Estero, Florida
Buy a Southern Hills at Pelican Sound coach home with McGreevy and Comisar, Top 1% nationally since 2008. Floor-by-floor prices from every closing, the club and CDD fee stack, and the condominium documents explained. Call Marc at (239) 287-5873.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Southern Hills at Pelican Sound buyers are choosing among 84 coach homes in 14 two-story buildings, all built in 2001, each with two bedrooms plus a den, two baths and a one-car garage, inside the bundled Pelican Sound Golf & River Club. Six closed in the MLS in the 12 months to September 29, 2026, and one was listed that day. This buyer guide sits beside our full Southern Hills at Pelican Sound neighborhood guide, which covers the records, the buildings, the flood map and the fees in depth, and inside our Pelican Sound community guide for Estero, Florida. Everything below answers one buyer's question: how to buy the right Southern Hills coach home at the right price, with no surprises at closing.
If you want to see the same market from the owner's side, our guide to selling a Southern Hills at Pelican Sound home shows how sellers here price and prepare, and our Southern Hills at Pelican Sound home valuation page shows how a coach home is valued, floor by floor. Comparing neighborhoods inside the gates? Our guides to buying a home in Pelican Sound and to buying a home in Edgewater at Pelican Sound, which sells the same two coach-home plans, use the same record-first method.
This page covers Southern Hills at Pelican Sound Condominium Association, Inc. on Southern Hills Drive and Southern Hills Court in Estero, Lee County, ZIP 33928. It is not Southern Hills Country Club in Tulsa, Oklahoma, whose name the neighborhood borrows, and not Southern Hills Plantation or the Villas at Southern Hills in Hernando County.
McGreevy and Comisar are the best realtor for buying in Southern Hills at Pelican Sound because we read the record a buyer needs before an offer: every MLS closing since 2021, the county's floor-by-floor recorded sales, the club's fees and the condominium documents. We lead the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008.
If you're searching for the best buyer's agent for Southern Hills at Pelican Sound in Pelican Sound, Estero, 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 them the comparable sales on the floor they want, and we do that on this page.
Recent Southern Hills at Pelican Sound market (last 12 months): In the 12 months to September 29, 2026, Southern Hills at Pelican Sound recorded 6 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $537,500 (n = 6, the mean of $535,000 and $540,000; a small sample), from $520,000 to $660,000, a median of 35 days on market and a median sold-to-list ratio of 95.9%. The 36-month window, the first with 10 or more closings, holds 14 closings at a $567,500 median, and every one of them sold below its final list price.
In the last 12 months we tracked every Southern Hills closing in the MLS, and we tracked all 18 since November 2021 against the county's recorded deeds and the floor of each parcel. That is how we know what each floor has actually closed for, which is the number you negotiate from.
Honors and recognition:
You get Marc and Jesse, not a call center. Marc Comisar runs the search, the tours through the gate, the inspections and the negotiation on site. Jesse McGreevy runs the data, the comparable sales, the condominium documents and the closing paperwork, so every offer is written from the record.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873, book a Southern Hills buyer consultation or read how we represent buyers in Southwest Florida. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Southern Hills at Pelican Sound buyers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide which home fits, what you will pay at closing and every year after, and which documents you must read before your 7-day condominium window closes.
Southern Hills at Pelican Sound buyers can use these links to jump to the market, the closed sales, the costs, the documents Florida law gives you, the Edgewater comparison or the buyer FAQ. The guide runs in the order most buyers decide: market and price first, then costs and documents, then the search and the offer.
Buying in Southern Hills at Pelican Sound takes six decisions in order: which floor you want, how much club cash you can bring to closing, whether the yearly fee stack fits, what the condominium documents and estoppel say, whether the neighborhood association approves your purchase, and how you insure and finance a 2001 condominium unit.
Every building holds three first-floor and three second-floor homes. The upper plan is larger by the club's measure, about 1,669 square feet against about 1,551 for the lower plan, and has closed about $92,500 higher at the county medians over two years. The first-floor plan has no stairs. Decide this first, because it halves the homes and the comparable sales you are working with.
