Estero, Florida
Buy a home in Seaside at Pelican Sound, Estero. McGreevy and Comisar guide buyers through carriage-home prices by floor, three associations, club fees and monthly costs. Top 1% nationally since 2008. 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 Seaside at Pelican Sound means buying into a neighborhood that rarely lists: on September 29, 2026 no Seaside home was for sale in the MLS. Our Seaside at Pelican Sound neighborhood guide describes the three associations, the two floor plans, the rules and the flood map. This page is the buyer's side of it: what a Seaside carriage home has sold for, what it costs to own each month, what you pay at closing, what Florida law gives you before you sign, and how we find and win the home. Seaside sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
Seaside is 80 condominium carriage homes in 20 two-story buildings of four along Pelican Sound Drive, each home with a two-car garage, built from 1998 to 2000 and governed by three separate condominium associations. Over the 60 months to September 29, 2026 the Southwest Florida MLS recorded 10 Seaside closings at a $916,050 median, six upper-floor homes at $965,000 and four ground-floor homes at $762,500. The county recorded 17 qualified deeds in the same period, including four upper-floor deeds in 2026 from $950,000 to $1,123,110.
If you own a home to sell first, read our Seaside at Pelican Sound seller guide and our Seaside at Pelican Sound home valuation guide. For the whole community, our guide to buying a home in Pelican Sound covers all twelve marketed neighborhoods.
A word on the name, because there is more than one Seaside in Estero. This page covers the three Seaside condominiums at Pelican Sound on Pelican Sound Drive, Lee County. It is not Seaside at Tidewater, a different Estero community, and it is not Oak Run or Palmetto Dunes, the two other carriage-home neighborhoods at Pelican Sound, which share Seaside's floor plans but are separate condominiums with their own associations, fees and sales.
McGreevy and Comisar are the best realtor for Seaside at Pelican Sound because buying here rewards an agent who knows which floor, which of three associations and which recorded deeds apply to the home you want. We read every Seaside MLS closing since March 2022, the county's deeds, the club's fee schedule and FEMA's flood map before we advise a buyer.
If you're searching for the best realtor for Seaside at Pelican Sound in Pelican Sound, Estero, whether you're ready to buy your Seaside 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 three questions about a Seaside home: which floor is it, which of the three associations is it in, and what have deeds like it recorded for in the last year? We answer all three below, in the open.
Recent Seaside at Pelican Sound market record (60 months, the first window with 10 or more closings): Over the 60 months to September 29, 2026 Seaside at Pelican Sound saw 10 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $916,050 (the mean of the middle pair, $875,000 and $957,100), a range of $700,000 to $995,000, $8,802,100 in total volume, a median of 7.5 days on market and a median sold-to-list ratio of 100.0%. In the last 12 months the MLS recorded one closing, an upper-floor home at $970,000 in March 2026. 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 recorded Seaside sale, not only the one MLS closing, and we tracked all 10 MLS closings since March 2022 back to their recorded deeds to learn which floor and which of the three associations each one sold in. Every sale is listed on this page by month, floor, association, price, bedrooms and size only.
For Seaside buyers: the first question is the floor, because over 60 months upper-floor homes closed at a $965,000 median and ground-floor homes at $762,500. The second is supply, because no Seaside home was for sale on September 29, 2026 and a buyer must be ready the day one is. The third is the association, because Seaside I, II and III keep separate budgets, reserves and rules.
Honors and recognition:
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or book your Seaside 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 a Seaside at Pelican Sound buyer should carry into any offer, each one sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 Fact Sheet, the state's registers, Freddie Mac or the Florida Statutes.
Buying a home at Seaside at Pelican Sound takes seven steps: set the monthly budget including club and CDD charges, sign a written buyer agreement, choose the upper or ground floor, get pre-approved by 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 Seaside 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 Seaside association's dues, tax and insurance. We build the monthly number with you before we open a listing, because the same fixed carry weighs more on a ground-floor price than on an upper-floor one.
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. Our Seaside at Pelican Sound seller guide explains the same rules from the other side of the table.
An upper-floor home is the larger plan, about 2,170 square feet with three bedrooms plus a den and stairs; a ground-floor home is about 1,759 square feet with three bedrooms and no stairs. Both have a two-car garage and two baths. The price gap over 60 months was $202,500 at the median, and the per-foot price was close, so you are mostly choosing size, stairs and budget.
A condominium loan adds a project review. Fannie Mae's Selling Guide lists conditions that make a condominium project ineligible, and other loan types have their own project requirements, so we ask your lender to check the Seaside association your target building belongs to before you offer.
We tour the homes that fit and the competition around them, then write an offer backed by the floor's closings and the deed record. Over 60 months the median Seaside closing was at 100.0% of final list, and since 2023 none has closed above list.
Section 718.503 gives you the condominium's declaration, rules, budget, financial statement and the frequently asked questions document, and a 7-day window, excluding weekends and legal holidays, to cancel once they are delivered. We read them with you, with the reserve schedule and the master policy summary beside them.
The club requires every member to hold a certificate of approval from the neighborhood association, so the Seaside association approves you before closing, and the club's one-time charge is paid at closing. We write the association's timeline into the contract.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or book your Seaside 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 Seaside at Pelican Sound market for buyers on September 29, 2026 was empty of inventory: no home was listed in the MLS, against 10 closings in five years and one in the last 12 months. The 60-month MLS median is $916,050, the median sold-to-list ratio 100.0%, and the 2026 county deeds are higher.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded deeds 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. Sold-to-list means sold price over final list price. None of the 10 Seaside closings was entered after closing, so every one carries days on market.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 1 (one sale, not a median) | $970,000 | $447.00 | 26 | 97.5% |
| 24 months | 6 (small sample) | $965,000 (mean of $960,000 and $970,000) | $444.70 | 16 | 99.1% |
| 36 months | 8 (small sample) | $917,500 (mean of $875,000 and $960,000) | $445.22 | 16 | 99.1% |
| 60 months, first window with 10+ | 10 | $916,050 (mean of $875,000 and $957,100) | $442.92 | 7.5 | 100.0% |
Sixty months is the first window with 10 or more closings, so it leads. The longer windows read lower than the 24-month figure because they add ground-floor sales from 2022 to 2024, not because the neighborhood got cheaper.
| Measure, 60 months | Upper floor (about 2,170 sq ft) | Ground floor (about 1,759 sq ft) |
|---|---|---|
| MLS closings | 6, small sample | 4, small sample |
| Median sold | $965,000 (mean of $960,000 and $970,000) | $762,500 (mean of $745,000 and $780,000) |
| Range | $825,000 to $995,000 | $700,000 to $875,000 |
| Median $ per MLS sq ft | $444.70 | $433.49 |
| Median days on market | 7.5 | 24.5 (mean of 4 and 45) |
| County qualified deeds, 60 months | 9, $970,000 median | 8, $722,500 median (mean of $700,000 and $745,000) |
Of the 10 MLS closings in 60 months, four sold below the final list price, four at it and two above it, both in 2022. Since 2023 every Seaside closing has sold at or below list. The four that sold below gave up $14,000 to $59,900, a median of $24,950 (the mean of $24,900 and $25,000). The 24-month median sold-to-list ratio is 99.1%. In practice a buyer's room is small on a home priced to the record and larger on one that has sat: the 83-day and 118-day sales closed at 97.1% and 92.9% of list.
