Estero, Florida
Buy a home in Oak Run at Pelican Sound with McGreevy and Comisar, Top 1% nationally since 2008. Floor-by-floor prices from every closing since 2021, club costs and the 7-day window. 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 Oak Run at Pelican Sound means buying one of 96 carriage homes in two plans, a first-floor home and a second-floor home that sell for very different prices, inside a bundled golf and river club. Our Oak Run at Pelican Sound neighborhood guide sets out the buildings, the rules and the flood map. This page is the buyer's side of it: what an Oak Run home costs to buy and to carry, how the sale process works, which documents you are owed, and how we represent you. Oak Run sits inside Pelican Sound, the gated community in Estero, Florida, ZIP 33928.
Oak Run is one condominium of 96 homes in 24 two-story buildings, all built in 2000, all on Sound Way, and every home has a two-car garage. Over the 36 months to September 29, 2026 the Southwest Florida MLS recorded 13 Oak Run closings at an $820,000 median: six first-floor homes of 1,759 square feet at $770,000 and seven second-floor homes of about 2,170 square feet at $969,000. On September 29, 2026 exactly one Oak Run home was for sale.
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. Two companion pages finish this set. If you own a home to sell first, read our Oak Run seller's guide, and if you want to know what a home is worth before you offer, read our Oak Run home valuation guide. For the rest of the community, our guide to buying a home in Pelican Sound covers all twelve marketed neighborhoods.
A word on the name, because search engines blur it. This page covers Oak Run at Pelican Sound Condominium Association, Inc. in Estero, Lee County, Florida. It is not Oak Run at Sarasota National, a separate group of condominiums in Venice, and it is not any of the other Oak Run homeowners' associations the state's corporate register lists across Florida.
McGreevy and Comisar are the best realtor for Oak Run at Pelican Sound because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Oak Run read built from every MLS closing since 2021, the county roll and its recorded sales.
If you're searching for the best realtor for Oak Run at Pelican Sound in Pelican Sound, Estero, whether you're ready to buy an Oak Run home or sell your current one first, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Buyers comparing the best real estate agents in Estero should ask each agent to show an Oak Run purchase floor by floor, with the club's costs and the association's paperwork on the table, and we do exactly that below.
Recent Oak Run at Pelican Sound market (last 12 months): In the last 12 months Oak Run at Pelican Sound has seen 4 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $812,500 (n = 4, even, the mean of the middle pair $765,000 and $860,000; small sample), a range of $761,000 to $995,000, $3,381,000 in total volume, a median of 2.5 days on market and a median sold-to-list ratio of 100.6%. Over the 36 months to that date, 13 closed at an $820,000 median, the first window that reaches 10 closings.
In the last 12 months we tracked every one of the 4 Oak Run closings in the Southwest Florida MLS, and we tracked all 18 closings the MLS has recorded here since September 2021, each matched to its recorded deed. Every price on this page is listed by month, floor and size only.
For Oak Run at Pelican Sound buyers: personal buyer representation under a written agreement, pre-MLS and off-market outreach through our network, daily watching of new listings, partner-level negotiation, and a plain accounting of the club, district and association costs before you offer. A buyer who knows which floor they want and has read the association's documents inside the 7-day window is the buyer who closes without surprises.
Honors and recognition:
Buying in Oak Run at Pelican Sound? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling your current home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
These are the points an Oak Run at Pelican Sound buyer should carry into any offer, each sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 Fact Sheet, FEMA or the Florida Statutes.
Buying a home at Oak Run at Pelican Sound takes seven steps: set an all-in monthly budget, sign a written buyer agreement, choose the floor that fits, get pre-approved by a condominium-ready lender, tour and offer, read the documents inside the cancellation window, and complete association approval and closing.
Start with the known carry before the mortgage: $11,495 a year to the club and $1,208.92 to the River Ridge district, $12,703.92 together or about $1,059 a month, plus the Oak Run association's quarterly dues, property tax and insurance. We help you price the unknowns before you fall for a home, because the association's dues are only on its estoppel.
Since August 17, 2024 a buyer must sign a written agreement with their own agent before touring a home with that agent, and compensation is negotiable and stated in the agreement. We explain ours before the first showing, in writing, so you know what you pay and what you get.
The first-floor plan is 1,759 square feet with no stairs inside the home, and the second-floor plan is about 2,170 square feet with a den. They are different buyers and different prices, and the choice should come before the search, not after it.
A condominium loan is reviewed against the project as well as the buyer. Ask your lender whether it has reviewed condominium projects with a bundled club membership and a resale capital fee, and get the pre-approval letter before you tour. Cash buyers skip the review and still read the same documents.
We tour Oak Run and Palmetto Dunes on the same morning, because the plans, garages and club are the same and the price, building and condition are not. Our offer is built from the floor's closings, not the asking price.
The seller owes you the condominium resale package, and you have 7 days, excluding Saturdays, Sundays and legal holidays, to cancel after you receive it. We read the budget, reserves, insurance summary, rules and any milestone or reserve study statement with you, inside the window.
The club requires every member to hold a certificate of approval from the neighborhood association, and an Application for Approval to Purchase goes to the Oak Run association through its manager before closing. We start it the day the contract is signed, so the closing date is not the deadline.
The Oak Run at Pelican Sound market for buyers on September 29, 2026 was thin and quick: one first-floor home for sale against four closings in the last 12 months, about 3.0 months of supply. Over 36 months the neighborhood closed 13 times at an $820,000 median in a median of 8 days on market.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and we name the pair.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 4 (small sample) | $812,500 (mean of $765,000 and $860,000) | $446.61 | 2.5 | 100.6% |
| 24 months | 8 (small sample) | $817,500 (mean of $775,000 and $860,000) | $446.00 | 7 | 100.0% |
| 36 months, first window with 10+ | 13 | $820,000 | $440.59 | 8 | 99.4% |
| 60 months | 18 | $800,000 (both middle sales at $800,000) | $434.91 | 6 | 100.0% |
| Window | First floor (1,759 sq ft) | Second floor (2,170 sq ft) |
|---|---|---|
| 12 months | 3 closings, $765,000 median, small sample | 1 closing, $995,000 |
| 24 months | 5 closings, $765,000 median, small sample | 3 closings, $980,000 median, small sample |
| 36 months | 6 closings, $770,000 median (mean of $765,000 and $775,000), small sample | 7 closings, $969,000 median, small sample |
| 60 months | 10 closings, $765,000 median (both middle sales at $765,000) | 8 closings, $896,000 median (mean of $823,000 and $969,000) |
| Median days on market, 36 months | 4 | 24 |
| Median sold-to-list, 36 months | 100.0% | 98.5% |
Southwest Florida MLS, pulled September 29, 2026, split by floor plan. Over 36 months the second floor closed about $199,000 above the first floor at the median, took longer to sell and closed further below list.