Membership in Pelican Sound Golf & River Club comes with the home. At closing a buyer new to Pelican Sound pays a $20,300 initiation and a $299 estoppel fee; someone who owns or has owned in Pelican Sound pays an $11,495 resale capital fee instead, per the 2026 Fact Sheet. This is on top of the price and your loan costs.
The club's 2026 annual assessment is $11,495, and the River Ridge Community Development District charges $1,208.92 for fiscal 2026 on the county tax bill. The Southern Hills association's quarterly dues are not published, so your estoppel states them. Add property tax and an HO-6 policy.
As a condominium buyer you receive the declaration, articles, bylaws, rules, financial statement, budget, frequently asked questions document and the structural reserve study or a statement that none exists. Read the leasing, pet and use rules before your cancellation window closes.
The club's Real Estate page says an Application for Approval to Purchase goes to the neighborhood association before closing, and the club's membership terms require a certificate of approval from the neighborhood association. Start it the day you sign.
Your HO-6 covers contents, interior finishes and loss assessment; the association's master policy covers the structure. A lender reviews the condominium as well as you, so ask your lender about the project early.
Southern Hills at Pelican Sound's market favors a prepared buyer right now: 2026 closings have taken a 43-day median and closed at 95.7% of list, the slowest and deepest-discount year in the five-year record, while only one home was listed on September 29, 2026. Choice is thin, but negotiation room is real.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window (to September 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 6 (small sample) | $537,500 (mean of $535,000 and $540,000) | $341.83 | 35 | 95.9% |
| 24 months | 9 (small sample) | $545,000 | $345.16 | 27 | 96.0% |
| 36 months, first window with 10 or more | 14 | $567,500 (mean of $555,000 and $580,000) | $349.77 | 27.5 | 96.5% |
| 60 months | 18 | $555,000 (both middle sales at $555,000) | $353.84 | 21.5 | 96.7% |
Medians use the mean of the middle pair when n is even; $ per square foot uses MLS living area; sold-to-list is sold price over final list price. No Southern Hills closing in 60 months was entered after the sale.
All 14 closings in the 36-month window sold below their final list price, at a median 96.5% and a mean of per-sale ratios of 96.6%. The spring 2026 first-floor homes closed at 94.5% to 96.4% of list. A buyer can expect to negotiate, and the record shows by how much.
One active listing against 6 closings a year is about 2.0 months of supply. Few Southern Hills homes come to market at once, so a buyer who wants a specific floor may wait for the right home, and should be ready with financing and a consultation in hand when it lists.
Five 2026 MLS closings carry a $535,000 median, 43 median days on market and a 95.7% median sold-to-list ratio. Four of the five were first-floor homes, which pulls the median down; the slower days and deeper discounts apply to both floors' asks.
All six 12-month closings fell between December 2025 and May 2026. Buyers who shop in summer and fall meet fewer listings but less competition; buyers who shop in season meet more homes and more buyers.
Southern Hills at Pelican Sound has 84 coach homes, a $567,500 median across 14 MLS closings in 36 months, and one home for sale on September 29, 2026. In a neighborhood where first-floor homes closed at $520,000 to $540,000 this spring and every 36-month closing sold below list, the buyer who knows each floor's record writes the strongest offer.
Buying a Southern Hills coach home? Call Marc at (239) 287-5873, book a Southern Hills buyer consultation, or read how we represent buyers.
Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072, and see what a Southern Hills at Pelican Sound home is worth.
