Estero, Florida
Buy at Island Sound at Pelican Sound with McGreevy and Comisar, Top 1% nationally since 2008. Coach homes or elevator flats, the all-in monthly carry, the flood map and the condo documents, before you offer. Call Marc at (239) 287-5873 or McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Buying a home at Island Sound at Pelican Sound means choosing between two different homes under one name, then reading the paperwork that comes with a condominium inside a bundled golf and river club. Our Island Sound at Pelican Sound neighborhood guide describes the buildings and the record; this page is the buyer's side: what each half costs to buy and to carry, what Florida law gives you before you commit, and how we find and negotiate the right unit. Island Sound sits inside Pelican Sound in Estero, Florida, ZIP 33928.
Island Sound is 216 condominium homes built in 2001 and 2002. Island Sound I is 84 two-story coach homes, each with a one-car garage, and Island Sound II is 132 flats in six four-story buildings with elevators and carports. Over the 12 months to September 29, 2026 the Southwest Florida MLS recorded 11 Island Sound closings at a $450,000 median, more than any other Pelican Sound neighborhood: six coach homes at a $515,000 median and five flats at $345,000. On that date seven homes were for sale, one coach home and six flats.
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. If you own a home you will sell first, read our Island Sound seller's guide for the selling side, and for a written opinion of what a unit is worth, our Island Sound home valuation guide. For every neighborhood in the community, start with our Pelican Sound buyer's guide.
McGreevy and Comisar are the best realtor for Island Sound at Pelican Sound because a buyer here needs the closings split by section, the club and district charges added up, the flood map read for the building, and the condominium documents asked for before the offer. We do all four before you write a contract.
If you're searching for the best realtor for Island Sound at Pelican Sound in Pelican Sound, Estero, whether you're ready to buy your next home or sell your current 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 what a specific Island Sound unit will cost to carry each year, and we answer it below.
Recent Island Sound at Pelican Sound track record (last 12 months): In the last 12 months Island Sound at Pelican Sound has seen 11 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $450,000 (n = 11), a range of $320,000 to $565,000, $4,837,000 in total volume, a median of 48 days on market and a median sold-to-list ratio of 96.5%. Ten of the 11 closed below the final list price. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day.
In the last 12 months we tracked every one of the 11 Island Sound closings in the Southwest Florida MLS and all 7 Island Sound listings active on September 29, 2026, and we sorted each into Island Sound I or Island Sound II by its floor plan, so you see what your half of the neighborhood actually costs.
For Island Sound buyers: Marc Comisar runs the search, the tours, the offer and the inspections; Jesse McGreevy runs the data, the fee stack and the documents. You get both of us, not an assistant with a template, plus pre-market access through our network when an owner is thinking of selling.
Honors and recognition:
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or book a personalized Island Sound buyer consultation, and 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 an Island Sound at Pelican Sound buyer should carry into any showing, each one sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 Fact Sheet, the River Ridge CDD budget, FEMA or the Florida Statutes.
Buying a home at Island Sound at Pelican Sound takes seven steps: set the monthly budget including club and CDD charges, sign a written buyer agreement, choose Island Sound I or II, get pre-approved with a lender who checks the condominium, tour and offer, read the resale documents in the 7-day window, and win the association's approval before closing.
Start with the carry, not the price. Every Island Sound owner pays about $958 a month toward the club's $11,495 annual assessment and about $101 a month toward the River Ridge CDD, before the condominium dues, tax and insurance. We build the monthly number with you before we open a listing.
Since August 17, 2024, buyers sign a written agreement with their own agent before touring, the agreement states the agent's compensation, and every commission is negotiable. We explain each term before you sign.
A coach home with its own garage and stairs, or a single-level flat with an elevator and a carport. The price gap over 12 months was $170,000 at the median. The section sets the price, the building and the association you join.
A condominium loan adds a project review. Fannie Mae's Selling Guide lists conditions that make a condominium project ineligible, so we ask your lender to check the Island Sound I or II project before you offer.
We tour the units that fit and the competition around them, then write an offer backed by the section's closings. Over 12 months the median Island Sound sale closed at 96.5% of list.
Section 718.503 gives you the condominium's declaration, rules, budget, financial statement, the frequently asked questions document and the reserve information, and a 7-day window, excluding weekends and legal holidays, to cancel. We read them with you.
The club requires every member to hold a certificate of approval from the neighborhood association. The Island Sound I or II association approves you before closing, and the club's one-time charge is paid at closing.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or book your Island Sound buyer consultation, and 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 Island Sound at Pelican Sound market favors buyers of flats and sellers of coach homes: on September 29, 2026 six Island Sound II flats were listed against five flat sales a year, about 14.4 months of supply, while one coach home was listed against six sales a year, about 2.0 months. Over 12 months the neighborhood closed 11 times at a $450,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months, first window with 10+ | 11 | $450,000 | $301.38 | 48 | 96.5% |
| 24 months | 18 | $472,500 (mean of $470,000 and $475,000) | $302.20 | 60 | 96.6% |
| 36 months | 30 | $485,000 (mean of $475,000 and $495,000) | $323.26 | 42.5 | 96.8% |
| 60 months | 42 | $470,000 (mean of $470,000 and $470,000) | $326.96 | 27.5 | 97.3% |
Southwest Florida MLS, pulled September 29, 2026. Medians use the mean of the middle pair when n is even. MLS figures use MLS living area and are never mixed with county square footage.
| Window | Island Sound I (coach homes) | Island Sound II (elevator condos) |
|---|---|---|
| 12 months | 6 closings, $515,000 median, small sample | 5 closings, $345,000 median, small sample |
| 24 months | 10 closings, $522,500 median | 8 closings, $350,000 median, small sample |
| 60 months | 17 closings, $550,000 median | 25 closings, $410,000 median |
| Median $ per MLS sq ft, 12 months | $319.87 | $269.23 |
| Median days on market, 12 months | 56 | 48 |
| Median sold-to-list, 12 months | 95.9% | 97.1% |
Ten of the 11 sales of the last 12 months closed below the final list price, by a median of $19,000, and one closed at full price. None of the Island Sound MLS sales of 2024, 2025 or 2026 closed above list. A buyer can expect to negotiate, more so on a flat that has sat.