Over 36 months, 2 of 13 Oak Run closings sold above their final list price, 4 sold at it and 7 sold below, at a 99.4% median sold-to-list ratio. The four that took longer than 30 days closed at about 95.2% of list; the nine within 30 days held 100.0%. For a buyer the room is on the homes that have sat: the second-floor homes of 2024 closed 4.8 to 9.5 percent below list after 65 to 117 days. A fresh, well-priced home leaves almost none.
One active listing against four closings in 12 months is about 3.0 months of supply, and the first floor alone is about 4.0 months, one listing against three first-floor closings. No second-floor home was for sale. With counts this small, one listing or one closing moves the figure by months, so treat it as a description of a thin market.
The county's qualified recorded sales since September 29, 2025 number 6, at an $822,500 median, through the newest recording on July 29, 2026. Two never appeared as MLS closings: a first-floor sale at $785,000 in April 2026 and a second-floor sale at $935,000 in June 2026. A buyer watching only the MLS misses these resales, and so does a buyer who waits for a listing.
On September 29, 2026 exactly one Oak Run at Pelican Sound home was for sale in the Southwest Florida MLS: a first-floor, three-bedroom, two-bath home of 1,759 MLS square feet asking $875,000 after 53 days on market, $497.44 per MLS square foot.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Status | List price | Beds and baths | MLS living area | Days on market | List price per MLS sq ft |
|---|---|---|---|---|---|
| Active | $875,000 | 3 bed, 2 bath | 1,759 | 53 | $497.44 |
Our arithmetic on the list price and living area. We show the live count and not a roster of named listings, because a named list goes stale within days. Call Marc for what is on the market the day you ask.
The ask is $105,000, about 13.6 percent, above the $770,000 first-floor 36-month median, $15,000 above the April 2026 sale at $860,000, and above every first-floor closing in the five-year MLS record, the highest of which was $870,000 in October 2022. It has been on the market 53 days. A buyer reads that as a test of the top of the market that has not yet been met by a sale.
No second-floor home was for sale, and only one second-floor home closed in the last 12 months, at $995,000. A buyer who wants the larger plan with a den should watch Palmetto Dunes, where the same plan sells, and ask us about homes owners are considering selling before they list.
We watch the MLS daily, and we send a new Oak Run or Palmetto Dunes listing to our buyers the day it appears. For a home that may sell in four days, a buyer who has already toured the alternatives is the buyer who writes the first offer. Ask us to set up custom listing alerts for Oak Run.
Oak Run at Pelican Sound homes have sold for $545,000 to $995,000 in the MLS over five years. In the last 12 months first-floor homes closed at $761,000, $765,000 and $860,000, and a second-floor home at $995,000. All 18 closings since September 2021 are listed below, floor by floor.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Eighteen closings in five years is a small market, so it is read sale by sale. Each row shows month, floor, MLS living area and price only.
| Closed | Floor and layout | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Apr 2026 | First floor, 3 bed, 2 bath | 1,759 | $774,900 | $765,000 | 98.7% | 0 |
| Apr 2026 | First floor, 3 bed, 2 bath | 1,759 | $849,000 | $860,000 | 101.3% | 4 |
| Dec 2025 | First floor, 3 bed, 2 bath | 1,759 | $749,000 | $761,000 | 101.6% | 1 |
| Oct 2025 | Second floor, 3 + den, 2 bath | 2,171 | $995,000 | $995,000 | 100.0% | 24 |
| Aug 2025 | Second floor, 3 + den, 2 bath | 2,171 | $995,000 | $980,000 | 98.5% | 8 |
| Jun 2025 | Second floor, 3 + den, 2 bath | 2,170 | $995,000 | $980,000 | 98.5% | 6 |
| Apr 2025 | First floor, 3 bed, 2 bath | 1,759 | $775,000 | $775,000 | 100.0% | 72 |
| Mar 2025 | First floor, 3 bed, 2 bath | 1,759 | $765,000 | $765,000 | 100.0% | 17 |
| Aug 2024 | Second floor, 3 + den, 2 bath | 2,171 | $840,000 | $800,000 | 95.2% | 117 |
| Jun 2024 | Second floor, 3 + den, 2 bath | 2,171 | $865,000 | $823,000 | 95.1% | 65 |
| Feb 2024 | Second floor, 3 + den, 2 bath | 2,171 | $969,000 | $969,000 | 100.0% | 0 |
| Jan 2024 | Second floor, 3 + den, 2 bath | 2,171 | $884,000 | $800,000 | 90.5% | 66 |
| Dec 2023 | First floor, 3 bed, 2 bath | 1,759 | $824,900 | $820,000 | 99.4% | 4 |
| Oct 2022 | First floor, 3 bed, 2 bath | 1,759 | $890,000 | $870,000 | 97.8% | 7 |
| Apr 2022 | First floor, 3 bed, 2 bath | 1,759 | $600,000 | $705,000 | 117.5% | 4 |
| Mar 2022 | First floor, 3 bed, 2 bath | 1,759 | $500,000 | $675,000 | 135.0% | 6 |
| Jan 2022 | First floor, 3 bed, 2 bath | 1,759 | $545,000 | $545,000 | 100.0% | 0 |
| Sep 2021 | Second floor, 3 + den, 2 bath | 2,170 | $595,000 | $617,000 | 103.7% | 0 |
Every one of these 18 closings matches a qualified deed in the Lee County recorded-sales file at the same price. The MLS and the county measure the same homes differently: the 1,759 square foot MLS plan sits on parcels the county records at 1,646 heated square feet, and the 2,170 square foot plan on parcels it records at 2,171.
Oak Run at Pelican Sound has 96 carriage homes on Sound Way, one association inside the 1,299-home Pelican Sound club, and on September 29, 2026 exactly one home for sale, a first-floor plan asking $875,000. In a neighborhood where first-floor homes have closed at a $770,000 median and second-floor homes at $969,000 over 36 months, the buyer who knows the floor and has the association's paperwork in hand is the one who wins the home they want.
Buying at Oak Run at Pelican Sound? Call Marc at (239) 287-5873, read how we represent buyers, or see what an Oak Run home is worth before you offer.