With no active Seaside listing and one MLS closing in 12 months, a months-of-supply figure would mean nothing, so we publish none. The practical consequence for a buyer is that the next Seaside listing may be the only one you see for months, and the buyers who have waited will see it the same day you do.
The county's DOR-qualified recorded sales show four Seaside deeds since September 29, 2025 at a $1,022,500 median (the mean of $970,000 and $1,075,000), all upper-floor homes, against one MLS closing in the same 12 months. Over the full 60 months the county recorded 17 qualified deeds against the MLS's 10, and every MLS closing matches a deed at the same price. A buyer who reads only the MLS sees a $970,000 upper-floor sale and misses the two higher deeds that followed it within about six weeks, $1,075,000 and $1,123,110.
Nothing was listed at Seaside at Pelican Sound in the MLS on September 29, 2026. The nearest alternative was Oak Run, which shares Seaside's two floor plans and had one ground-floor home listed at $875,000. A Seaside buyer therefore shops on a waiting list, not a shelf.
Data updated: October 2026 (Southwest Florida MLS Matrix active listings, pulled September 29, 2026)
| Neighborhood | Active listings | What was listed |
|---|---|---|
| Seaside at Pelican Sound | 0 | Nothing |
| Oak Run | 1 | A ground-floor home at $875,000 |
The Oak Run ask of $875,000 sits $112,500 above the Seaside ground-floor 60-month MLS median of $762,500 and at the level of the November 2023 Seaside ground-floor sale, $875,000, which closed in 4 days at its full asking price. It is the most current ground-floor price signal in the carriage-home market, and how it sells will tell a Seaside ground-floor buyer how much of that level buyers are paying today.
Get pre-approved with a lender who checks condominium projects, decide the floor, learn the three associations, set the monthly budget and keep documents ready. When a Seaside home does list, the record says well-priced homes have sold in 4 to 9 days, so the buyers who move in the first week are the ones with a lender letter, a budget and a view on price already in hand.
We set up your search so that a Seaside listing reaches you the day it appears, and because Seaside homes change hands outside the MLS more often than most neighborhoods, seven of 17 recorded sales in 60 months, we make sure, with your permission, that the agents who sell Pelican Sound know a qualified buyer is waiting. Set up custom listing alerts and we also watch Oak Run and Palmetto Dunes for you.
Seaside at Pelican Sound homes sold for $700,000 to $995,000 in the MLS over the 60 months to September 29, 2026, and the county recorded qualified deeds from $825,000 to $1,123,110 for upper-floor homes since 2022. Every sale below is listed by month, floor, association, price, bedrooms and size only.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
| Closed | Floor | Beds | MLS living area | Association | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Mar 2026 | Upper | 3 plus den | 2,170 | Seaside II | $995,000 | $970,000 | 97.5% | 26 |
| May 2025 | Upper | 3 plus den | 2,170 | Seaside III | $995,000 | $995,000 | 100.0% | 6 |
| Mar 2025 | Ground | 3 | 1,759 | Seaside II | $759,000 | $745,000 | 98.2% | 45 |
| Jan 2025 | Upper | 3 plus den | 2,170 | Seaside I | $995,000 | $995,000 | 100.0% | 4 |
| Nov 2024 | Upper | 3 plus den | 2,170 | Seaside II | $849,900 | $825,000 | 97.1% | 83 |
| Oct 2024 | Upper | 3 plus den | 2,170 | Seaside I | $960,000 | $960,000 | 100.0% | 4 |
| Feb 2024 | Ground | 3 | 1,759 | Seaside II | $839,900 | $780,000 | 92.9% | 118 |
| Nov 2023 | Ground | 3 | 1,759 | Seaside III | $875,000 | $875,000 | 100.0% | 4 |
| Nov 2022 | Upper | 3 plus den | 2,170 | Seaside II | $875,000 | $957,100 | 109.4% | 9 |
| Mar 2022 | Ground | 3 | 1,759 | Seaside II | $550,000 | $700,000 | 127.3% | 4 |
Every home has two baths. Seaside II accounts for six of the ten; Seaside I and Seaside III have two each. Both Seaside I closings were upper-floor homes.
Seaside at Pelican Sound has 80 carriage homes in three associations inside Pelican Sound, and on September 29, 2026 none was for sale. In a neighborhood where the MLS recorded one closing in 12 months while the county recorded four upper-floor deeds from $950,000 to $1,123,110, the buyer who is ready and who knows the deed record is the one who wins the next listing.
Buying at Seaside? Call Marc at (239) 287-5873, book your Seaside buyer consultation, or read how we represent buyers.
Selling a home first? Get a free Seaside at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. You can also see how a Seaside home is valued, floor by floor.
Over the 60 months to September 29, 2026 the county recorded 17 qualified Seaside deeds and the MLS recorded 10 closings. The other seven never appeared as MLS closings: three upper-floor homes in 2026 (a Seaside I home in February at $950,000, and two Seaside II homes in March and April at $1,075,000 and $1,123,110), a Seaside II ground-floor home in May 2024 at $899,000, and three ground-floor homes in 2022 at $500,000, $530,000 and $535,000. For a buyer the lesson is that the MLS understates both the activity and the top of the market.
| Year | MLS closings and median | County qualified deeds and median | Median sold-to-list (MLS) |
|---|---|---|---|
| 2022 | 2, $828,550 (mean of $700,000 and $957,100) | 5, $535,000 | 118.3% (mean of the two ratios) |
| 2023 | 1, $875,000 | 1, $875,000 | 100.0% |
| 2024 | 3, $825,000 | 4, $862,000 | 97.1% |
| 2025 | 3, $995,000 | 3, $995,000 | 100.0% |
| 2026 to September 29 | 1, $970,000 | 4, $1,022,500 | 97.5% |
Every year is a small sample, so each median is a description, not a trend line, and the 2026 county median is all upper floor.