Seven actives at the 12-month pace of 11 sales is about 7.6 months of supply overall. Split, it is about 2.0 months for coach homes and about 14.4 months for flats, our arithmetic on the MLS counts. A coach home buyer should be ready to move quickly; a flat buyer has choice and time.
The county's DOR-qualified recorded sales show 12 Island Sound sales since September 29, 2025 at a $443,500 median, through the newest recording on July 29, 2026: six in Island Sound I at $515,000 and six in Island Sound II at $332,500. Every sale is a resale; there is no builder inventory here.
On September 29, 2026 seven Island Sound at Pelican Sound homes were for sale in the Southwest Florida MLS at a $324,900 median ask: one Island Sound I ground-floor coach home at $499,900 and six Island Sound II flats from $297,900 to $439,000. Call Marc at (239) 287-5873 for the live list, which changes weekly.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Section | Beds | MLS living area | List price | Ask per MLS sq ft | Days on market |
|---|---|---|---|---|---|
| I | 2 plus den | 1,551 | $499,900 | $322.31 | 12 |
| II | 3 | 1,450 | $439,000 | $302.76 | 6 |
| II | 2 | 1,207 | $369,900 | $306.46 | 75 |
| II | 2 | 1,300 | $324,900 | $249.92 | 5 |
| II | 2 | 1,258 | $324,900 | $258.27 | 73 |
| II | 2 | 1,207 | $299,500 | $248.14 | 90 |
| II | 2 | 1,258 | $297,900 | $236.80 | 16 |
Southwest Florida MLS, pulled September 29, 2026; ask per square foot is our arithmetic. Listings change; this table is a dated snapshot, not live inventory.
Four of the six flat asks sat below the $345,000 12-month closed median, and their median ask per MLS square foot, $254.10, sat below the $269.23 closed figure. Three had been listed 73 to 90 days. That is a buyer's market for a two-bedroom flat, and an offer should reflect it.
The one coach home for sale, a ground-floor plan at $499,900, asks the top of the ground-floor closings of the last 12 months, $450,000 to $500,000. With about 2.0 months of coach home supply, a buyer who wants a garage at Island Sound may not see another for weeks.
We watch every new Island Sound listing and hear from owners thinking of selling before they list. Tell Marc your section, floor and budget, and we will call you the day a match appears. You can also set up listing alerts through our site's property search.
Island Sound at Pelican Sound homes sold for $320,000 to $565,000 in the 12 months to September 29, 2026: Island Sound I coach homes at $450,000 to $565,000 and Island Sound II flats at $320,000 to $437,000. Each sale is listed by month, section, price, bedrooms and size only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Section | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 2026 | I, upper floor | 2 plus den | 1,670 | $565,000 | $565,000 | 100.0% | 7 |
| May 2026 | I, upper floor | 2 plus den | 1,670 | $549,000 | $530,000 | 96.5% | 85 |
| Apr 2026 | II | 2 | 1,300 | $355,000 | $350,000 | 98.6% | 3 |
| Apr 2026 | II | 2 | 1,300 | $325,000 | $320,000 | 98.5% | 28 |
| Apr 2026 | II | 2 | 1,275 | $360,000 | $345,000 | 95.8% | 116 |
| Mar 2026 | I, upper floor | 2 plus den | 1,669 | $569,000 | $550,000 | 96.7% | 93 |
| Mar 2026 | I, ground floor | 2 plus den | 1,551 | $525,000 | $500,000 | 95.2% | 386 |
| Jan 2026 | II | 2 | 1,300 | $349,000 | $320,000 | 91.7% | 48 |
| Dec 2025 | II | 3 | 1,450 | $450,000 | $437,000 | 97.1% | 72 |
| Dec 2025 | I, ground floor | 2 plus den | 1,550 | $499,000 | $450,000 | 90.2% | 24 |
| Nov 2025 | I, ground floor | 2 plus den | 1,551 | $499,000 | $470,000 | 94.2% | 27 |
Island Sound at Pelican Sound held seven listings on September 29, 2026, one coach home at $499,900 and six flats from $297,900 to $439,000, and 11 closings in the prior 12 months. A buyer who knows which half fits, and what it costs to carry, writes the strongest offer.
Buying at Island Sound? Call Marc at (239) 287-5873, book your Island Sound buyer consultation, or read how we represent buyers.
Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072, and read what an Island Sound home is worth.
| Plan (MLS) | 60-month closings | 60-month median | Median $ per MLS sq ft | Median days on market |
|---|---|---|---|---|
| Island Sound I, ground floor, 1,550 to 1,551 | 6 | $507,500 (mean of $500,000 and $515,000) | $327.32 | 25.5 |
| Island Sound I, upper floor, 1,669 to 1,675 | 11 | $565,000 | $338.32 | 15 |
| Island Sound II, two bedrooms, 1,207 to 1,350 | 18 | $402,500 (mean of $400,000 and $405,000) | $319.62 | 34 |
| Island Sound II, three bedrooms, 1,375 to 1,450 | 7 | $470,000 | $324.14 | 72 |
Southwest Florida MLS, pulled September 29, 2026; split by floor plan; our arithmetic. All four rows are small samples.
| Year | All Island Sound | Island Sound I | Island Sound II |
|---|---|---|---|
| 2022 (May to December) | 8, $437,450 | 2, $608,000 | 6, $412,500 |
| 2023 | 6, $445,950 | 2, $582,000 | 4, $384,125 |
| 2024 | 11, $495,000 | 4, $554,500 | 7, $430,000 |
| 2025 | 9, $470,000 | 5, $475,000 | 4, $408,500 |
| 2026 to September 29 | 8, $425,000 | 4, $540,000 | 4, $332,500 |
MLS-marketed closings, medians with the mean of the middle pair where n is even. For a buyer, the read is simple: Island Sound II flats cost less in 2026 than in any year since 2022, and Island Sound I coach homes have firmed.
The county's qualified sales put the whole neighborhood's median at $170,000 in 2009, $250,000 in 2020, $415,000 in 2022 and $425,000 in 2026 to July 29. A buyer today pays more than twice the 2009 level, and less for a flat than in 2024.
Island Sound I or Island Sound II at Pelican Sound comes down to garage and stairs or elevator and carport: Island Sound I is 84 two-story coach homes with a one-car garage at a $515,000 12-month median, and Island Sound II is 132 single-level flats in four-story elevator buildings at $345,000. Same club, different buildings, associations and dues.
Fourteen two-story buildings of six coach homes each, all built in 2002, two bedrooms on the county roll and two bedrooms plus a den in the MLS, at 1,550 to 1,675 MLS square feet. Each has a one-car garage; the club's flyer describes no elevator. The association is Island Sound I at Pelican Sound Condominium Association, Inc., filed in 2000 and active.
Six four-story buildings of 22 flats each, built in 2001 and 2002, with carports and elevators per the club's flyer. The county roll counts 96 two-bedroom flats and 36 three-bedroom flats at 1,207 to 1,375 heated square feet. The association is Island Sound II at Pelican Sound Condominium Association, Inc., filed in 2000 and active, with an amendment filed in 2016.
In Island Sound I the upper floor is the larger plan and has closed higher. The ground floor carries the flood question: a 2018 elevation certificate for one ground-floor coach home put its floor at 10.0 feet, now about a foot below the current base flood elevation by our arithmetic. In Island Sound II the elevator reaches every floor, and the Village's permit reports show Ian repair work on ground-floor flats.
The roll records three bedrooms only in Island Sound II, on 36 flats. Over 60 months three-bedroom flats closed at a $470,000 median against $402,500 for two-bedroom flats. In the last 12 months a single three-bedroom flat closed, at $437,000, and one was for sale at $439,000 on September 29, 2026.
Island Sound II's four-story buildings fall under Florida's milestone inspection and structural integrity reserve study rules; Island Sound I's two-story buildings do not, by their terms. Island Sound II charges a $310 lease application against $260 elsewhere. Both share the two-registration houseguest limit.
If you want a garage, a lock-and-leave coach home and a firming market, look at Island Sound I and move fast. If you want the lowest price into Pelican Sound's club, an elevator and room to negotiate, look at Island Sound II and read the reserve study first.
Choose Island Sound at Pelican Sound for a garaged coach home or the most choice among flats, with more sales to price from; choose Turnberry for elevator or two-story condos at the points we checked mapped outside the special flood hazard area, with fewer listings. Two-bedroom flats in both closed at a $332,500 median over 12 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Island Sound at Pelican Sound | Turnberry at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 216: I 84, II 132 | 180: I 132, II 48 |
| Product (club flyer) | I: two-story coach homes, one-car garage; II: four-story, carports and elevators | I: four-story, carports and elevators; II: two-story, carports |
| Built (roll) | 2001 to 2002 | 2000 to 2001 |
| Bedrooms (roll) | 2 on 180, 3 on 36 | 2 on 120, 3 on 60 |
| Neighborhood manager (club Fact Sheet) | Frankly Coastal | Frankly Coastal |
| Houseguest registrations a year | 2 in I and II | 2 in I, 6 in II |
| Lease application fee | $260 in I, $310 in II | $260 |
| FEMA zone at the points we queried | AE, base flood elevation 11.0 feet | X, 0.2 percent annual chance flood hazard |
| MLS, 12 months | 11 closings, $450,000 median | 7 closings, $470,000 median (small sample) |
| Two-bedroom condos, 12 months | Island Sound II: 4, $332,500 | 3, $332,500 |
| Three-bedroom condos, 12 months | Island Sound II: 1 at $437,000 | 4, all at $470,000 |
| Median $ per MLS sq ft, 12 months | $301.38 | $301.28 |
| Median days on market, 12 months | 48 | 102 |
| Active listings, September 29, 2026 | 7, median $324,900 | 2, median $326,500 |
| Months of supply | 7.6 (I 2.0, II 14.4) | 3.4 |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll; club 2026 Fact Sheet and 2022 flyer; FEMA flood layers queried October 7, 2026.
The flood map and the coach homes. Zone AE at Island Sound brings a mortgage flood insurance requirement and the substantial improvement rule into your purchase; Turnberry's points read Zone X. And only Island Sound offers coach homes with garages.
Two-bedroom flats in elevator buildings: same building description, same $332,500 12-month median, price per square foot ten cents apart. Choose on building, floor, view, association and flood map.
On September 29, 2026 Island Sound had six flats for sale and Turnberry two. More listings mean more choice and more room to negotiate at Island Sound II. Our Turnberry buyer's guide covers the other side, and we can tour both on one morning.