Selling a home to buy here? Get a free home valuation or Call Jesse direct at (239) 898-6072, and read how we sell Oak Run homes.
Ten first-floor homes closed in the 60-month record, at a $765,000 median, from $545,000 in January 2022 to $870,000 in October 2022. Eight second-floor homes closed at a $896,000 median, from $617,000 in September 2021 to $995,000 in October 2025. Per MLS square foot the two floors are close over 36 months, $437.75 for first-floor homes and $446.34 for second-floor homes, so a buyer pays for space and the den, not for the floor itself.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (September) | 1 | $617,000 | one sale | 0 | 103.7% |
| 2022 | 4 | $690,000 (mean of $675,000 and $705,000) | $545,000 to $870,000 | 5 | 108.7% |
| 2023 | 1 | $820,000 | one sale | 4 | 99.4% |
| 2024 | 4 | $811,500 (mean of $800,000 and $823,000) | $800,000 to $969,000 | 65.5 | 95.2% |
| 2025 | 6 | $877,500 (mean of $775,000 and $980,000) | $761,000 to $995,000 | 12.5 | 100.0% |
| 2026 to September 29 | 2 | $812,500 (mean of $765,000 and $860,000) | $765,000 to $860,000 | 2 | 100.0% |
Every year is a small sample of MLS-marketed closings, and each year's median moves with the mix of floors, so compare floor to floor.
The county's qualified recorded sales go back to the original sales in 2000: a $435,000 median in 2018 (n = 9), $493,000 in 2021 (n = 4), $700,000 in 2022 (n = 7), $816,500 in 2024 (n = 6) and $930,000 in 2025 (n = 7). From 2018 to 2025 that is a rise of about 114 percent. Small counts move medians, so we describe the direction, not a precise rate.
An Oak Run at Pelican Sound buyer chooses between a 1,759 square foot first-floor home at a $770,000 36-month median and a second-floor home of about 2,170 square feet with a den at $969,000. The first floor is quicker to sell and has no stairs inside; the second floor adds space and a den.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The first-floor plan is 1,759 MLS square feet with three bedrooms and two baths and an attached two-car garage. Six closed in the 36 months to September 29, 2026, at a $770,000 median, a median of 4 days on market and a 100.0% sold-to-list ratio. It is the plan that sells fastest, and the one with the single active listing today.
The second-floor plan is about 2,170 square feet, three bedrooms plus a den and two baths, with the same two-car garage. Seven closed in 36 months at a $969,000 median, a median of 24 days on market and a 98.5% sold-to-list ratio. It sells less often, takes longer and gives a buyer more room to negotiate.
The difference between the two 36-month medians is $199,000, our arithmetic on $969,000 less $770,000, for about 411 more MLS square feet and a den. Per MLS square foot the two floors are close, $437.75 for first-floor homes and $446.34 for second-floor homes, so most of the gap is space, not a premium for the floor.
A first-floor buyer walks in from the garage and the front door without interior stairs. A second-floor buyer climbs a stair to the living space, and we ask every second-floor buyer to walk it twice before offering. This is a description of the plans, not advice about anyone's mobility, and we show buyers of every age both floors.
| If you want | Look at |
|---|---|
| The lowest entry price into the club and the fastest sale later | First floor |
| A den, the largest living area and more room for guests | Second floor |
| Room to negotiate on days on market | Second floor |
| Less competition from other buyers on a new listing | Second floor |
| A home that has already sold in four days or less, three times in the last 12 months | First floor |
Four of the five rows describe the market as the MLS recorded it, and the last row is a count of closings: three first-floor homes closed in the last 12 months in four days or less.
Buy at Oak Run at Pelican Sound for 96 homes on one street, an $820,000 36-month median and the only carriage-home listing in either neighborhood today; buy at Palmetto Dunes for 156 homes, a 2001 build and a $912,500 median. The plans, garages, club and fees are identical, so the choice is about availability and price.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026)
| Factor | Oak Run at Pelican Sound | Palmetto Dunes at Pelican Sound |
|---|---|---|
| Homes on the 2026 roll | 96 | 156 |
| Regime | One condominium, one association | One association over two recorded declarations |
| Built (county roll) | 2000 | 2001 |
| Streets | Sound Way only | Palmetto Dunes Drive and Classics Court |
| Plans (club) | Lower 1,759, upper 2,170 sq ft | Lower 1,759, upper 2,170 sq ft |
| Garage | Two-car | Two-car |
| Manager (club Fact Sheet) | Frankly Coastal | Frankly Coastal |
| MLS closings, 12 months | 4, $812,500 median (small sample) | 3, $960,000 median (small sample) |
| MLS closings, 36 months | 13, $820,000 median | 11, $912,500 median |
| 36-month first-floor median | $770,000 (n = 6) | $800,000 (n = 7) |
| 36-month second-floor median | $969,000 (n = 7) | $975,000 (n = 4) |
| Median days on market, 36 months | 8 | 4 |
| Median sold-to-list, 36 months | 99.4% | 97.0% |
| Active listings, September 29, 2026 | 1, first floor, $875,000 | 0 |
| Club assessment, initiation, district line | $11,495, $20,300 first-time, $1,208.92 | Identical |
Southwest Florida MLS Matrix, pulled September 29, 2026 (MLS-marketed closings only for both neighborhoods); Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026; Pelican Sound 2026 Fact Sheet. MLS and county figures are never mixed.
Less than the headline medians suggest. Palmetto Dunes' 36-month median sits $92,500 above Oak Run's, but floor by floor the gap is $30,000 on the first floor and $6,000 on the second. The headline gap is mostly mix: more of Oak Run's recent closings were first-floor homes. Palmetto Dunes sold faster, in 4 median days against 8, and Oak Run closed nearer to list.
Palmetto Dunes is the larger neighborhood and recorded 21 MLS closings in 60 months against Oak Run's 18, so a buyer who waits for a particular floor has more chances there. Neither neighborhood had a second-floor home for sale on September 29, 2026. We watch both daily, and our guide to buying in Palmetto Dunes sets out that side of the choice.