This is the most recent Seaside MLS closing, described from the public record by month, price, floor and plan only. An upper-floor Seaside II carriage home, three bedrooms plus a den and 2,170 square feet of MLS living area, closed in March 2026 at $970,000 after 26 days on market, against a final list of $995,000. It closed at 97.5% of list, in line with the 24-month median of 99.1%. For the buyer the price was only the start: a first-time Pelican Sound owner added the club's $20,300 initiation fee at closing, or $11,495 as a returning owner, then the $11,495 annual assessment, about 1.2 percent of that price every year, before the association dues, the CDD line, tax and insurance (our arithmetic on the club's 2026 schedule).
A ground-floor Seaside III home sold in November 2023 at $875,000, its full asking price, after 4 days, the highest per-square-foot Seaside sale in five years at $497. A ground-floor Seaside II home sold in February 2024 at $780,000 after 118 days, 92.9% of a $839,900 list. Same floor and plan, three months apart and $95,000 apart. A buyer should always ask what a $95,000 difference was paid for before comparing two ground-floor homes.
Choose the upper floor at Seaside at Pelican Sound for the larger plan, about 2,170 square feet with three bedrooms plus a den and a $965,000 60-month MLS median; choose the ground floor for no stairs, about 1,759 square feet and a $762,500 median. Both have two baths and a two-car garage, and they price close to the same per square foot.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Upper floor | Ground floor | |
|---|---|---|
| Homes in Seaside (2026 roll) | 40 | 40 |
| Size (club and MLS) | About 2,170 sq ft | About 1,759 sq ft |
| Heated area (county roll) | 2,170 | 1,609 (one home at 1,646) |
| Bedrooms and baths | 3 plus den, 2 | 3, 2 |
| Garage | Two-car | Two-car |
| Stairs | Yes, the club's guide lists elevators only for its four-story buildings | No stairs inside the home |
| MLS closings, 60 months | 6, $965,000 median | 4, $762,500 median |
| Range, 60 months | $825,000 to $995,000 | $700,000 to $875,000 |
| Median $ per MLS sq ft | $444.70 | $433.49 |
| County deeds, 60 months | 9, $970,000 median | 8, $722,500 median |
| 2026 deeds | 4, $950,000 to $1,123,110 | None recorded as qualified |
Our reading is that the upper-floor premium is a size premium, not a view or a stairs penalty: about 411 square feet more, a den, and nearly the same price per foot. If you want the extra room and will use the stairs, the upper plan is the comparison to make against Oak Run and Palmetto Dunes. If you want one-level living and a lower entry price, the ground plan is, and its November 2023 sale at $875,000 shows that a well-kept ground-floor home can price near the upper floor.
A ground-floor home has no stairs inside, the same garage, and the lowest entry price in the neighborhood. Its record is thinner: four MLS closings in 60 months, the last in March 2025 at $745,000, and a county file that adds a $899,000 deed in May 2024 and three 2022 deeds from $500,000 to $535,000. Buying a ground-floor home well means understanding which of those sales your target resembles.
The club and CDD charge the same on both floors, $12,703.92 a year together, which is 1.32 percent of the $965,000 upper-floor median and 1.67 percent of the $762,500 ground-floor median. A ground-floor buyer pays less for the home and a larger share of its price every year to carry it. Budget the carry first.
Decide the floor by how you live, then buy the best-presented home on that floor at the record's price, because in this neighborhood condition and presentation, not the association, explain the biggest price differences between two homes of the same plan.
Every Seaside at Pelican Sound home belongs to exactly one of three associations: Seaside I (eight buildings, 32 homes, built 1998 to 1999), Seaside II (eight buildings, 32 homes, 1999) or Seaside III (four buildings, 16 homes, 2000). The building decides the association, and the association decides the dues, the rules, the reserves and the manager.
| Seaside I | Seaside II | Seaside III | |
|---|---|---|---|
| State document number | N97000005325 | N97000005480 | N99000003166 |
| Filed with the state | September 18, 1997 | September 25, 1997 | May 21, 1999 |
| Condominium recorded (state register) | October 22, 1998 | September 10, 1999 | June 1, 2000 |
| Buildings and homes (2026 roll) | 8 buildings, 32 homes | 8 buildings, 32 homes | 4 buildings, 16 homes |
| Built (county roll) | 1998 and 1999 | 1999 | 2000 |
| Manager named by the club, 2026 | Compass Rose | Compass Rose | KPG Accounting |
| MLS closings, 60 months | 2, both upper floor | 6, three upper and three ground | 2, one upper and one ground |
The club's 2026 Fact Sheet and its membership page send Seaside I and II buyers to Compass Rose and Seaside III buyers to KPG Accounting. The state corporate record agrees on Seaside I and II, but since March 20, 2026 it lists Seaside III's principal address and registered agent in care of NextGen Community Management in Estero. Confirm the current manager with the association before the estoppel request goes out.
Two Seaside homes on the same road can sit in different associations with different budgets, reserves, rules and special assessments. In the sales record the floor explains price far better than the association does, so we do not rank the three, but you buy one association's file with the home. Ask for the budget, the reserve schedule and the rules of the association that matches the address, not of Seaside as a whole.
Each association's declaration is recorded with the Lee County Clerk, at Official Records Book 3036, Page 1542 for Seaside I, Book 3166, Page 1706 for Seaside II and Book 3262, Page 78 for Seaside III. We read the use restrictions, the leasing article, the pet rule and the amendment history with you, and we put the exact association in your contract.