Choose Island Sound if you want a garage, the most comparable sales when you eventually sell, or the widest choice of flats, and you accept Zone AE and the two-registration guest rule. Choose Turnberry if a Zone X reading matters most to you, or, in Turnberry II, the community's standard six houseguest registrations. The club, the gate and the annual assessment are identical.
Island Sound at Pelican Sound is Pelican Sound's largest and busiest neighborhood, 216 homes and 11 of the community's 50 MLS closings in the last 12 months, and at a $450,000 median it is the second-lowest-priced after Hammock Greens. Every Pelican Sound home carries the same club, so price differences come from the buildings and their locations.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Neighborhood | Units | Product | MLS closings, 12 months | 12-month median | Median $ per MLS sq ft |
|---|---|---|---|---|---|
| Island Sound | 216 | Coach homes (I) and elevator condos (II) | 11 | $450,000 | $301.38 |
| Turnberry | 180 | Elevator condos (I) and two-story condos (II) | 7 | $470,000 | $301.28 |
| Hammock Greens | 98 | Condominium, mostly four-story elevator buildings | 2 | $357,000 (mean of $345,000 and $369,000) | $274.62 |
| Southern Hills | 84 | Condominium coach homes | 6 | $537,500 (mean of $535,000 and $540,000) | $341.83 |
| Edgewater | 114 | Condominium coach homes | 7 | $585,000 | $354.84 |
| Oak Run | 96 | Condominium carriage homes | 4 | $812,500 (mean of $765,000 and $860,000) | $446.61 |
| Palmetto Dunes | 156 | Condominium carriage homes | 3 | $960,000 | $454.80 |
| The Masters | 100 | Single-family | 7 | $1,249,000 | $571.01 |
Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll; our Pelican Sound roster reconciliation of September 30, 2026. Rows under 10 closings are small samples.
Island Sound I, Edgewater and Southern Hills market the same coach home plans with a one-car garage, per the club's flyer. Over 12 months Island Sound I was the least expensive of the three at a $515,000 median, against $537,500 in Southern Hills and $585,000 in Edgewater. A coach home buyer gets the same plan for less at Island Sound, with Zone AE and the two-registration rule as the trade.
Island Sound II, Hammock Greens and Turnberry I are the community's elevator condo neighborhoods. Island Sound II has the most sales and the most listings of the three, which gives a buyer the widest choice. For every neighborhood, our Pelican Sound community guide has the full picture.
An Island Sound at Pelican Sound owner pays the club's $11,495 annual assessment, about $958 a month, the River Ridge CDD line of about $1,209 a year, the Island Sound I or II condominium dues, property tax, insurance and any mortgage. At the 7.28% Freddie Mac average of October 1, 2026, principal and interest on the $345,000 flat median with 20% down is about $1,888 a month.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey, October 1, 2026; club 2026 Fact Sheet; River Ridge CDD FY2026 budget; Southwest Florida MLS medians pulled September 29, 2026)
| Layer | Amount | Period | Who sets it |
|---|---|---|---|
| Club annual assessment | $11,495 (about $957.92 a month) | 2026, billed on the November statement | Pelican Sound Golf & River Club |
| River Ridge CDD | $1,208.92 (about $100.74 a month) | FY2026, on the Lee County tax bill | River Ridge Community Development District |
| Island Sound I or II condominium dues | not published | per the association's budget | Island Sound I or II association; the estoppel states them |
| Property tax | depends on the assessed value after your purchase | yearly, paid in arrears | Lee County |
| HO-6 and flood insurance | quote per unit | yearly | your insurer |
| Island Sound II flat at $345,000 | Island Sound I coach home at $515,000 | |
|---|---|---|
| Down payment at 20% | $69,000 | $103,000 |
| Loan amount | $276,000 | $412,000 |
| Principal and interest, 30 years at 7.28% | about $1,888 a month | about $2,819 a month |
| Club assessment | about $958 a month | about $958 a month |
| River Ridge CDD | about $101 a month | about $101 a month |
| Subtotal before dues, tax and insurance | about $2,947 a month | about $3,878 a month |
Our arithmetic. An illustration, not a loan offer; your rate, condominium dues, taxes and insurance are extra and set the true total.
Under section 193.155 a change of ownership resets a homestead's assessed value to just value as of the next January 1, and a seller's Save Our Homes cap does not transfer with the home. Your first full tax bill can be higher than the seller's. Section 689.261 requires the seller to warn you of this at or before contract.
The club's Q and A says the assessment funds amenities, property management and replacement reserves, including cable TV and fiber-optic internet for every home, common-area maintenance and landscaping, security, pool maintenance and utilities. The club's Q and A also says there is currently no food and beverage minimum.
The club charges the same $11,495 on a $320,000 flat as on a $1.4 million home on Masters Circle. With the CDD line, that is about 3.7 percent of the $345,000 flat median a year against about 2.5 percent of the $515,000 coach home median, by our arithmetic. Budget the carry first, then the price.
Buyer closing costs at Island Sound at Pelican Sound start with the club's one-time charge, $20,300 for a first-time Pelican Sound owner or $11,495 for a repeat owner, then the lender's charges, the mortgage's documentary stamp and intangible taxes, recording, the lender's title policy and prepaid items. In Lee County the seller customarily pays the deed stamps and the owner's title policy.
Data updated: September 2026 (club 2026 Fact Sheet; Florida Statutes and Department of Revenue rules; our arithmetic)
The 2026 Fact Sheet lists an initiation fee of $20,300 for owners new to Pelican Sound and a resale capital fee of $11,495 for owners who own or have owned in Pelican Sound, both at closing, and a $299 estoppel fee. Who pays the estoppel is a contract term. On our arithmetic a first-time buyer's club cash at closing is $20,300, or $20,599 if the contract assigns the club estoppel to the buyer.