Choose Oak Run if one short street, a four-home building on Sound Way and the home that is actually for sale matter most. Choose Palmetto Dunes if a larger pool and a year-newer build matter more and you can wait for a listing. We tour both on one morning. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Oak Run at Pelican Sound is the seventh largest of Pelican Sound's twelve neighborhood names at 96 homes and one of three carriage-home neighborhoods, alongside Palmetto Dunes and Seaside. Its 12-month median of $812,500 sits above every condominium neighborhood except Palmetto Dunes and Seaside, both small samples, and below The Masters and Gleneagles.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Neighborhood | Units | Regime | Built (county roll) | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium, two associations | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium, two associations | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium, one association | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium, four associations | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium, four associations | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium, one association | 2000 | 4 | $812,500 (small sample) |
| Southern Hills | 84 | Condominium, one association | 2001 | 6 | $537,500 (small sample) |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 | none (6 closings in 60 months) |
| Seaside | 80 | Condominium, three associations | 1998 to 2000 | 1 | $970,000 (one sale) |
| Gleneagles, with Torrey Pines | 69 and 24 | Single-family | 1998 to 2000 | 2 (one each) | $1,119,250 (two sales) |
The units sum to 1,299, the club's stated total, and the 12-month closings sum to 50. Medians come from each neighborhood's own MLS rows; most are small samples, so read them as a ladder, not as precise prices.
The three carriage-home neighborhoods share the club's product: two-story buildings, a two-car garage per home, a 1,759 square foot lower plan and a 2,170 square foot upper plan. Oak Run is 96 homes in one association on one street, Palmetto Dunes is 156 homes in one association, and Seaside is 80 homes in three associations along Pelican Sound Drive.
The coach homes of Southern Hills, Edgewater and Island Sound I have one-car garages and sell at a lower price point, $450,000 to $585,000 at the 12-month medians of Island Sound, Southern Hills and Edgewater. A buyer comparing them to Oak Run is comparing a different product, and the second garage bay is a large part of the price difference.
The Masters and Gleneagles are single-family neighborhoods with 12-month medians of $1,249,000 and $1,119,250. A buyer who wants a detached home, a private yard or no shared walls should look there, and a buyer who wants a lock-and-leave carriage home with the same club should look at Oak Run. Our Pelican Sound buyer's guide compares all twelve.
Owning an Oak Run at Pelican Sound home costs, before the mortgage, $11,495 a year to the club and $1,208.92 to the River Ridge district, $12,703.92 together or about $1,059 a month, plus the Oak Run association's quarterly dues, property tax and insurance. The mortgage payment comes on top and depends on the price, down payment and rate.
Data updated: October 2026 (Pelican Sound 2026 Fact Sheet; River Ridge CDD fiscal 2026 budget)
| Line | Per year | Per month |
|---|---|---|
| Club assessment (2026 Fact Sheet) | $11,495.00 | about $958 |
| River Ridge CDD (fiscal 2026) | $1,208.92 | about $101 |
| Subtotal of the two published lines | $12,703.92 | about $1,059 |
| Oak Run association quarterly dues | not published, on the estoppel | ask the manager |
| Lee County property tax | depends on assessed value and exemptions | not quoted |
| Insurance (HO-6, wind, flood if chosen) | depends on the unit and carrier | not quoted |
Monthly figures are our arithmetic, the yearly amount divided by 12. We do not publish an all-in Oak Run figure, because the association's dues are not public.
This table is arithmetic, not a rate quote. It shows the principal and interest payment on a 30-year fixed loan at 80 percent of three Oak Run price points, at four sample rates. Your rate depends on your credit, loan type and the day you lock; Freddie Mac publishes the weekly national average.
| Price (floor median) | Down payment, 20% | Loan | 6.0% | 6.5% | 7.0% | 7.5% |
|---|---|---|---|---|---|---|
| $770,000 (first floor, 36 months) | $154,000 | $616,000 | $3,693 | $3,894 | $4,098 | $4,307 |
| $820,000 (all homes, 36 months) | $164,000 | $656,000 | $3,933 | $4,146 | $4,364 | $4,587 |
| $969,000 (second floor, 36 months) | $193,800 | $775,200 | $4,648 | $4,900 | $5,157 | $5,420 |
The payment per $100,000 borrowed over 30 years is $599.55 at 6.0%, $632.07 at 6.5%, $665.30 at 7.0% and $699.21 at 7.5%. Multiply by the loan in hundred-thousands: $616,000 at 6.5% is 6.16 times $632.07, or $3,894.
On a first-floor home at the $770,000 median with a 20 percent down payment at the 6.5% sample rate, principal and interest of $3,894 plus the $1,059 in club and district lines is $4,953 a month before the Oak Run dues, property tax and insurance (our arithmetic). Those three lines are the ones to price with the manager, the county and an insurance agent before you offer.
The club's Q and A says the $11,495 covers amenities, property management and replacement reserves, and the club's memberships include golf, tennis, pools, fitness and the Lovers Key shuttle. It does not cover the Oak Run association's building costs, which sit in the quarterly dues.
An Oak Run at Pelican Sound buyer pays, beyond the price: club charges at closing of $20,599 for a buyer new to Pelican Sound ($20,300 initiation plus the $299 estoppel fee) or $11,794 for a returning owner, then lender fees and, on a financed purchase, the state's mortgage note stamps and intangible tax, plus the association's charges.
Data updated: October 2026 (Pelican Sound 2026 Fact Sheet; Florida Department of Revenue)
| Charge | New to Pelican Sound | Owns or has owned in Pelican Sound |
|---|---|---|
| Initiation fee | $20,300 | none |
| Resale capital fee | none | $11,495 |
| Club estoppel fee | $299 | $299 |
| Total | $20,599 | $11,794 |
Source: Pelican Sound 2026 Fact Sheet, fees as of January 1, 2026. The club's Q and A explains that the resale capital fee funds the Capital Resale Reserve and equals that year's annual assessment.
On a financed purchase Florida charges documentary stamp tax on the note at $0.35 per $100 of the loan and a nonrecurring intangible tax at $0.002 per $1 of the loan, which is $0.20 per $100. These are state taxes, shown here as arithmetic, not as a quote from a title company.
| Loan (80% of price) | Note stamps at $0.35 per $100 | Intangible tax at $0.002 per $1 | Together |
|---|---|---|---|
| $616,000 ($770,000 home) | $2,156.00 | $1,232.00 | $3,388.00 |
| $656,000 ($820,000 home) | $2,296.00 | $1,312.00 | $3,608.00 |
| $775,200 ($969,000 home) | $2,713.20 | $1,550.40 | $4,263.60 |
A cash purchase pays neither. Note stamps: $616,000 divided by 100, times $0.35, is $2,156. Intangible tax: $616,000 times 0.002 is $1,232.
In Lee County, custom has the seller pay the documentary stamps on the deed and the owner's title policy, but the contract controls, and we negotiate it as part of the offer. A buyer who is asked to pay either should see it in the contract before signing. Our Oak Run seller's guide shows the seller's side of the same arithmetic.