Buy at Seaside at Pelican Sound for the older, smaller carriage-home neighborhood on Pelican Sound Drive, with a $917,500 median on 8 MLS closings over 36 months; buy at Oak Run for the same two plans in one 2000 association on Sound Way, at $820,000 on 13 closings. Floor for floor, prices match.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
| Factor | Seaside at Pelican Sound | Oak Run |
|---|---|---|
| Residential parcels (2026 roll) | 80 | 96 |
| Buildings | 20 buildings of four | 24 buildings of four |
| Street | Pelican Sound Drive | Sound Way |
| Associations | Three (Seaside I, II and III) | One |
| Built (county roll) | 1998 to 2000, median 1999 | 2000 |
| Club plans | About 1,759 lower, 2,170 upper | About 1,759 lower, 2,170 upper |
| Heated area (roll) | 1,609 ground (one at 1,646), 2,170 upper | 1,646 ground, 2,171 upper |
| MLS, 12 months | 1 closing, $970,000 (one sale) | 4 closings, $812,500 median (small sample) |
| MLS, 24 months | 6, $965,000 (small sample) | 8, $817,500 (small sample) |
| MLS, 36 months | 8, $917,500 (small sample) | 13, $820,000 |
| MLS, 60 months | 10, $916,050 | 18, $800,000 |
| Median $ per MLS sq ft, 60 months | $442.92 | $434.91 |
| Median days on market, 60 months | 7.5 | 6 |
| Median sold-to-list, 60 months | 100.0% | 100.0% |
| Upper-floor median, 36 months | $970,000 (n = 5) | $969,000 (n = 7) |
| Ground-floor median, 36 months | $780,000 (n = 3) | $770,000 (n = 6) |
| Active listings, September 29, 2026 | None | 1 at $875,000 (ground floor) |
| County qualified sales since September 29, 2025 | 4, $1,022,500 median (all upper floor) | 6, $822,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Pelican Sound Golf & River Club 2026 Fact Sheet and residence guide. Floor medians are computed from the MLS closing lists, each a small sample. MLS and county figures are never mixed.
Not in price once you match the floor: the 36-month upper-floor median was $970,000 at Seaside and $969,000 at Oak Run, and the ground-floor median $780,000 against $770,000. The headline gap, $917,500 against $820,000, comes from mix: five of Seaside's eight sales were upper-floor homes, against seven of Oak Run's thirteen. Compare floor with floor.
Oak Run trades more often, 18 MLS closings in 60 months against Seaside's 10, from 96 homes against 80, so it is likelier to have a home for sale on any given day. On September 29, 2026 Oak Run had one and Seaside none. A buyer open to either neighborhood sees more homes and can compare them. Our Oak Run buyer's guide covers that side.
Oak Run is one condominium with one association and one manager. Seaside is three condominiums with three associations, and the public records name more than one manager for them. For an owner that means Seaside's dues, rules and reserves vary by building group, so a buyer comparing two Seaside homes may be comparing two associations.
Choose Seaside at Pelican Sound if you want a Pelican Sound Drive address, the oldest and smallest carriage-home group, and a recorded 2026 upper-floor price run of $950,000 to $1,123,110 behind your purchase. Choose Oak Run if one association, a 2000 build year across the board and more frequent listings matter more. The club membership, the assessment and the gate are identical in both. We show you both in one morning.
Seaside at Pelican Sound sits near the top of the twelve-name ladder at Pelican Sound: 80 carriage homes built 1998 to 2000, above every other condominium name on 12-month MLS median (Seaside's is one sale) and below The Masters's single-family homes, and the least traded of the condominium names, with one MLS closing in 12 months against 50 for the community.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Neighborhood | Units | Product and regime | Built (county roll) | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Coach homes (I) and four-story condominiums (II), condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Two- and four-story condominiums | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Carriage homes, condominium | 2001 | 3 | $960,000 |
| Edgewater | 114 | Coach homes, condominium (four associations) | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family, fee simple | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Two- and four-story condominiums | 1998 to 1999 | 2 | $357,000 |
| Oak Run | 96 | Carriage homes, condominium | 2000 | 4 | $812,500 |
| Southern Hills | 84 | Coach homes, condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family estate homes, fee simple | 1998 to 2000 | 0 | none (6 in 60 months) |
| Seaside at Pelican Sound | 80 | Carriage homes, condominium (three associations) | 1998 to 2000 | 1 | $970,000 (one sale) |
| Gleneagles | 69 | Single-family, fee simple | 1998 to 2000 | 1 | one sale |
| Torrey Pines (covered on the Gleneagles page) | 24 | Single-family, fee simple | 2000 | 1 | one sale |
The twelve names hold 1,299 residences, the club's stated total, and their 12-month MLS closings sum to 50. Built years come from the 2026 county roll. Rows with fewer than 10 closings are small samples.
Seaside, Oak Run and Palmetto Dunes are the three carriage-home names, and all three share the club's 1,759 and 2,170 square foot plans with two-car garages. A buyer who wants a garage for each car and the full club bundle without a single-family price tours all three, and we set the three side by side with the same floor and the same budget.
The Edgewater coach homes share Pelican Sound Drive with Seaside. Edgewater is the step down: one-car garages and plans of about 1,551 and 1,669 square feet, with a $585,000 median on 7 MLS closings in 12 months. The Seaside step up buys a second garage bay and roughly 200 to 500 more square feet.
The Masters, Gleneagles and Pinehurst are the fee-simple single-family names, with The Masters at a $1,249,000 12-month median. Seaside's 2026 upper-floor deeds, $950,000 to $1,123,110, sit within reach of the lower end of that range, for a condominium where the association carries the roof and the exterior. A buyer deciding between condominium and house at those prices should weigh association fees against owning the roof, and we walk through both.
A Seaside 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 Seaside association's dues, property tax, insurance and any mortgage. At the 7.40% Freddie Mac average of October 8, 2026, principal and interest on the $965,000 upper-floor median with 20% down is about $5,345 a month.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey, October 8, 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 |
| Seaside I, II or III condominium dues | not published | per the association's budget | The Seaside 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 home | yearly | your insurer |
| Upper-floor home at $965,000 | Ground-floor home at $762,500 | |
|---|---|---|
| Down payment at 20% | $193,000 | $152,500 |
| Loan amount | $772,000 | $610,000 |
| Principal and interest, 30 years at 7.40% | about $5,345 a month | about $4,224 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 $6,404 a month | about $5,282 a month |
Our arithmetic, using the Freddie Mac 30-year fixed average of 7.40% for the week of October 8, 2026. An illustration, not a loan offer; your rate, the Seaside association's 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 television and fiber-optic internet for every home, common-area maintenance and landscaping, security, pool maintenance and utilities. The Q and A also says there is currently no food and beverage minimum.
In a Florida condominium the association fee usually funds the building insurance, roof and exterior upkeep, building grounds, and reserves for the roof, painting and paving. None of the three Seaside associations publishes its dues, so we do not publish an all-in monthly figure. The estoppel and the current budget state what a given association charges and what it covers.
Buyer closing costs at Seaside 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: October 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. The club's Q and A explains that the per-sale capital amount equals that year's annual assessment and funds the Capital Resale Reserve. Who pays the estoppel is a contract term; on the club's closing-cost list it sits with the buyer.