A new mortgage carries documentary stamp tax on the note of $0.35 per $100 and nonrecurring intangible tax of $0.002 per $1 on the mortgage, per the Department of Revenue. On a $276,000 loan that is about $966 and $552; on a $412,000 loan, about $1,442 and $824. Our arithmetic.
The buyer customarily records the deed; section 28.24 sets recording at $10 for the first page and $8.50 for each additional page. A financing buyer pays for the lender's title policy. In Lee County the seller customarily pays the owner's title policy and chooses the closing agent; the contract controls.
Your lender will collect insurance and tax escrows, and at closing the seller credits you for the days the seller owned the home that year, because Florida property tax is paid in arrears. The club, condominium and CDD charges are prorated to the closing date.
Budget for a home inspection, a wind mitigation report, the lender's appraisal and flood and HO-6 quotes during the inspection period. These vary by provider; we give you the names of providers our buyers have used and let you choose.
Florida law gives an Island Sound at Pelican Sound buyer the condominium resale documents and a 7-day cancellation window under section 718.503, a property tax disclosure under section 689.261, a flood disclosure under section 689.302 at or before contract, and the seller's duty to disclose known material defects. This is information, not legal advice.
On a resale, section 718.503 entitles you, at the seller's expense, to current copies of the declaration, articles, bylaws and rules, the latest financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report, and the frequently asked questions document, plus the state's governance form.
The statute makes the contract voidable by you within 7 days, excluding Saturdays, Sundays and legal holidays, after the date of execution once the documents are delivered, unless the contract states you received them more than 7 such days before signing. Read the budget, the reserves, the rules and the insurance in that window.
Section 720.401's homeowners association disclosure summary says it does not apply to associations regulated under Chapter 718. Both Island Sound associations are condominiums, so expect the condominium package, not an HOA summary. Pelican Sound's master declaration and club rules also apply, and your closing agent or attorney confirms the forms.
Section 689.261 requires that you receive a property tax disclosure summary at or before contract, warning you not to rely on the seller's current taxes. At Island Sound the bill also carries the River Ridge CDD line.
Section 689.302 requires the seller to give you a flood disclosure at or before contract, stating whether the seller knows of flood damage during ownership, has filed a flood insurance claim, or has received federal flood assistance. At Island Sound, read it beside the Village's Ian permit reports.
Under the Florida Supreme Court's 1985 decision at 480 So. 2d 625, a seller who knows of facts materially affecting value that are not readily observable must disclose them. Your inspection is still your best protection.
At Island Sound at Pelican Sound the Island Sound I or II association must issue a certificate of approval before you become a club member, the estoppel states the dues, assessments and amounts owed on the unit, and club membership comes with the deed: one family membership per home, no equity deposit, ending when you sell.
The club's 2026 Fact Sheet makes a neighborhood association certificate of approval a condition of membership. The application, fee and any interview are set by the Island Sound I or II association; we build the time into your contract.
The condominium association's estoppel under section 718.116 states the current dues, any special assessment and any amount owed. Florida caps the fee at $299 for a current account. Because neither Island Sound association publishes its dues, the estoppel is where you first see the exact number, so we ask for the current figure before you offer.
Per the 2026 Fact Sheet, membership is an exclusive right of Pelican Sound owners, a family membership dependent on ownership, and it terminates when the home is sold. The club counts 1,299 homes in one bundled membership type with access to all listed amenities.
Twenty-seven holes, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, six pools and six spas, canoes and kayaks, a boat launch ramp, outdoor boat storage, a dog park and a boat shuttle to Lovers Key State Park, with four dining venues. Cart, storage and guest fees are extra.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or book your Island Sound buyer consultation, and 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.
Before buying at Island Sound at Pelican Sound, inspect the unit's systems for their age in a 2001 or 2002 building, the permit history including any Hurricane Ian repair, the association's reserves, insurance and milestone status, and the flood facts for the exact unit. A wind mitigation report and the master policy summary round out the file.
A general home inspection covers the air conditioner, water heater, plumbing, electrical, appliances, kitchen and baths. In buildings of 2001 and 2002 vintage, ask for the age of each system and any replacement dates, and look for signs of past leaks.
The Village of Estero's Community Development Department issues building permits here. Its monthly reports list Hurricane Ian repair permits on Island Sound II ground-floor units, two in June 2023 and 36 in May 2024, most at $20,000 each. For any unit, ask which permits were pulled and whether each passed final inspection.
Read the budget, the reserve schedule, the master insurance summary with its hurricane deductible, the roof age for your building and recent board minutes. In Island Sound II, ask for the structural integrity reserve study and any milestone inspection status. These show whether a special assessment may be coming.
In a condominium the association controls the building exterior, windows, doors and common elements, and the club's Architectural Review Committee guidelines apply to exterior work. Ask whether any window, door or shutter work was approved, and by whom.
Florida requires insurers to offer discounts for qualifying wind-resistant features, documented on the state's uniform mitigation verification form under section 627.711. Order the report in the inspection period; it can lower your premium.
FEMA's map shows Zone AE with an 11.0-foot base flood elevation at the Island Sound points we queried. Ask the seller for any elevation certificate, check the flood disclosure, and get a flood quote for the unit and the building's coverage before your inspection period ends.
Insuring an Island Sound at Pelican Sound condo means an HO-6 unit-owner policy for the interior, contents and loss assessment, flood insurance where the lender requires it, which it will in Zone AE, and a careful read of the association's master policy. Get quotes before your inspection period ends.