A buyer should also expect the lender's fees and appraisal, a lender's title policy and closing agent fees (which vary, so ask the title company), recording fees under Section 28.24, the inspection costs, insurance premium deposits and the Oak Run association's own application fee and any capital contribution, which appear on its estoppel. We do not quote a fee we have not read.
Lee County property tax is paid in arrears, so the closing prorates the seller's and buyer's shares of the year, and the district's $1,208.92 rides on the same bill. A buyer's first bill can be larger than the seller's, because Save Our Homes caps reset on a change of ownership. We explain this and do not compute a bill for any Oak Run home.
Florida law gives an Oak Run at Pelican Sound buyer seven days: a condominium purchaser may cancel a resale contract within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving the documents under Section 718.503. Oak Run is a Chapter 718 condominium, so Chapter 720 does not apply, and Section 720.401 excludes condominiums.
Data updated: October 2026 (Florida Statutes, current)
Section 718.503 requires a resale seller to give the buyer the declaration, bylaws, articles, rules, the most recent year-end financial information and the frequently asked questions document, and it gives the buyer 7 days, excluding Saturdays, Sundays and legal holidays, to cancel after receipt. If the documents arrive late, the clock starts late. We track the day of receipt in writing.
Oak Run itself is a condominium. The disclosure summary of Section 720.401 does not apply to a condominium, and the buyer's protections come from Chapter 718. Which chapter governs each document is a question we answer for the buyer before the contract.
Section 689.261 requires a property tax disclosure summary for a sale, telling the buyer that the taxes may change after the sale, and Section 689.302 requires a flood disclosure at or before contract. We include both with the offer so the buyer sees them before signing, not at the table.
Under the Florida Supreme Court's 1985 decision on the seller's duty to disclose, a seller who knows of facts materially affecting a home's value that are not readily observable must disclose them. That is a floor, and we ask for a written disclosure and the seller's insurance claim history as part of the offer.
Section 718.116 governs the condominium estoppel certificate, which states the current dues, special assessments and amounts owed, and caps the standard fee at $299, with a rush surcharge of $119 for an expedited certificate. We order it the day the contract is signed.
An Oak Run at Pelican Sound buyer needs two approvals: the Oak Run association's approval to purchase, through Frankly Coastal, and the club's membership, which requires a certificate of approval from the neighborhood association. Neither is a formality to leave for the closing week, and we start both the day the contract is signed.
The club's Real Estate page says an Application for Approval to Purchase is completed and returned to the neighborhood association before closing. For Oak Run that goes through the manager, Frankly Coastal, which the 2026 Fact Sheet lists at 727-799-0031. Ask it for the current application and fee in writing.
After closing, the club's Real Estate page says new owners bring their closing papers to the accounting office for member numbers, photo ID cards and car decals. The club's membership is attached to the home, and the initiation or resale capital fee is collected at closing.
Association approval is not a screen on who may buy. Federal and Florida fair housing laws apply to every association, and we expect the approval process to ask for the documents the rules require and nothing else. If a buyer is asked for something unusual, we raise it with the manager in writing.
An Oak Run at Pelican Sound buyer should inspect the home itself, the roof and exterior condition through the association's records, the air conditioning, the garage and the plumbing, and should read the association's budget and reserve schedule. All 96 homes were built in 2000, so systems of that age are the usual findings.
A licensed home inspector checks the interior systems, electrical, plumbing, air conditioning, water heater, windows and doors, and the garage. In a condominium the inspector covers the unit, and the association's budget tells you who owns the roof and exterior. We attend the inspection with our buyers and read the report with them.
Every Oak Run building dates to 2000, which means the original equipment has run for about 26 years if it has not been replaced. Ask for the air conditioning's age, the water heater's age and any plumbing repairs, and ask the seller for permits on replacements. The county's permit record shows what was filed and closed.
In a Florida condominium the association usually maintains and insures the roofs and exteriors, so the buyer reads the reserve schedule, the roof's age and any planned replacement. With all 24 roofs from the same year, the schedule shows how the association plans the next cycle. Ask whether a roof or paint assessment is planned.
Florida's milestone inspection and structural integrity reserve study rules reach buildings of three or more habitable stories, and the club describes Oak Run's buildings as two-story. We state that description, not a legal conclusion, and we ask the association for a written statement that either a report is on file or none applies.
Insurers often ask for a wind mitigation inspection on the state's uniform form and, for an older home, an electrical and plumbing report. Order them early, because the results shape your insurance quote. A wind mitigation report on a condominium unit turns largely on the building, so ask whether the association already has one.
An Oak Run at Pelican Sound buyer should know that FEMA's map shows Zone X at all five points we queried along Sound Way, outside the special flood hazard area, with one point in the shaded 0.2 percent band. A lender does not require flood insurance on the map alone, but any owner may buy it.
Data updated: October 2026 (FEMA National Flood Hazard Layer, queried October 7, 2026)
We queried FEMA's National Flood Hazard Layer at five points spread along Sound Way's Oak Run addresses. All five returned Zone X on FIRM panel 12071C0587G, effective November 17, 2022. Four were minimal flood hazard and one fell in the shaded 0.2 percent annual chance band. That is a map reading for five points, not an elevation survey of any one building.
A federally backed mortgage requires flood insurance in a special flood hazard area, the zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender may, and any owner may buy it through the National Flood Insurance Program or a private carrier. The shaded band is a reason to price a policy.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111(11) governs association insurance, and Section 627.714 governs the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age.
Oak Run sits inland from the Estero River, so its storm exposure is mainly wind and rain. Lee County's evacuation zones are separate from flood zones, and we have not confirmed Oak Run's letter, so look up the address on the county's evacuation zone tool. Hurricane Ian made landfall in Lee County in September 2022 as a Category 4 storm, per the National Hurricane Center.
The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, worth a 20 percent discount on National Flood Insurance Program premiums for policies in the special flood hazard area. A Zone X policy prices on its own rating, so ask your agent how the credit applies. We publish no Oak Run premium, because no public source does.
You finance an Oak Run at Pelican Sound home as a condominium purchase: a lender reviews the project as well as you, a cash buyer skips that review, and the payment depends on the price, down payment and rate. The illustrative table in the monthly cost section shows the arithmetic, and Freddie Mac publishes the weekly national average.