A new mortgage carries documentary stamp tax of $0.35 per $100 of the amount secured, with no cap on a recorded mortgage, and nonrecurring intangible tax of $0.002 per $1 of the mortgage, per the Department of Revenue. On a $772,000 loan that is $2,702 and $1,544; on a $610,000 loan, $2,135 and $1,220. Our arithmetic.
| Item | Upper-floor home at $965,000 | Ground-floor home at $762,500 |
|---|---|---|
| Down payment at 20% | $193,000 | $152,500 |
| Club initiation fee, first-time Pelican Sound owner | $20,300 | $20,300 |
| Mortgage documentary stamp tax | $2,702 | $2,135 |
| Mortgage intangible tax | $1,544 | $1,220 |
| Total of these named items | $217,546 | $176,155 |
| Same total as a repeat Pelican Sound owner ($11,495 club charge) | $208,741 | $167,350 |
The totals leave out the lender's fees, the lender's title policy, recording, prepaid insurance and tax escrows, inspection and appraisal, the association's application fee and anything the contract assigns to you. Your lender's loan estimate and the closing agent's statement control.
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, association and CDD charges are prorated to the closing date, and the club's closing-cost list says prorated assessment and condominium fees may be reimbursed to the previous owner.
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 a Seaside 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, the articles of incorporation, the bylaws and rules, the latest annual financial statement and budget, the frequently asked questions document and the other disclosures the statute lists, along with a governance form prepared by the state's Division of Condominiums. Because Seaside is three associations, the package comes from the association your building belongs to.
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.
All three Seaside associations are recorded condominiums, so Chapter 718 governs the resale and section 718.116 governs the estoppel. Section 720.401's homeowners association disclosure summary says it does not apply to associations regulated under chapters 718, 719, 721 or 723, so expect the condominium package, not an HOA summary. Pelican Sound also has a master declaration and a club above the condominiums, and your closing agent or attorney confirms which forms your contract carries.
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 Seaside 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. Read it beside the association's records and any permit history.
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 and not known to the buyer must disclose them, and an as-is clause does not remove that duty. Your inspection is still your best protection.
At Seaside at Pelican Sound the Seaside I, II or III association must issue a certificate of approval before you become a club member, the estoppel states the dues, assessments and amounts owed on the home, 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, and the club's membership and real estate pages say an Application for Approval to Purchase must be completed and returned to the neighborhood association before closing. All three Seaside associations' articles carry an approval power over transfers. The application, fee and any interview are set by the association, so we learn them at the start and 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, with $119 more for delivery within three business days and $179 more if the account is delinquent, per the 2024 reform. Because none of the three Seaside associations 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, and a Seaside carriage home carries exactly the same club access as an estate home on Pinehurst.
Twenty-seven holes, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, six pools and six spas, canoes, kayaks and paddle boards, a members-only boat launch ramp, outdoor boat storage, a dog park and a boat shuttle to Lovers Key State Park, with four dining venues. Cart, storage, guest and lesson fees are extra, and there is no equity deposit and no golf waitlist.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or book your Seaside 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 Seaside at Pelican Sound, inspect the air conditioner, water heater, roof and exterior status, windows and doors, garage door, plumbing and electrical panel, because every building dates to 1998 to 2000, and read the permit history and the association's records alongside the inspector's report.
A 1998 to 2000 home has systems that are 26 to 28 years old unless replaced. Ask the seller for the dates of the air conditioner, water heater, flooring, kitchen and bath work, and windows and doors, and have a licensed inspector test them. Upper-floor buyers should look at the stairs and the garage entry; ground-floor buyers at the slab and drainage around the unit.
The Village of Estero's Community Development Department issues building permits within the Village, so permit history for a Seaside home sits with the Village, and recorded instruments sit with the Lee County Clerk. For a 1998 to 2000 carriage home the useful permit questions are the air-conditioning system, the water heater, the electrical panel, any window, door or garage door replacement, and any interior remodel. A permit with a final inspection is evidence; an unpermitted change is a question for the seller.
Roofs and exteriors are the association's work and appear in its records, not the inspector's. Ask for the roof date, the reserve schedule, the master policy summary and hurricane deductible, the minutes about any roof, paving or painting project, and any special assessment. We request them for the specific association on every purchase, and we read them with you inside the 7-day window.
In a condominium the association also controls the exterior, windows, doors and common elements, and section 718.113 governs alterations and hurricane protection. Ask what the association's rules require before you replace a window, add shutters or change a door, because unapproved changes become the next buyer's objection.
Section 627.711 requires insurers to offer mitigation discounts, and the state's uniform mitigation verification inspection form documents the features of a home. A wind mitigation inspection during your inspection period helps your agent quote insurance and can affect your premium.
The flood map and the evacuation zone are map readings at test points, not surveys of the home. Ask the seller for the section 689.302 flood disclosure, check the home's own location on FEMA's map, and ask your insurer for a quote on the exact address.
You insure a Seaside at Pelican Sound home with an HO-6 policy for the interior, contents and loss assessment, while the association's master policy covers the building. At four points along the Seaside address range FEMA's map shows Zone X, outside the special flood hazard area, though Lee County places the same points in Evacuation Zone A.
Each association insures its buildings under section 718.111, and each owner carries an HO-6 policy; section 627.714 sets a minimum of $2,000 of loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age for your building, and give your insurer the wind mitigation report.
FEMA's National Flood Hazard Layer returned Zone X at all four points we queried, on panel 12071C0587G effective November 17, 2022. A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones beginning with A or V, so a lender does not require it on the map alone, though any lender or insurer may require or recommend it and any owner can buy it through the National Flood Insurance Program. Citizens Property Insurance has its own flood coverage requirement for its policyholders. A box drawn around the four points with a margin of about 200 meters contains one Zone AE polygon, so check the exact building.
Lee County's evacuation zones come from storm surge, not from the flood insurance map, and the county's layer places all four Seaside points in Evacuation Zone A, the first surge zone. Seaside can be ordered to evacuate early in a surge event even though its flood insurance zone is X. Read our Seaside at Pelican Sound neighborhood guide for the full flood, insurance and storm record.
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 in its program, and FEMA notified the Village on November 21, 2024 that it would keep that rating.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, per the National Hurricane Center, and Hurricane Milton made landfall near Siesta Key in October 2024, north of Lee County. We hold no Seaside-specific damage record and do not say the neighborhood was undamaged. The association's records and the Village's permit history are where repairs would appear.
You can finance a Seaside at Pelican Sound home with a conventional, FHA or VA loan or pay cash, provided the lender approves the condominium project. At the Freddie Mac 30-year average of 7.40% for the week of October 8, 2026, the 15-year average was 6.73%.
