timer and the water line from the meter box to the house. Ask about repairs near the lot.
Any exterior change needs written approval from the Gleneagles board and Pelican Sound's ARC. Ask for the approvals and finals for any pool, windows, shutters, generator or remodel.
The estoppel states the current dues and any special assessment. Section 4.1 allows special assessments, and a buyer is jointly liable for unpaid amounts that came due before the transfer.
Torrey Pines has no public association website that we could find, so its dues, lease limits and pet rules are not on the public record we read. Ask for its Declaration, budget and estoppel during the contract.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 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.
A Gleneagles at Pelican Sound buyer should read five sets of rules before signing: leasing (30-day minimum, four leases a year), pets (owners yes, lessees no), vehicles (no boats, trailers or RVs stored in the neighborhood), architectural review for every exterior change, and the club's membership and guest rules. All sit in the recorded Declaration and the club's 2026 Fact Sheet.
Section 9.3 of the Declaration allows written leases of at least 30 consecutive days, no more than four a calendar year without board approval, with no subleasing and a copy to the association three days before the term. The club adds an application 20 business days ahead, a $260 approval fee and a $465 plus tax amenity transfer fee, and requires a lessee and primary occupant to be at least 25.
Section 9.14 lets owners keep a reasonable number of household pets, leashed or carried outdoors and never left alone on a lanai, porch, yard or in a garage; reptiles, poultry and livestock are barred. Under the club's rules lessees and registered houseguests may not bring pets. Federal fair housing rules on assistance animals apply alongside the documents.
Section 9.15 limits parking to private cars, minivans, jeeps and light pickups and bars boats, trailers, campers, motor homes and commercial vehicles from being parked or stored in the neighborhood; the club offers boat storage. The association's guide prohibits overnight street parking and limits watercraft on a driveway to two hours.
Section 5 bars any change in exterior color, roof, driveway, structures or landscaping without written approval of the Gleneagles board and Pelican Sound's Architectural Review Committee. Plan for that timeline before buying a home you intend to change.
A pool and screened enclosure need ARC approval under section 9.20, fences under 9.10, shutters and window film under 9.9, and solar panels are allowed when they are integral to the design under 9.24.
A Gleneagles at Pelican Sound buyer should know that the Gleneagles streets map FEMA shaded Zone X, most of Torrey Pines Court maps Zone AE, and the Gleneagles Declaration requires flood insurance on every home at full replacement cost regardless of zone. Get a wind mitigation form, an elevation certificate and quotes before you commit.
Data updated: FEMA National Flood Hazard Layer, panel 12071C0587G effective November 17, 2022, queried October 7, 2026
Every point queried on Gleneagles Links Drive and Court returned shaded Zone X, the 0.2% annual chance flood hazard area, outside the Special Flood Hazard Area. The Village of Estero calls shaded X moderate risk, between the 100-year and 500-year flood levels.
All five Torrey Pines Court points returned Zone AE, a Special Flood Hazard Area where a federally backed mortgage requires flood insurance; on Torrey Pines Way two of three points returned shaded X and one AE. FEMA shows three completed Letters of Map Amendment nearby that removed specific structures, so ask whether the home you want has one.
Section 8.1 requires every owner to carry property insurance including windstorm and flood coverage at full replacement cost, and section 8.3 lets the association buy coverage and charge the owner if a policy lapses. Budget a flood policy even in shaded Zone X.
Section 627.711 requires insurers to offer discounts for wind-resistive features documented on the Uniform Mitigation Verification Inspection Form. A home with a newer roof, documented roof-to-wall connections and impact glass or approved shutters can price very differently from one without.
The Village of Estero takes part in FEMA's Community Rating System at Class 6, a 20% discount on National Flood Insurance Program premiums for policies in the village.
Flood zones and hurricane evacuation zones measure different risks. Check the address in Lee County's evacuation-zone lookup before storm season.