A lender selling a condominium loan to Fannie Mae or Freddie Mac checks the project against eligibility rules, such as the association's litigation, its reserves, its delinquency rate and its insurance. Fannie Mae publishes the list of ineligible project types. Ask your lender at pre-approval, in writing, whether it has approved Oak Run for the loan you want.
At a $770,000 first-floor median, an 80 percent loan is $616,000, and a second-floor loan at the $969,000 median is $775,200. Whether either is a conforming loan or a jumbo loan depends on the limit for the year, and we ask your lender for the current Lee County figure. A cash purchase avoids the project review and the note taxes.
Florida Housing Finance Corporation publishes homebuyer programs, including down payment assistance, with price and income limits that vary by program and year. An Oak Run price is likely to exceed most such limits, so we tell a buyer to check the current rules before counting on assistance.
The table of sample rates in this guide is arithmetic, not an offer. A lender quotes a rate on the day you lock, and a point buys down the rate at a cost the lender discloses. We tell our buyers to get quotes from at least two lenders on the same day, and to lock when the contract is signed.
A lender orders an appraisal, which compares the home with recent sales. In a thin market of 13 closings in 36 months, appraisers lean on Palmetto Dunes and Seaside sales as well, so a buyer paying the top of the first-floor range should talk with the lender about an appraisal gap before offering.
Since August 17, 2024, an Oak Run at Pelican Sound buyer signs a written agreement with their own agent before touring a home with that agent, and the agent's compensation is negotiable and stated in the agreement. We explain ours in writing before the first showing, so you know what you pay and what you receive.
The National Association of Realtors settlement requires a written agreement between a buyer and their agent before touring, and it removed the offer of compensation from the MLS. Compensation is negotiable between the buyer and the agent, and a seller may agree to pay some or all of it in the contract. The agreement states the amount.
Our buyer agreement states the services, the term, the compensation and how any seller contribution reduces it. We do not quote a default percentage on this page, because the amount is agreed with each buyer. Marc explains the agreement at the first conversation, and the buyer can ask any question before signing.
Compensation can be paid by the buyer, by the seller through a concession in the contract, or in combination. A seller's willingness to pay is a point in the negotiation, and in a market where the second-floor homes have sat, it is one of the places a buyer can ask. We make the request in the offer, not afterward.
With one home for sale and four closings in 12 months, an Oak Run buyer needs someone who sees the pre-market and recorded sales that never reach a listing. The county's file shows two resales since September 2025 that never appeared as MLS closings. Marc watches the market daily and writes to owners.
McGreevy and Comisar find an Oak Run at Pelican Sound buyer the right home by choosing the floor first, watching Oak Run and Palmetto Dunes daily, writing to owners who may sell, touring both neighborhoods on one morning, and pricing every offer from the floor's closings. The aim is a home that suits you at a price the record supports.
We start with a conversation about how you will use the home: full time or part time, guests, golf and tennis, stairs, the garage, budget and timeline. That decides first or second floor and Oak Run or Palmetto Dunes before we tour anything. Our team has closed more than 4,000 transactions across Southwest Florida, and the conversation draws on them.
We watch the Southwest Florida MLS daily and send new Oak Run and Palmetto Dunes listings the day they appear. We also check the recorded sales file monthly, because some resales never list. A buyer already pre-approved and familiar with the buildings is the buyer who writes the first offer on a home that may sell in four days.
Some Oak Run owners will sell for the right buyer but have not listed. We write to owners of the plan you want, within the fair housing and marketing rules, and we tell you if an owner says yes. In a 96-home neighborhood, one successful letter can be the only home on the market.
We tour Oak Run and Palmetto Dunes on the same morning, then compare the buildings, the garages and the condition side by side. We walk the club too, so you see what the $11,495 buys. We keep a short notes sheet with each home's price per square foot and days on market.
Our offers are built from the floor's closings, the list history and the condition, not the asking price. A fresh, well-priced first-floor home calls for a full offer, and a second-floor home that has sat for 60 days or more is a place to negotiate. We show you the comparable sales before you decide.
McGreevy and Comisar negotiate for an Oak Run at Pelican Sound buyer by pricing from the floor's closings, offering terms that matter to a seller, asking for seller concessions where the record supports them, and keeping the documents inside the 7-day window. We negotiate price, repairs, closing date and the club and association costs.
A seller who has had a home on the market for 53 days cares about certainty, closing date and the deposit, not only the price. We use those terms, with a clean financing letter, to support an offer below the ask. In a fresh listing at a fair price, we offer the price and compete on terms.
After the inspection we negotiate repairs or a credit based on the report, not a long list of small items. In a 26-year-old home, we separate safety and system issues from cosmetic ones and ask for what matters. A credit toward closing costs is often easier for a seller to give than a price cut.
The club's fees are fixed, but who pays the association's application fee or capital contribution, if any, is negotiable. We read the estoppel for each charge and put the split in the contract before the due diligence ends. A buyer new to Pelican Sound should know the $20,599 club charge is collected at closing, and who bears it is a contract term.
A buyer who reads the documents inside the 7-day window and finds a problem, an unexpected assessment, a reserve gap or a rule that does not fit, can cancel under Section 718.503. We say so before the contract, and we would rather lose an offer than close on a home that does not fit.
The rules at Oak Run at Pelican Sound allow leases of at least 30 days with a lessee aged 25 or older and association approval, allow registered houseguests, and bar pets for lessees and guests. Nothing shorter than 30 days is allowed, so the home is not a vacation-rental property. Oak Run's own owner pet rule is set in its documents.
The club's 2026 Fact Sheet sets a minimum 30-day lease, a lessee of at least 25, current accounts, no animals for lessees other than a service animal, and approval by the neighborhood association, with the club's application filed 20 business days before the lease starts. A few associations require 60 days, so ask Frankly Coastal for Oak Run's rule in writing before you buy for income.
The Fact Sheet lists a $260 application for approval to lease, a $155 annual lease renewal and a $465 plus tax transfer of amenities, which moves the owner's golf, tennis, pool and fitness privileges to the tenant. A buyer who plans to rent should add those lines to the budget.
Oak Run members may register unaccompanied houseguests six times a year, each for up to two weeks, five business days ahead. Registered houseguests may not bring pets. A houseguest is not a tenant, and the club distinguishes the two.
We cannot state Oak Run's number, size or breed limits, because we have not read its rules, and we do not publish a blanket rule. The master guidelines bar dog runs, pens and fences, including invisible fences. Assistance animals for a person with a disability are handled under federal fair housing rules. Ask the manager for the pet rule in writing before you go under contract.