Data updated: October 2026 (Freddie Mac Primary Mortgage Market Survey, week of October 8, 2026)
Seaside homes sell at $700,000 to $1,123,110, so many buyers use a conventional loan or cash. FHA and VA loans have their own condominium project requirements, and loan limits and program rules change, so ask your lender which loan types the Seaside association you are targeting can support. Cash removes the project review and can shorten the closing, though the association's approval timeline still applies.
Lenders review the condominium project as well as you. Fannie Mae's Selling Guide lists conditions that make a condominium project ineligible, so a lender may ask for the association's budget, reserves, insurance, litigation status and owner-occupancy figures. Because Seaside is three associations, the review is per association, and we ask your lender to start it the day you go under contract, or before.
The Florida Housing Finance Corporation administers state programs for first-time and other buyers, with income and purchase-price limits that vary by program and county. At Seaside prices we ask your lender whether any program fits before you count on one.
Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed average at 7.40% and the 15-year at 6.73% for the week of October 8, 2026, up from 7.28% and 6.60% the week before. Your rate depends on your credit, down payment, loan type and the day you lock, and we recommend you compare loan estimates from more than one lender.
Since August 17, 2024, a Seaside at Pelican Sound buyer signs a written agreement with their own agent before touring, the agreement states the agent's compensation and that it is negotiable, and offers of buyer-agent compensation cannot be advertised in the MLS. We explain each term before you sign.
The National Association of REALTORS settlement requires a written buyer-broker agreement before an agent tours a buyer through a home, in person or live virtually. It must state a specific amount or rate and say conspicuously that broker compensation is fully negotiable and not set by law. We walk you through ours and answer every question first.
Compensation is negotiated, and a seller may still offer to pay or contribute to the buyer's agent off the MLS, or offer concessions in the MLS. In a market as thin as Seaside, the seller's side of that conversation is part of how an offer is judged, so we raise it early and in writing.
A partner-level negotiator, not an assistant. Jesse McGreevy or Marc Comisar works your Seaside search and your offer personally, with the floor's closings and the deed record as our evidence, and with the documents, approval and financing timeline managed so the contract closes.
We find you the right Seaside at Pelican Sound home by writing down what you want in one conversation, watching the MLS and the neighboring carriage-home neighborhoods daily, letting the Pelican Sound agent community know a qualified buyer is waiting, and touring through the gate with the documents already in hand.
Floor, budget, monthly carry, timing, garage and golf-cart needs, how you will use the home, and what you would trade. We turn it into a search that covers Seaside, Oak Run and Palmetto Dunes, since a carriage-home buyer tours all three.
Because no Seaside home was listed on September 29, 2026 and the record shows well-priced homes selling in 4 to 9 days, we watch for the listing, and we have your lender letter and a view on price ready so you can tour the day it appears.
Seven of the 17 recorded Seaside sales in 60 months never appeared as MLS closings, so quiet sales are part of this market. We keep a list of buyers who have asked for a Seaside, Oak Run or Palmetto Dunes carriage home and are waiting, and with your permission we let the agents who sell Pelican Sound know you are ready.
Pelican Sound is gated, and the club's Fact Sheet admits guests only from a member's gate guest list. We arrange gate access for every showing and follow the club's rules, so your first impression of Seaside is a smooth entry.
We negotiate for a Seaside at Pelican Sound buyer partner to partner, using the floor's closings and the deeds as our evidence, the association approval timeline as our clock, and the inspection and insurance findings as items to settle early. Four Seaside sales in 60 months closed below list, by a median of $24,950.
For a home priced to the record, the opening offer is a conversation about terms as much as price: the closing date, the financing, the inspection period and the association approval. For a home that has sat, the 83-day and 118-day sales, at 97.1% and 92.9% of list, show where room has existed. We build the number from the floor's sales and the deed record, not from the ask.
A 1998 to 2000 home will show its age in an inspection. When a finding or an insurance quote adds a cost, a closing credit often serves a buyer well and does not reset the sale price that your next appraisal and your own eventual sale will read. We advise case by case.
The club's $20,300 initiation fee is paid by the buyer, so a first-time Pelican Sound buyer brings about 2.1 percent of an upper-floor price in additional cash, and a repeat owner brings $8,805 less. Neither is a bargaining chip with the club, but both belong in the budget we set before you offer.
In a neighborhood where two ground-floor sales three months apart closed $95,000 apart, the person across the table needs to know every Seaside sale by heart. Jesse McGreevy or Marc Comisar negotiates your offer personally.
The Seaside at Pelican Sound rules that decide whether a home works for you are the association's approval of every buyer, the club's 30-day minimum lease with a lessee aged 25 or older, the six-registration houseguest limit, the pet rules in each condominium's documents, and architectural review of exterior work.
Leases at Pelican Sound run at least 30 days, need association approval, require the lease signer and primary occupant to be at least 25, and bar lessee pets other than a bona fide service animal. The club's schedule lists $260 for an Application for Approval to Lease, $465 plus tax for a Transfer of Amenities to the lessee and $155 for an annual renewal, and the Application to Lease is due 20 business days before the lease starts. A few associations require longer minimums, so read the Seaside declaration for your building first.
A member may register unaccompanied houseguests for up to two weeks per registration, six registrations a year in Seaside, at $100 plus tax each, registered five business days ahead, and registered houseguests may not pay to stay or bring pets.
Owner pet rules sit in each condominium's declaration and rules, which are not published, and then in the club's rules, which bar pets for lessees and registered houseguests. Pelican Sound has a dog park. Ask the manager for the Seaside association's pet rule in writing before you go under contract. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Seaside at Pelican Sound is not a 55-plus community. Pelican Sound is all-ages: the club's family membership covers a member's unmarried dependent children aged 24 and under, and the 25-year lessee age is a leasing rule, not an occupancy restriction. We describe the property, not who may live in it.
A stay shorter than 30 days is not a permitted lease under the club's rules, so nightly and weekly rentals are out, and the club's Q and A states a home may only be used as a private single-family residence. Exterior changes need architectural review approval under the club's guidelines and the association's approval.
Daily life at Seaside at Pelican Sound runs through a staffed gate, a bundled club, a two-car garage and an association that handles the building. Coconut Point shopping, a 24-hour emergency department, I-75 and the beaches are each a short drive away, and cable television and fiber-optic internet are inside the club assessment.
The club's 2026 Fact Sheet lists 27 holes of golf with tee times 10 days ahead for members, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, six pools and six spas, four dining venues and the shuttle boat to Lovers Key State Park. Members pay cart and trail fees on top of the assessment, and a two-car garage leaves room for a car and a private cart. The club reports about 450 of its 1,299 homes are occupied year round.