Gleneagles at Pelican Sound and The Masters are Pelican Sound's two Executive single-family neighborhoods. Gleneagles, with Torrey Pines, offers two and three-bedroom homes built 1998 to 2000 at a $1,009,300 60-month MLS median; The Masters offers homes up to four bedrooms built 2000 to 2002 at a $1,249,000 median. The club, gate and river are the same.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll and recorded sales through August 21, 2026)
| Decision point | Gleneagles at Pelican Sound (with Torrey Pines) | The Masters at Pelican Sound |
|---|---|---|
| Homes | 93 (69 Gleneagles, 24 Torrey Pines) | 100 |
| Year built (county roll) | 1998 to 2000, median 1999 | 2000 to 2002, median 2001 |
| Heated area (county roll) | 1,762 to 2,344 sq ft, median 1,882 | 1,767 to 2,723 sq ft, median 2,100 |
| Bedrooms (county roll) | 47 two, 46 three, none with four | 23 two, 55 three, 22 four |
| 12-month MLS closings | 2, median $1,119,250 (small sample) | 7, median $1,249,000 |
| 12-month median $ per MLS sq ft | $595.21 | $571.01 |
| 12-month median days on market | 1.5 | 4 |
| 12-month median sold-to-list | 101.2% | 100.0% |
| 60-month MLS closings | 16 | 10 marketed |
| 60-month MLS median | $1,009,300 | $1,249,000 |
| 60-month median $ per MLS sq ft | $514.91 | $558.24 |
| 60-month median days on market | 7 | 5.5 |
| Resales in ten years (county) | 42 of 93 homes | 26 of 100 homes |
| Active listings, September 29, 2026 | 0 | 0 |
| Neighborhood dues | Published: $787.50 a quarter with termite service (2025) | Not published |
| Flood zone at points queried | Shaded Zone X (Gleneagles); mostly Zone AE (Torrey Pines Court) | Unshaded Zone X |
| Club membership | Bundled, $11,495 a year (2026) | Bundled, $11,495 a year (2026) |
Both columns come from the same September 29, 2026 MLS pull and the same county files. The Masters figures exclude one sale entered after closing, which carries no days on market.
Size and bedrooms drive the price gap. Half the Gleneagles homes are two-bedroom plans and none has four on the roll; more than a fifth of Masters homes have four. Per MLS square foot the gap is smaller, $514.91 against $558.24 over 60 months, so a Masters buyer pays mostly for space.
The Masters had 7 MLS closings in 12 months against 2 here, but over ten years Gleneagles homes resold more often, 42 of 93 against 26 of 100. Neither street had a listing on September 29, 2026.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show buyers both streets side by side. Choose Gleneagles if a two or three-bedroom plan near 1,900 square feet suits you, you want the single-family tier at the lower median, and published dues matter to you. Choose The Masters if you need a fourth bedroom or prefer a slightly newer build; our guide to buying at The Masters at Pelican Sound covers that street.
Gleneagles at Pelican Sound sits in Pelican Sound's single-family tier, above every condominium and carriage-home neighborhood and below The Masters on the 12-month MLS measure. The yardstick puts all eleven neighborhood pages on one measure from the same September 29, 2026 pull, so a buyer can see what the same club membership costs in each.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Neighborhood | Homes | Regime | Year built (roll) | 12-month MLS closings | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium | 2000 | 4 | $812,500 (small sample) |
| Gleneagles, with Torrey Pines | 93 | Single-family, Chapter 720 | 1998 to 2000 | 2 | $1,119,250 (small sample) |
| Southern Hills | 84 | Condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 (6 in 60 months) | none in 12 months |
| Seaside | 80 | Condominium | 1998 to 2000 | 1 | $970,000 (one sale) |
The eleven rows hold all 1,299 residences and all 50 MLS closings of the last 12 months.
Pinehurst shares Gleneagles' founding year, plats and builder, with 82 estate homes of about 2,100 to 3,200 heated square feet on the roll. It had no MLS closing in the last 12 months and six in 60 months.