No. Pelican Sound is not age-restricted, the club's family membership includes unmarried dependent children 24 and under, and no housing-for-older-persons declaration appears in the record we read. A buyer of any age can buy, subject to approval to purchase. We describe the property, not who may live in it.
Daily life for an Oak Run at Pelican Sound owner runs through Williams Gate at the south end of Sound Way, a short walk or drive from the club's pools, courts and golf, with Coconut Point shopping a few minutes away. The gates and the club are the framework; the building and the street are the neighbors.
The club's Fact Sheet lists six pools, six spas, a kiddie pool, three fire pits, a fitness center, an outdoor fitness park, a dog park, a playground, a half-court basketball court and two horseshoe pits, and four dining venues: The Vista at the Clubhouse, the Pavilion, the Pelican Pub and the River Club. There is currently no food and beverage minimum.
Golf and racquet sports come with the club membership, and the club runs a Lovers Key shuttle for boating and beach access from its river facilities. A buyer who golfs or plays tennis should tour the facilities, ask about tee-time policy and read the membership rules. The state park at Lovers Key is a short drive from the community.
Williams Gate, like the Main Gatehouse, is closed from 11 p.m. to 7 a.m., and the Corkscrew Gatehouse is open 24 hours. Members add guests to the gate guest list, and the club says guests are not admitted otherwise. For a showing or a closing, the agent arranges access through the owner or listing agent.
These are approximate off-peak drive times from the Pelican Sound gates; from Sound Way, add a minute or two inside the gates.
| Destination | Approximate drive |
|---|---|
| Coconut Point shopping and dining | about 3 to 5 minutes |
| Lee Health Coconut Point emergency department | about 5 minutes |
| I-75 at Corkscrew Road, Exit 123 | about 10 minutes |
| Miromar Outlets | about 10 to 12 minutes |
| Bonita Beach | about 18 to 20 minutes |
| Florida Gulf Coast University | about 18 to 22 minutes |
| Southwest Florida International Airport | about 17 to 22 minutes |
| Downtown Naples | about 25 to 30 minutes |
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County assigns by choice zone and proximity, so a family should confirm options for the address with the district. Florida Gulf Coast University and Florida SouthWestern State College are the nearby public colleges.
Lee Health Coconut Point on Via Coconut Point is the closest emergency department and outpatient campus, near US-41 in Estero. Full acute-care hospitals are farther north and south.
Oak Run at Pelican Sound is right for a buyer who wants a two-car-garage carriage home in a small, one-street condominium inside a full-service club, and who accepts layered costs, thin supply and a 26-year-old building. It is not right for a buyer who wants a detached home, a short club fee list or the cheapest entry.
Oak Run is 96 homes on one street, with the club's six pools, golf, tennis and dining, a two-car garage per home and two plans. Its 36-month closings held a 99.4% median sold-to-list ratio, and first-floor homes sell in a median of 4 days. Our Oak Run at Pelican Sound neighborhood guide covers the history and the buildings.
A buyer pays $12,703.92 a year in club and district lines before the association's dues, and a first-time owner pays $20,599 at closing. Supply is thin, with one listing, and the second floor can sit for months. The buildings share a 2000 build year, so roofs and systems age together.
Over 36 months the neighborhood's prices were steady, a $817,500 24-month median and a $820,000 36-month median, and the county's median rose about 114 percent from 2018 to 2025. We do not predict where prices go. We show you the record and the costs, and tell you if another neighborhood suits you better.
You schedule a buyer consultation for Oak Run at Pelican Sound by calling Marc Comisar at (239) 287-5873, emailing Jesse McGreevy at [email protected] or using the form on this page. The consultation is free, carries no obligation and covers the floor, the budget, the club and the timeline.
We cover which floor fits, what you can spend all in, how the club and association approvals work, and what is for sale or likely to be. We bring the Oak Run and Palmetto Dunes closings that match your plan, and we tell you honestly if another Pelican Sound neighborhood is a better fit.
We set up an alert for Oak Run and Palmetto Dunes that sends you each new listing the day it appears, filtered by floor and price. With a home that may sell in four days, an alert you read the same morning matters. Tell us the floor, the price range and your timeline.
Buying in Oak Run at Pelican Sound? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you own a home to sell first, you can buy at Oak Run at Pelican Sound with a sale contingency, a bridge or a sale before you offer, and the choice depends on your equity and your timeline. In a market with one listing, a contingent offer competes poorly against a clean one, so we plan the sequence with you.
Selling first gives you a clean offer and a known budget, and the risk is a gap before you find a home. A short rent-back after closing can bridge it. Our Oak Run seller's guide and our seller net sheet show what you will net from the sale.
Buying first protects your next home and carries two housing costs for a time. It works with strong equity, a home equity line or a bridge loan. With a first-floor home that can sell in four days, the carrying cost of the old home is the number to compute before you commit.
A sale contingency makes an offer weaker in a market where a first-floor home sold in four days or less three times in a year. If you use one, a short contingency period and a home already priced and on the market help. We tell you honestly when a contingency will cost you the home.
If you want to see your own home's value before planning, ask for a free home valuation or Call Jesse direct at (239) 898-6072, and read our Oak Run home valuation guide if you own at Oak Run.
These are the questions Oak Run at Pelican Sound buyers ask us most, answered from the Southwest Florida MLS pulled September 29, 2026, the Lee County record, the club's 2026 Fact Sheet and the Florida Statutes. Where a figure is not public, we say so and tell you where to get it.
There are 96 homes in 24 two-story buildings, all on Sound Way, all built in 2000, each with a two-car garage. They are one condominium with one association, inside the 1,299-home Pelican Sound club in Estero.
Over the 36 months to September 29, 2026, 13 closed at an $820,000 median: six first-floor homes at $770,000 and seven second-floor homes at $969,000. Over five years, 18 closed from $545,000 to $995,000.
The first floor is 1,759 square feet and the second floor about 2,170 square feet with a den. Both are three bedrooms and two baths with a two-car garage. The 36-month medians are $770,000 and $969,000.
On September 29, 2026, one: a first-floor home asking $875,000 after 53 days on market. Call Marc at (239) 287-5873 for what is on the market the day you ask.
First-floor homes had a 4-day median over 36 months and second-floor homes 24 days. Three of the four closings in the last 12 months sold in four days or less.
Yes, mostly on homes that have sat. Over 36 months, 7 of 13 sold below their final list price, and the four that took over 30 days closed at about 95.2 percent of list. A fresh, well-priced home leaves little room.