Each association insures its buildings under section 718.111(11); your HO-6 covers the interior, your contents and loss assessment. Section 627.714 sets a minimum of $2,000 of loss assessment coverage, and owners in a coastal floodplain are often advised to carry more. Ask for the master policy's hurricane deductible.
A federally backed mortgage requires flood insurance on a building in a special flood hazard area, which includes Zone AE. In a condominium the association's master flood policy on the building matters as much as your own coverage. Citizens Property Insurance also publishes its own flood coverage requirement for its policyholders.
The Village of Estero participates in FEMA's Community Rating System at Class 6, a 20 percent discount on National Flood Insurance Program premiums in the special flood hazard area, and FEMA notified the Village on November 21, 2024 that it would keep that rating.
If you plan a major remodel, know that a building in a flood hazard area that is substantially improved or substantially damaged, meaning work or damage costing 50 percent or more of the structure's market value, must be brought into compliance with current flood requirements. In a condominium the association, not the owner, controls the building, so ask before you plan.
Yes, in most cases, but financing an Island Sound at Pelican Sound condo adds a project review: the lender looks at the Island Sound I or II association's budget, reserves, insurance and other conditions as well as at you. Fannie Mae's Selling Guide lists conditions that make a condominium project ineligible, so we ask your lender to check early.
Conventional loans typically require 3 to 20 percent down depending on the program and the buyer, and FHA and VA loans have their own condominium approval rules. Many Island Sound buyers pay cash, which removes the project review but not the need to read the documents.
Reserves, insurance, litigation, delinquencies and building safety items, including the milestone and reserve study rules for four-story buildings, can affect whether a lender will finance a unit. If a project fails a review, options narrow, so we ask the lender to check before you offer.
Florida Housing Finance Corporation offers first mortgage and down payment assistance programs for eligible buyers. Eligibility depends on income, price and other limits, and on whether the program accepts a condominium; we send you the current rules.
Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed average at 7.28% on October 1, 2026. Your own rate depends on your credit, down payment and loan type. The Consumer Financial Protection Bureau's homebuying tools help you compare offers.
Buyer representation at Island Sound at Pelican Sound works under the NAR settlement practice changes of August 17, 2024: you sign a written agreement with your agent before touring, the agreement states the agent's compensation in a specific amount or rate, and that compensation is negotiable and not set by law.
The agreement must state the compensation conspicuously and say that it is fully negotiable. We walk you through every term before you sign, and we tell you when a seller has offered compensation off the MLS that may cover some or all of it.
A seller may still offer to pay or contribute to the buyer's agent, off the MLS, and may offer concessions such as a closing-cost credit in the MLS. Where a seller does not, the agreement sets what you owe. We put it in writing at the start so there are no surprises at closing.
At Island Sound that means a search split by section and plan, the fee stack worked out, the documents read with you, the flood and permit questions asked, and an offer negotiated by Marc or Jesse personally.
We find you the right Island Sound at Pelican Sound home by starting with the section and plan that fit your life and budget, then watching every new listing, hearing from owners before they list, and touring the competition so you can judge each unit against its neighbors.
Coach home or flat, ground or upper floor, two or three bedrooms, furnished or not, a lease in place or vacant, and the all-in monthly budget. With 216 homes in two condominiums, a clear brief narrows the field fast.
On September 29, 2026 Island Sound had seven listings. We track each one, the price changes and the days on market, so you know which sellers may negotiate.
Island Sound owners call us when they are thinking of selling. When one fits your brief, we call you before it reaches the MLS, which matters most for coach homes with about 2.0 months of supply.
Pelican Sound is gated. The listing agent arranges gate access for each showing, and we schedule tours of Island Sound I, Island Sound II and, if you like, Turnberry on one morning.
We negotiate for you at Island Sound at Pelican Sound with the section's closings as evidence: over 12 months the median sale closed at 96.5% of list, a median of $19,000 below the final ask, and Island Sound II flats faced about 14.4 months of supply. Those numbers set the opening offer.
We build it from the closings of your plan and floor, the time the unit has been listed, and its condition against the competition. On a flat listed for 73 to 90 days, the room is larger than on a coach home listed for 12.
When the inspection, the reserve study or the flood quote turns up a cost, we ask for a repair, a credit or a price change, whichever serves you best, and we keep the deal inside the 7-day document window and the inspection period.
Your $20,300 initiation fee, or $11,495 as a repeat owner, is real cash at closing. We put it on the table when a seller weighs your offer against another.
Marc or Jesse negotiates your offer personally. Two Island Sound II flats closed $30,000 apart in April 2026; the person negotiating for you needs to know why.
The Island Sound at Pelican Sound rules most likely to decide whether a home works for you are the club's 30-day minimum lease and lessee rules, the two-registration houseguest limit, each condominium's pet rules, and architectural review. Pelican Sound is not age-restricted; the club's only adult age figure is a leasing rule.
Leases run at least 30 days, need association approval and a club application filed 20 business days ahead, and require the lessee and primary occupant to be at least 25, which the club says is not a restriction on the age of occupants. Lessees may not keep animals except service animals. The Island Sound II lease application is $310, against $260 elsewhere. A few Pelican Sound associations require a 60-day minimum; the Island Sound documents answer that.
The 2026 Fact Sheet lets Island Sound I and II owners register unaccompanied houseguests twice a year, against six elsewhere, each registration valid for up to two weeks at $100 plus tax. If you plan to lend the home to family often, weigh this rule first.
Owner pet rules are in each condominium's documents, which are not published. Get the rule for the unit's association in writing before you offer. Assistance animals for a person with a disability are handled under federal fair housing rules.