Palmetto Dunes, Oak Run and Seaside are two-story carriage-home condominiums with two-car garages, lower units of 1,759 square feet and upper units of 2,170, at 12-month medians of $812,500 to $970,000, under a condominium regime with shared walls.
Island Sound, Turnberry, Edgewater, Southern Hills and Hammock Greens sold at 12-month medians of $357,000 to $585,000 for the same club membership. A buyer who wants the club more than the house enters there.
Daily life at Gleneagles at Pelican Sound runs through Pelican Sound's staffed gate and guest list, a bundled club with 27 holes of golf, a boat ramp and river access, racquet sports and four restaurants, Tuesday trash and recycling, club-supplied cable and fiber internet, and a short drive to Coconut Point shopping and Lee Health's emergency department.
Section 12.1 of the Declaration attaches one golf membership to each lot. The 2026 Fact Sheet lists 27 holes, 8 Hydro-Grid tennis courts, 14 pickleball courts, 5 bocce courts, 6 pools and 6 spas, a fitness center, a boat launch ramp and storage, a shuttle boat to Lovers Key State Park, and four restaurants.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High as the public schools serving Estero. Lee County assigns by a zone-and-choice model, so confirm a specific address in the district's SchoolSite Locator.
Members add guests to the gate list, and unaccompanied houseguests are registered five business days ahead at $100 plus tax per registration in 2026. Trash and recycling are both collected on Tuesday under the association's guide.
These are approximate off-peak figures from the Pelican Sound gate, as published on our Pelican Sound guide; times vary with season and traffic.
| Destination | Approximate distance | Approximate drive |
|---|---|---|
| Coconut Point shopping | about 1 mile | 3 to 5 minutes |
| Lee Health Coconut Point (24-hour emergency) | about 1.5 to 2 miles | 5 minutes |
| I-75 at Corkscrew Road | about 5 miles | 10 minutes |
| Bonita Beach | about 8 to 9 miles | 18 to 20 minutes |
| Lovers Key State Park by car | about 9 to 11 miles | 20 to 25 minutes |
| Southwest Florida International Airport | about 13 to 15 miles | 17 to 22 minutes |
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 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.
A personalized Gleneagles at Pelican Sound buyer consultation sets your plan band, your price range from the closings since 2023, your first-year carry with the club fee and dues, and an alert for both Gleneagles and Torrey Pines, so you can act the day a home lists. Use the contact form on this page or call Marc.
The closings in the plan band you want, what the recent sales say about condition and price, the full carry including the $20,300 initiation fee for a first-time Pelican Sound owner, the flood and wind insurance questions for your target street, the leasing and pet rules if they matter to you, and how the buyer agreement and compensation work.
Use the contact form at the top of this page, Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Or call Jesse direct at (239) 898-6072.
Custom listing alerts for Gleneagles at Pelican Sound watch both MLS subdivisions, GLEN EAGLES and TORREY PINES inside the Pelican Sound development, and tell you the day a home lists. With no listing on September 29, 2026 and most homes under contract within two weeks, an alert is the difference between seeing a home and missing it.
One alert for Gleneagles and Torrey Pines in your size range, and a second for The Masters and Pinehurst if a larger plan would also work. We set both with you during the consultation and refine them as the market moves.
Selling a home to buy at Gleneagles at Pelican Sound means timing two closings, and the club's one-time fee and the 720.401 paperwork make the purchase side slower to finalize than the sale side. We plan both together, value your current home first, and keep the Gleneagles offer clean.
You already own in Pelican Sound, so you pay the $11,495 resale capital fee instead of the $20,300 initiation fee, under the 2026 Fact Sheet. Our Gleneagles at Pelican Sound seller's guide and the community-wide seller's guide cover your sale.
Start with a free home valuation and a net sheet, so you know the cash you bring to the Gleneagles closing. Call Jesse direct at (239) 898-6072.