The published lines are the club's $11,495 a year and the district's $1,208.92, together $12,703.92 or about $1,059 a month. The Oak Run association's quarterly dues, property tax and insurance come on top.
They are billed quarterly and are not published. The estoppel certificate from the manager, Frankly Coastal, states the current dues, any special assessment and any amount owed.
The club's Q and A says it covers amenities, property management and replacement reserves. Memberships include golf, tennis, pools and fitness, with four dining venues and a Lovers Key shuttle.
It is a Chapter 190 special district line of $1,208.92 per home for fiscal 2026, made up of $177.21 General Fund and $1,031.71 Pelican Sound program assessments, billed on the county tax bill.
A buyer new to Pelican Sound pays $20,300 at closing, plus a $299 estoppel fee, $20,599 in all. A buyer who owns or has owned in Pelican Sound pays an $11,495 resale capital fee instead, $11,794 with the estoppel.
The club collects them at closing. Who bears them is a contract term, and we negotiate it in the offer. Do not assume; read the contract.
Oak Run is a condominium under Chapter 718. Section 720.401, the disclosure summary for mandatory homeowners associations, does not apply to a condominium.
Under Section 718.503, a condominium buyer may cancel a resale contract within 7 days, excluding Saturdays, Sundays and legal holidays, after receiving the required documents. A late delivery starts the clock late.
The declaration, articles, bylaws, rules, the most recent year-end financial information, the frequently asked questions document and the estoppel certificate, plus any reserve study or milestone statement.
An Application for Approval to Purchase goes to the Oak Run association through Frankly Coastal, and the club requires a certificate of approval from the neighborhood association. Approval follows the documents' rules, and fair housing laws apply.
FEMA shows Zone X at all five points we queried along Sound Way, outside the special flood hazard area, with one point in the shaded 0.2 percent band. Panel 12071C0587G, effective November 17, 2022.
A lender does not require it on the Zone X map alone, but any lender may, and any owner may buy it. The shaded band is a reason to price a policy.
The association's master policy covers the structure, and you carry an HO-6 policy for contents, interior and loss assessment. Ask for the master policy summary, the hurricane deductible and the roof age.
Yes, for leases of 30 days or more, with a lessee aged 25 or older, association approval and a lease application filed 20 business days ahead. Lessees may not keep pets other than service animals. Confirm Oak Run's own minimum.
No. Nothing shorter than 30 days is allowed under the club's rules.
Oak Run's owner pet rule is in its documents, which we have not read, so ask the manager in writing. The master guidelines bar dog runs, pens and fences, and tenants and registered houseguests may not bring pets.
No. Pelican Sound is not age-restricted, and no housing-for-older-persons declaration appears in the record we read.
Yes. A lender reviews the condominium project as well as you. Ask whether it has approved Oak Run, and compare quotes from at least two lenders on the same day.
Beyond the price: lender fees and appraisal, a lender's title policy, mortgage note stamps at $0.35 per $100 of the loan and intangible tax at $0.002 per $1, plus the club and association charges. On a $616,000 loan, the note taxes are $3,388.
In Lee County, custom has the seller pay both, but the contract controls. We confirm it in the offer.
It is negotiable and stated in a written agreement signed before touring, since August 17, 2024. We explain ours in writing before the first showing, and we quote no default percentage here.
A seller may agree to pay some or all of the compensation through a contract concession. It is a negotiating point, not a rule.
The same plans, garages, club and fees. Oak Run is 96 homes built in 2000 on Sound Way; Palmetto Dunes is 156 homes built in 2001. The 36-month medians are $820,000 and $912,500.
It depends on the product. Oak Run, Palmetto Dunes and Seaside are the carriage homes with two-car garages, and The Masters and Gleneagles are single-family. Our Pelican Sound buyer's guide compares all twelve.
You can sell first, buy first with a bridge, or use a contingency. In a market with one listing, a clean offer wins, so we plan the sequence with you. See the seller net sheet for your proceeds.
Call Marc at (239) 287-5873, email [email protected] or use the form on this page. The first consultation is free and carries no obligation.
There is no statutory deadline for buying insurance, but lenders require proof of coverage before closing. We order quotes the day the contract is signed.
On Sound Way in the south-central part of Pelican Sound, between Pelican Sound Drive and Williams Gate, with Palmetto Dunes to the west and The Masters across the lakes to the east, in Estero, ZIP 33928.
Oak Run at Pelican Sound buyers work directly with Marc Comisar and Jesse McGreevy, Top 1% Real Estate Agents Nationally Since 2008, who have represented Southwest Florida buyers and sellers for more than twenty years, lead Domain Realty Group, and checked every recent Oak Run sale and public record in Pelican Sound 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 Oak Run 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 Oak Run specifically, we tracked all 18 MLS closings since September 2021 and the 120 qualified recorded sales the Lee County file holds, and every price on this page is built from those records.
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 Oak Run 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.
★★★★★ "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'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 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
Selling your Oak Run at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oak Run 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 value on this Oak Run at Pelican Sound buyer's guide traces to a primary record below: the Southwest Florida MLS, the Lee County roll and recorded sales, the club's own documents, Florida statutes, FEMA and federal sources. No brokerage, listing portal, automated estimate or IDX feed is cited.
The documents behind an Oak Run at Pelican Sound purchase are published by the club, the River Ridge district, the State of Florida, the Village of Estero and the federal government; the table links each to its issuing authority. The association's budget, estoppel and resale package come from its manager, and recorded declarations from the Lee County Clerk at Book 3290, Page 4893.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, membership terms, leasing and guest rules) | Pelican Sound Golf & River Club | fees as of January 1, 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 |
| Fiscal 2026 adopted budget | River Ridge Community Development District | fiscal 2026 | Budget, PDF |
| Master Architectural Review guidelines | Pelican Sound master association (hosted by Hammock Greens III) | current file | ARC guidelines, PDF |
| Oak Run at Pelican Sound Condominium Association, Inc. record | Florida Division of Corporations | filed September 13, 1999 | Sunbiz detail |
| Building Permit Report, May 2026 | Village of Estero | May 2026 | Permit report, PDF |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | adopted November 2, 2022 | Ordinance, 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 |
| 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 |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the Oak Run at Pelican Sound buyer team by calling Marc Comisar at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected], or using the buyer consultation section on this page. The first conversation is free and carries no obligation.
Honors and recognition:
Buying in Oak Run at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a home to buy here? Get a free home valuation or Call Jesse direct at (239) 898-6072, and read how we sell Oak Run homes.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.