Pelican Sound is not age-restricted. The club's family membership includes dependent children 24 and under, and the leasing age rule applies only to the person signing a lease and the primary occupant.
Stays shorter than 30 days are below the club's published minimum, so nightly and weekly rentals are not allowed. Florida's transient rentals tax applies to rentals of six months or less under section 212.03.
Daily life at Island Sound at Pelican Sound runs through Pelican Sound's staffed gate and the club at 4569 Pelican Sound Boulevard: golf, racquet sports, pools, the river and the Lovers Key shuttle, with Coconut Point, a 24-hour emergency department and I-75 a short drive away. Building questions go to the Island Sound association's manager.
Members book tee times 10 days ahead, and guest golf is restricted in the January to March season until after 12:30 p.m., per the 2026 Fact Sheet. Tennis guest play is restricted November through April until after noon. Boat storage is $625 a year plus tax and kayak storage $155.
The club's Q and A lists cable TV and fiber-optic internet for every home inside the annual assessment. Parking, trash and mail arrangements for a specific building are set by each condominium.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County assigns by choice zone, so confirm options for the exact address with the district.
| Destination | Approximate drive from Pelican Sound's gate |
|---|---|
| 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 |
| Lovers Key State Park by car | about 20 to 25 minutes |
| Florida Gulf Coast University | about 18 to 22 minutes |
| Southwest Florida International Airport | about 17 to 22 minutes |
Approximate off-peak drive times from our community research, rounded.
Island Sound at Pelican Sound is the right place to buy if you want Pelican Sound's bundled club at the lowest price in the community, or a garaged coach home for less than the same plan elsewhere in Pelican Sound, and you accept Zone AE, unpublished dues and a two-registration guest rule. The record below sets out both sides.
For a seasonal lock-and-leave owner who wants the club, Island Sound offers the most value in Pelican Sound. Read the flood, insurance and reserve file before you fall for a view.
Get your personalized Island Sound at Pelican Sound buyer consultation by using the contact form on this page or calling Marc at (239) 287-5873. In one conversation we set your all-in monthly budget, choose between Island Sound I and II, and line up the documents and tours, with no cost and no obligation.
Use the contact form on 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. If you have a home to sell first, our Island Sound seller's guide and Island Sound home valuation guide cover that side.
Tell us your section, floor, bedrooms and budget and we will alert you to every new Island Sound listing that fits, or set up a saved search through our site's property search account.
Island Sound's two condominiums, the club's charges, the CDD line, the flood map and the 718.503 window are the details that separate a good purchase from a costly one. We work them every week in Pelican Sound, and we put them on paper before you offer.
If you are selling a home before buying at Island Sound at Pelican Sound, we run both sides as one plan, timing the two closings and pricing your sale from its own closings. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and Jesse handles the sale while Marc handles the purchase.
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.
In the last 12 months we tracked all 11 Island Sound closings in the Southwest Florida MLS, pulled September 29, 2026, and all 42 since May 2022. 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. Confidential conversations welcome.
A repeat Pelican Sound owner pays the club's $11,495 resale capital fee on the next purchase instead of the $20,300 initiation, per the 2026 Fact Sheet, so a move within the community can cost less at closing than a first purchase.
Yes. We time the two closings together and can write the purchase with a sale contingency or a delayed closing when the market allows. Jesse runs the sale and Marc the purchase.
Start with a free home valuation or Call Jesse direct at (239) 898-6072. If your current home is elsewhere in Pelican Sound, our Island Sound home valuation guide shows how values are built here.
With about 2.0 months of coach home supply, a coach home buyer may need to move first; with about 14.4 months of flat supply, a flat buyer can usually sell first and still choose. We plan it with your finances.
A buyer without a sale contingency writes a stronger offer, which matters most on a coach home that may draw more than one buyer.
These are the questions buyers ask most about Island Sound at Pelican Sound condos and coach homes for sale, fees, flood zones and living in Estero, answered from the records cited below. Each answer names Island Sound. For a tour or a live list, call Marc at (239) 287-5873.
A 216-home condominium neighborhood inside Pelican Sound Golf & River Club in Estero, made up of Island Sound I, 84 two-story coach homes with a one-car garage, and Island Sound II, 132 flats in six four-story elevator buildings with carports.
No. The Island Sound Homeowners' Association filed in 2021 has no link to Pelican Sound. The associations here are Island Sound I and Island Sound II at Pelican Sound Condominium Association, Inc., both filed in 2000.
No. Island Sound is inside Pelican Sound in Estero. Pelican Landing is in Bonita Springs and Pelican Bay is in Naples.
Over the 12 months to September 29, 2026, Island Sound II flats closed from $320,000 to $437,000 at a $345,000 median and Island Sound I coach homes from $450,000 to $565,000 at a $515,000 median.
On September 29, 2026: one Island Sound I coach home at $499,900 and six Island Sound II flats from $297,900 to $439,000. Call Marc at (239) 287-5873 for the live list.
For flats, yes on the numbers: about 14.4 months of supply on September 29, 2026. For coach homes, no: about 2.0 months.
Over 12 months the median sold-to-list ratio was 96.5%, a median of $19,000 below the final list price. None has closed above list since 2023.
The 12-month median was $301.38 per MLS square foot: $319.87 for coach homes and $269.23 for flats.
Island Sound I is coach homes in two-story buildings with a one-car garage; Island Sound II is flats in four-story buildings with elevators and carports. They are separate condominiums with separate associations and dues.
Island Sound I coach homes have a one-car garage, per the club's flyer; Island Sound II flats have carports.
Yes. The club's flyer describes Island Sound II as four-story buildings with carports and elevators.