The club's Q and A says the assessment covers cable television and fiber-optic internet for all homes, common-area maintenance and landscaping, security, pool maintenance and utilities, so a Seaside owner does not buy a separate basic cable and internet package. For questions about your building or its immediate surroundings, including parking lots and irrigation, the club sends owners to their association's management company.
Seaside is in Lee County's South choice zone, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary (kindergarten through fifth grade), Three Oaks Middle School (sixth through eighth) and Estero High School (ninth through twelfth). Lee County assigns by choice and proximity, not a fixed boundary, so confirm current options for the address with the district. Florida Gulf Coast University sits on Estero's northeast side.
These are approximate off-peak drive times from Pelican Sound that our community research collected and rounded.
| Destination | Approximate drive |
|---|---|
| Coconut Point shopping and dining | about 3 to 5 minutes |
| Lee Health Coconut Point emergency department | about 5 minutes |
| I-75 at Corkscrew Road, Exit 123 | about 10 minutes |
| 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 |
Pelican Sound is built out, so nothing new is being built inside the gate. The largest public project nearby is the Village of Estero's 62.5-acre Estero RiverPark at the northeast corner of Corkscrew Road and US-41, a public park and preserve, and Pelican Sound's own zoning was amended in 2022 for pickleball and in 2025 for permanent shuttle-boat moorings.
Seaside at Pelican Sound is the right place to buy if you want a two-car-garage carriage home with the full Pelican Sound bundle, a Zone X flood reading and a strong 2026 deed record, and you can accept thin supply, three associations with unpublished dues, Evacuation Zone A and 1998 to 2000 roofs to verify.
If you want the space and will use the stairs, the upper floor at today's evidence is the neighborhood's headline product; if you want one level and a lower entry price, the ground floor is. In both cases the work is the same: be ready before the listing, know the association, and pay the record's price for the home's condition. We are glad to tell you when Oak Run is the better fit.
Get your personalized Seaside at Pelican Sound buyer consultation by using the Contact form below the hero of this page or by calling Marc at (239) 287-5873. In one conversation we set your floor, budget and monthly carry, explain the three associations and put you on the list for the next Seaside listing.
The consultation is free and carries no obligation. Book your Seaside buyer consultation or call (239) 287-5873. You can also reach Jesse at (239) 898-6072. Confidential conversations welcome. If you have a home to sell first, our Seaside at Pelican Sound seller guide and home valuation guide show how that works.
Tell us the floor, the price band and whether Oak Run and Palmetto Dunes should be on the list, and a Seaside listing reaches you the day it appears. With no Seaside home listed on September 29, 2026, the alert is the most important tool a Seaside buyer has.
Pelican Sound is 1,299 homes under twelve marketed neighborhood names and 22 neighborhood associations, one gate and one club. A buyer who understands which association a building belongs to, what the club's fee stack looks like and how the county record differs from the MLS avoids the mistakes that cost the most.
If you're buying in Seaside at Pelican Sound and thinking, 'I need someone to sell my home first...' McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and one team can run both sides of the move: the sale of your current home and the search for your Seaside carriage home.
If you are thinking, "I need someone to sell my condo in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Seaside, elsewhere in Pelican Sound, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
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 sales that fit your home. (239) 898-6072, text or call. Confidential conversations welcome. If you already own in Seaside, our Seaside at Pelican Sound seller guide and home valuation guide work floor by floor.
Both work, and the right order depends on your cash, your lender and your timeline. With no Seaside home listed on September 29, 2026, many buyers line up the financing and a sale plan first so they can act the day a Seaside home appears.
You can ask, but in a market where well-priced Seaside homes have sold in 4 to 9 days, a sale contingency weakens an offer. We talk through bridge options, a rent-back or an overlap closing with you and your lender before you write.
If your buyer is new to Pelican Sound, yes: the club's initiation fee is $20,300 and a returning owner pays $11,495. For a Seaside seller that is part of how an offer should be read.
We line up both contracts so the dates work, remembering that a Seaside purchase needs the association's approval before closing, and we keep your lender and both closing agents on the same calendar.
One team. Jesse McGreevy or Marc Comisar works your sale and your purchase personally, with the closing dates, the estoppel and the approval timeline managed in one plan.
These are the questions Seaside at Pelican Sound buyers ask most about buying a carriage home in Estero, answered from the recent closings, the county deeds and the public record. Each answer names Seaside. For a plan for your purchase, book the buyer consultation or call Marc at (239) 287-5873.
It is for buyers who want a two-car-garage carriage home with the full Pelican Sound club and can accept thin supply. In 60 months the MLS recorded 10 Seaside closings with a median of $916,050, and the county recorded four upper-floor deeds in 2026 from $950,000 to $1,123,110.
On September 29, 2026 the MLS showed no Seaside home for sale, and the nearest comparable, in Oak Run, was one ground-floor home at $875,000. Set up listing alerts through the buyer consultation so a Seaside listing reaches you the day it appears.
The 10 MLS closings in 60 months ran from $700,000 to $995,000, with a $965,000 median for upper-floor homes (n = 6) and $762,500 for ground-floor homes (n = 4). The county recorded 2026 upper-floor deeds up to $1,123,110.
Seaside is a small neighborhood of three condominiums, and many of its sales never reach the MLS. Over 60 months the county recorded 17 qualified deeds and the MLS 10 closings, and seven of the deeds have no MLS closing.
The 60-month MLS median is 7.5 days on market, with a range of 4 to 118 days. Six of the 10 closings had 9 or fewer days.
Sometimes. Four Seaside sales in 60 months closed below list, by a median of $24,950, and the two slowest sales, at 83 and 118 days, closed at 97.1% and 92.9% of list. Homes priced to the record have left little room.
The upper floor is the larger plan, about 2,170 square feet with a den, and reached by stairs. The ground floor is a one-level home with a lower entry price. Over 60 months upper-floor homes closed at a $965,000 median and ground-floor homes at $762,500.
Seaside is three condominium associations, Seaside I, II and III, and the one that governs your home depends on the building. The club names Compass Rose for Seaside I and II and KPG Accounting for Seaside III; we confirm the manager for the exact building before you offer.
Before condominium dues, tax and insurance, the fixed club and CDD charges total $12,703.92 a year. On a $965,000 upper-floor home with 20 percent down at 7.40%, we estimate about $6,404 a month for principal, interest and those fixed charges, and about $5,282 on a $762,500 ground-floor home; dues, tax and insurance are extra.
No. None of the three Seaside associations publishes its dues, so the estoppel under section 718.116 is where you first see the exact number, and we ask for it before you offer.