If you own on Gleneagles Links Drive or Court or on Torrey Pines Court or Way, you are selling into a street with no competing listing on September 29, 2026. See what a Gleneagles at Pelican Sound home is worth, or Call Jesse direct at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Buyers who have worked with McGreevy and Comisar describe patience through a long search, real knowledge of the Southwest Florida market and an agent who listens, which is what a Gleneagles at Pelican Sound buyer needs on a street with no listings. The quotes below are genuine five-star Google reviews, word for word.
McGreevy and Comisar is a top-reviewed Gleneagles at Pelican Sound realtor and buyer's agent on Google. We publish no aggregate score and no rating widget.
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
★★★★★ "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
Gleneagles at Pelican Sound buyers work directly with Marc Comisar and Jesse McGreevy, who lead Domain Realty Group and have sold Southwest Florida real estate for more than twenty years. We tracked every recent Gleneagles and Torrey Pines sale and read the association's recorded documents before writing this guide, so your offer starts from the record.
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.
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. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar, Broker Associate, leads buyer representation and negotiation. Call Marc at (239) 287-5873.
Jesse McGreevy, Sales Associate, leads listing strategy and pricing, and values the home you may be selling. Call Jesse direct at (239) 898-6072.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Gleneagles at Pelican Sound homes, prices, fees and rules, answered from the Southwest Florida MLS, the Lee County record, the Gleneagles Declaration, the Pelican Sound 2026 Fact Sheet, FEMA and Florida law. Where a record is not public, the answer says so rather than guessing.
A neighborhood of 69 detached, single-family homes on Gleneagles Links Drive and Gleneagles Links Court inside Pelican Sound Golf & River Club, a gated community of 1,299 residences in Estero; this page also covers the 24 homes of Torrey Pines next door.
Both. The plat, the county roll and the state record use Gleneagles; the Southwest Florida MLS files it as GLEN EAGLES.
None on September 29, 2026, according to the Southwest Florida MLS. Call Marc at (239) 287-5873 to set an alert.
The 60-month MLS median is $1,009,300 on 16 closings, from $750,000 to $1,292,000; the 12-month median is $1,119,250 on 2 closings.
A median of $514.91 per MLS square foot over 60 months and $576.96 over 36 months, from $377 to $645 per sale.
A 60-month median of 7 days on market; 14 of 16 MLS closings went under contract within 14 days.
Usually a little. Since January 2023 the median closing has been 98.6% of list, and the below-list sales in 60 months ranged from 95.5% to 98.6%.
1,762 to 2,129 heated square feet for Gleneagles on the 2026 roll, in three plan bands near 1,770, 1,880 and 2,100 square feet; Torrey Pines runs 1,875 to 2,344.
Two or three on the roll; none has four. Many listings show a den in the 1,880 square foot plan.
Gleneagles: 19 in 1998, 49 in 1999 and one in 2000. Torrey Pines: all 24 in 2000.
No. Both associations' Articles say they are not condominium associations, and every home is held in fee simple under Chapter 720.
The club assessment is $11,495 for 2026, the Gleneagles dues were $787.50 a quarter with termite service or $721.00 without in 2025, and the River Ridge district adds about $1,209 a year on the tax bill.
A $20,300 initiation fee for a first-time Pelican Sound owner, or an $11,495 resale capital fee for a returning owner, under the 2026 Fact Sheet.
About $36,154 for a first-time Pelican Sound buyer at the 2025 Gleneagles rate with termite service, before property tax and insurance (our arithmetic).
Yes. Section 12.1 of the Declaration attaches one golf membership to each lot; cart, trail and guest fees are extra.
The seller customarily pays it; the buyer pays the lender's policy and the costs of a new mortgage. The contract controls.
Doc stamps of $0.35 per $100 on the note and nonrecurring intangible tax of $0.002 per $1 on the mortgage, both the buyer's cost.