The MLS records coach homes at 1,550 to 1,675 square feet and flats at 1,207 to 1,450; the county roll records 1,406 or 1,535 heated square feet for coach homes and 1,207, 1,258 or 1,375 for flats.
In 2001 and 2002 per the county roll; it was the last neighborhood built in Pelican Sound.
The club's 2026 annual assessment is $11,495, and the Island Sound I or II condominium dues are not published; the estoppel states them. A River Ridge CDD charge of $1,208.92 in FY2026 is on the tax bill.
The club's one-time charge, $20,300 for a first-time Pelican Sound owner or $11,495 for a repeat owner, plus the $299 club estoppel if your contract assigns it, your lender's charges, mortgage taxes, recording and the lender's title policy.
At the 7.28% Freddie Mac average of October 1, 2026, a $345,000 flat with 20% down runs about $1,888 a month in principal and interest, plus about $958 for the club and $101 for the CDD, before dues, tax and insurance.
Yes. Pelican Sound is in the River Ridge Community Development District, which assesses $1,208.92 per Pelican Sound unit in FY2026, billed on the Lee County tax bill.
Membership comes with ownership: one family membership per home in the bundled club, with no equity deposit, after the association's certificate of approval.
The club's Q and A says there is currently no food and beverage minimum.
No. Pelican Sound is not age-restricted. The leasing rule that a lessee and primary occupant be at least 25 is, in the club's words, not a restriction on the age of occupants.
Yes, for at least 30 days under the club's rules, with association approval, a $260 application ($310 in Island Sound II), no pets for lessees and a lessee and primary occupant at least 25.
Not under 30 days, the club's published minimum lease.
Two unaccompanied houseguest registrations a year in Island Sound I and II, each up to two weeks at $100 plus tax, against six elsewhere in Pelican Sound.
Owner pet rules are in each condominium's documents, which are not published; get the rule in writing before you offer. Lessees may not keep animals except service animals.
At five Island Sound Circle addresses we queried, FEMA's current map shows Zone AE with a base flood elevation of 11.0 feet, panel 12071C0587G effective November 17, 2022. Check the exact unit.
A federally backed mortgage requires it for a building in Zone AE. Ask about the association's master flood policy as well as your own coverage.
Lee County's evacuation layer returns Zone A, the first zone ordered to leave for storm surge, at the Island Sound points we tested.
The Village of Estero's permit reports list Ian repair permits on Island Sound II ground-floor units in 2023 and 2024. We hold no water-depth record; ask about the specific unit's repairs and final inspections.
Under section 718.503, the declaration, articles, bylaws and rules, the latest financial statement and budget, the frequently asked questions document, the reserve study information and any milestone summary, plus the state's governance form.
Under section 718.503, 7 days, excluding Saturdays, Sundays and legal holidays, after signing once the documents are delivered, unless the contract states you received them more than 7 such days before.
Island Sound II's four-story buildings fall under Florida's three-story rules, so ask for the structural integrity reserve study and milestone status. Island Sound I's two-story buildings are outside those rules by their terms.
In most cases, yes, subject to the lender's condominium project review. We ask your lender to check the Island Sound I or II project early.
Two-bedroom flats in both closed at a $332,500 median over 12 months. Island Sound has coach homes with garages, more listings and faster sales; Turnberry mapped in Zone X at the points we checked.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone, so confirm options for the exact address.
Since August 17, 2024 you sign a written agreement with your agent before touring, stating the compensation, which is negotiable and not set by law. A seller may offer to contribute off the MLS.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We split the closings by section, add up the carry and read the documents before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Pelican Sound is gated, and the listing agent arranges gate access for each showing. We can tour Island Sound I, Island Sound II and Turnberry on one morning.
Our Island Sound at Pelican Sound neighborhood guide covers the buildings, associations, history, amenities, flood record and every sale since 2022.
Island Sound at Pelican Sound 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 Island Sound closing, listing, fee and flood reading before writing this buyer's 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 Island Sound at Pelican Sound guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. 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 Island Sound specifically, we tracked all 42 MLS closings since May 2022 and all 7 listings active on September 29, 2026, and we read the club's 2026 Fact Sheet and the CDD budget line by line.
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 Island Sound 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. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "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
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "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
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
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, and anyone can confirm a license on the state's licensee search.
Every fact on this Island Sound at Pelican Sound buyer's guide traces to a primary record below: the club's own documents, Florida statutes and state records, Lee County, the Village of Estero, FEMA and federal sources, Freddie Mac, Fannie Mae and Florida Housing for financing, and NAR for the settlement rules. No brokerage, listing portal or IDX feed is cited.
The documents an Island Sound at Pelican Sound buyer should read are published by the club, the State of Florida, the Village of Estero, the River Ridge CDD and federal agencies; the table links each to its issuing authority. The condominium's declaration, budget and reserve study come in the section 718.503 resale package, and recorded instruments from the Lee County Clerk.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet: fees, managers, lessee and houseguest rules | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer | Pelican Sound Golf & River Club | 2022 | Flyer, PDF |
| Community Map | Pelican Sound Golf & River Club | 2023 | Map, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Building Permit Report, June 2023 | Village of Estero | June 2023 | Permit report, PDF |
| Building Permit Report, May 2024 | Village of Estero | May 2024 | Permit report, PDF |
| Public condominium extract | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Condominium resale disclosure, 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, Fla. Stat. 689.302 | State of Florida | current statute | Statute text |
| Estoppel certificate reform, 2024 staff analysis (HB 979) | Florida House of Representatives | 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 |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the Island Sound 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 contact form on this page. The first conversation is free and carries no obligation.
Honors and recognition:
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or book your Island Sound buyer consultation, and 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.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.