Twenty-seven holes of golf, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, six pools and six spas, paddle craft, a boat launch, a dog park, a boat shuttle to Lovers Key State Park and four dining venues, per the club's 2026 Fact Sheet.
No. The club's membership has no equity deposit and no golf waitlist, and one family membership comes with each home and ends when you sell.
A first-time Pelican Sound buyer pays a $20,300 initiation fee at closing, and a returning owner pays $11,495, which is $8,805 less.
On a $965,000 upper-floor home with 20 percent down at 7.40%, we estimate about $217,546 for a first-time Pelican Sound buyer and $208,741 for a returning owner, including the down payment, mortgage taxes and the club charge. For a $762,500 ground-floor home the estimates are $176,155 and $167,350, before prepaid items and lender fees that vary.
Yes. The club requires an Application for Approval to Purchase, returned to the neighborhood association before closing, and the club's certificate of approval comes before membership. We build the time into your contract.
It is the association's statement of the dues, any special assessment and any amount owed on the home under section 718.116. Florida caps the fee at $299 for a current account.
Yes. Under section 718.503, a buyer of a resale condominium may cancel within seven days after signing or receiving the documents, whichever is later. We read them with you inside that window.
A condominium. Seaside is three condominiums, so Chapter 718 governs the association documents, the estoppel and the resale package, and section 720.401 does not apply.
FEMA's map shows Zone X at four points in the Seaside address range, outside the special flood hazard area, so a federally backed lender does not require it on the map alone. Any lender or insurer can still require or recommend it, and you can buy it through the National Flood Insurance Program.
Yes. Lee County's layer places all four Seaside test points in Evacuation Zone A, the first storm-surge zone, even though the flood map reads Zone X.
An HO-6 policy for the interior, your belongings and loss assessment; section 627.714 sets a minimum of $2,000 of loss assessment coverage. The association's master policy covers the building.
We hold no Seaside-specific damage record and do not say the neighborhood was undamaged. Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, and the association's records and the Village's permit history are where repairs would appear.
Freddie Mac's Primary Mortgage Market Survey put the 30-year fixed average at 7.40% and the 15-year at 6.73% for the week of October 8, 2026. Your rate depends on your credit, down payment, loan type and lock date.
Possibly. FHA and VA loans have their own condominium project requirements, so ask your lender whether the Seaside association you are targeting can support them before you count on one.
Because Seaside is a condominium, lenders review the project as well as you, including budget, reserves, insurance and litigation, and with three associations the review is per association. We ask your lender to start it the day you go under contract.
Only on a lease of at least 30 days, with association approval, a lessee and primary occupant aged 25 or older, and no pets other than a service animal. Nightly and weekly rentals are not permitted.
No. Pelican Sound is all-ages, and the 25-year lessee age is a leasing rule, not an occupancy restriction.
A member may register unaccompanied houseguests for up to two weeks per registration, six registrations a year in Seaside, at $100 plus tax each, registered five business days ahead.
Pet rules sit in each condominium's declaration and rules, which are not published, so ask the manager for the Seaside association's pet rule in writing before you go under contract. Pelican Sound has a dog park.
Yes. The club's Q and A says the assessment covers cable television and fiber-optic internet for all homes, along with common-area maintenance, security and pool maintenance.
Seaside is in Lee County's South choice zone, and the public schools the Village of Estero lists are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Confirm current options for the address with the district.
Roughly 3 to 5 minutes to Coconut Point, about 5 minutes to the Lee Health Coconut Point emergency department and about 17 to 22 minutes to Southwest Florida International Airport, by our rounded off-peak estimates.
Since August 17, 2024 you sign a written agreement with your agent before touring, and it states the compensation, which is negotiable. A seller may still offer to pay or contribute to the buyer's agent off the MLS or offer concessions.
They share the plans, and floor-matched prices are on par, so you are not paying a name premium. Oak Run had a ground-floor home for sale at $875,000 on September 29, 2026, while Seaside had none. Read how to buy in Oak Run before you decide.
If Seaside is your first choice, set listing alerts and be ready to act, because well-priced Seaside homes have sold in 4 to 9 days. If the plan matters more than the name, tour Oak Run and Palmetto Dunes now.
Thin supply, three associations with unpublished dues, Evacuation Zone A, and 1998 to 2000 systems and roofs to verify. Our inspection and association-records checklist above addresses each one.
Use the buyer consultation form on this page, or call Marc at (239) 287-5873 or Jesse at (239) 898-6072. In one conversation we set your floor, budget and monthly carry and put you on the list for the next Seaside listing.
Seaside at Pelican Sound owners 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 Seaside closing since 2022, the county deed record, the club's fees and the flood map 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 Seaside 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 Seaside specifically, we tracked all 10 MLS closings since March 2022 and every qualified county deed since 2009, and we matched each one to its floor and its association before writing a word of pricing advice.
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 Seaside at Pelican Sound realtor 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 and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
★★★★★ "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 knows the market, works for his buyer and is attentive to his goals." Verified Google review
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every Seaside at Pelican Sound buyer works with one of the two partners personally.
Wondering what your Seaside at Pelican Sound home is worth? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside 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 Seaside at Pelican Sound valuation guide traces to a primary record below: the club's documents, Florida's corporate and condominium registers, statutes and rules, Lee County, the Village of Estero, FEMA, federal sources and NAR. Parcel and sale facts come from the county roll and the MLS. No brokerage or listing portal is cited.
The documents a Seaside at Pelican Sound owner needs 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. Your association's estoppel and resale package come from its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, amenities, managers, leasing and guest rules) | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer (carriage-home sizes and unit counts) | Pelican Sound Golf & River Club | 2022 | Residence flyer, PDF |
| Community map | Pelican Sound Golf & River Club | 2023 | Community map, PDF |
| Seaside I Articles of Incorporation | Florida Division of Corporations | filed September 18, 1997 | Articles, PDF |
| Seaside II Amended and Restated Articles | Florida Division of Corporations | adopted January 17, 2022 | Restated articles, PDF |
| Seaside III Articles of Incorporation | Florida Division of Corporations | filed May 21, 1999 | Articles, PDF |
| Public condominium extract (all three Seaside condominiums) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | November 2, 2022 | Ordinance, PDF |
| Fiscal 2026 adopted budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
You reach the Seaside at Pelican Sound buyer team by calling Marc Comisar direct at (239) 287-5873, calling Jesse McGreevy at (239) 898-6072, emailing [email protected], or using the Buyer Consultation form on this page. The first conversation is free and carries no obligation.
Honors and recognition:
Wondering what your Seaside at Pelican Sound home is worth? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.