The section 720.401 homeowners' association disclosure summary before you sign, the section 689.261 property tax disclosure summary, and the seller's flood disclosure under section 689.302.
Yes. If it arrives after you sign, you may cancel within 3 days after receiving it or before closing, whichever comes first.
You sign a written buyer agreement before touring, compensation is stated and negotiable, and offers of compensation no longer appear in the MLS.
Shaded Zone X on the Gleneagles streets and Zone AE on most of Torrey Pines Court, on FEMA panel 12071C0587G effective November 17, 2022.
Yes. Section 8.1 of the Declaration requires flood coverage at full replacement cost on every home, and a federally backed lender requires it in Zone AE.
No. Pelican Sound and Gleneagles are all-ages.
Yes, for at least 30 consecutive days, no more than four leases a year without board approval, no subleasing, and the club's lessee approval with no lessee pets.
Owners may keep a reasonable number of household pets under section 9.14; lessees and registered houseguests may not bring pets under the club's rules.
No. Section 9.15 bars boats, trailers, campers and motor homes from being parked or stored in the neighborhood; the club offers boat storage.
Yes, with ARC approval under section 9.20 and a Village of Estero permit.
Frankly Coastal, per the association's website and the 2026 Fact Sheet; Torrey Pines is managed by Sandcastle PMB.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High; confirm the address in Lee County's SchoolSite Locator.
Gleneagles has two and three-bedroom homes at a $1,009,300 60-month median; The Masters has homes up to four bedrooms at $1,249,000.
Torrey Pines plans run a little larger and its 5 MLS closings had a $1,022,500 median against $996,100 for Gleneagles, but most of Torrey Pines Court maps Zone AE.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Call Marc at (239) 287-5873 or read how we represent buyers.
Through your buyer's agent, who arranges gate access in advance after you sign the written buyer agreement. Call Marc at (239) 287-5873.
Start your Gleneagles at Pelican Sound buyer consultation today with the contact form on this page or a call to Marc at (239) 287-5873. We set your plan band and price range from the closings, budget the club fee and dues, and alert you the day a Gleneagles or Torrey Pines home lists.
Use the buyer consultation form on this page, Call Marc at (239) 287-5873, or read how we represent buyers. Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Every fact on this Gleneagles at Pelican Sound buyer's guide traces to a primary record below: the association's recorded documents and website, Pelican Sound Golf & River Club documents, Florida statutes and agencies, Lee County, the Village of Estero, FEMA, NAR and federal sources, the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Gleneagles at Pelican Sound's key documents are published by the association, Pelican Sound Golf & River Club, the State of Florida, the River Ridge district and federal agencies; the table links each one to its issuing authority. The recorded instruments are also available through the Lee County Clerk's official records, and the association's estoppel through its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Amended and Restated Declaration, Bylaws and Articles | Gleneagles at Pelican Sound Neighborhood Association, recorded in Lee County | April 26, 2013 | Declaration, PDF |
| Certificate of Amendment (paint, roof cleaning, water lines) | Gleneagles at Pelican Sound Neighborhood Association | March 2020 | Amendment, PDF |
| Certificate of Amendment (roof cleaning, mailboxes) | Gleneagles at Pelican Sound Neighborhood Association | March 2021 | Amendment, PDF |
| Amended and Restated Articles of Incorporation | Florida Division of Corporations | October 2, 1997 | Articles, PDF |
| Torrey Pines Articles of Incorporation | Florida Division of Corporations | June 7, 1999 | Articles, PDF |
| 2026 Fact Sheet, fees and membership rules | Pelican Sound Golf & River Club | January 1, 2026 | Fact Sheet, PDF |
| ARC Guidelines and Procedures | Pelican Sound Golf & River Club | current file | ARC guidelines, PDF |
| ARC Application | Pelican Sound Golf & River Club | current file | ARC application, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | FY2026 | District budget, PDF |
| Estoppel fee analysis, CS/CS/HB 979 | Florida Legislature | 2024 | Staff analysis, 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 |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.