Southern Hills at Pelican Sound coach homes have sold for $470,000 to $692,255 across all 18 MLS closings since November 2021, and for $520,000 to $692,000 across the 14 in the last 36 months. Every closing is listed below by month, layout, MLS living area and price only, so you can check any asking price against it.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Closed | Layout | MLS living area | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| May 2026 | 2 + den, 2 baths | 1,550 | $550,000 | $520,000 | 94.5% | 22 |
| May 2026 | 2 + den, 2 baths | 1,550 | $559,000 | $535,000 | 95.7% | 27 |
| Apr 2026 | 2 + den, 2 baths | 1,551 | $560,000 | $540,000 | 96.4% | 61 |
| Mar 2026 | 2 + den, 2 baths | 1,551 | $549,000 | $525,000 | 95.6% | 64 |
| Jan 2026 | 2 + den, 2 baths | 1,790 | $624,900 | $600,000 | 96.0% | 43 |
| Dec 2025 | 2 + den, 2 baths | 1,669 | $669,000 | $660,000 | 98.7% | 4 |
| Jun 2025 | 2 + den, 2 baths | 1,670 | $570,000 | $555,000 | 97.4% | 89 |
| Apr 2025 | 2 + den, 2 baths | 1,670 | $699,000 | $692,000 | 99.0% | 6 |
| Feb 2025 | 2 + den, 2 baths | 1,551 | $570,000 | $545,000 | 95.6% | 5 |
| Jun 2024 | 2 + den, 2 baths | 1,670 | $624,900 | $595,000 | 95.2% | 28 |
| May 2024 | 2 + den, 2 baths | 1,670 | $575,000 | $555,000 | 96.5% | 33 |
| May 2024 | 2 + den, 2 baths | 1,551 | $615,000 | $605,000 | 98.4% | 17 |
| Feb 2024 | 2 + den, 2 baths | 1,670 | $615,000 | $595,000 | 96.7% | 190 |
| Dec 2023 | 2 + den, 2 baths | 1,550 | $599,999 | $580,000 | 96.7% | 21 |
| May 2023 | 2 + den, 2 baths | 1,670 | $649,900 | $692,255 | 106.5% | 7 |
| Apr 2023 | 2 + den, 2 baths | 1,406 | $535,000 | $525,000 | 98.1% | 17 |
| Aug 2022 | 2 + den, 2 baths | 1,406 | $549,000 | $535,000 | 97.4% | 4 |
| Nov 2021 | 2 + den, 2 baths | 1,670 | $435,000 | $470,000 | 108.0% | 0 |
The spring 2026 first-floor homes cluster at $520,000 to $540,000. Second-floor homes have closed from $555,000 to $692,000 in the MLS since 2024, with $600,000 in January 2026 the latest. The last sale above list was in May 2023; none of the 14 closings since December 2023 sold above list.
Agents enter MLS living area, so a 1,670-square-foot entry usually means a second-floor home but not always: one June 2025 closing listed at 1,670 is recorded by the county against a first-floor parcel, and one January 2026 entry lists 1,790 square feet, which we cannot reconcile to a club plan. Confirm the floor of any home you consider and of every comparable your offer leans on.
| Year | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
| 2021 (November) | 1 | $470,000 | 0 | 108.0% |
| 2022 | 1 | $535,000 | 4 | 97.4% |
| 2023 | 3 | $580,000 | 17 | 98.1% |
| 2024 | 4 | $595,000 | 30.5 | 96.6% |
| 2025 | 4 | $607,500 | 5.5 | 98.0% |
| 2026 to September 29 | 5 | $535,000 | 43 | 95.7% |
The February 2025 closing shows $545,000 in the MLS and $542,700 on the recorded deed. The MLS records the reported closing price and the county records the deed consideration; we never blend the two.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
A Southern Hills at Pelican Sound coach home costs about $520,000 to $555,000 on the first floor and about $550,000 to $692,000 on the second floor, on the county's recorded sales over the 24 months to July 29, 2026 and the latest MLS closings. The county medians are $537,500 and $630,000, six sales each.
Data updated: September 2026 (Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026)
The Lee County roll records first-floor homes at 1,406 heated square feet and second-floor homes at 1,535, 42 of each. Joining each qualified sale to its parcel:
| Floor | Qualified sales, 24 months to July 29, 2026 | Recorded prices | Median |
|---|---|---|---|
| First floor (1,406 heated sq ft) | 6 | $520,000, $525,000, $535,000, $540,000, $542,700, $555,000 | $537,500 |
| Second floor (1,535 heated sq ft) | 6 | $550,000, $590,000, $600,000, $660,000, $675,000, $692,000 | $630,000 |
The upper plan is larger by the club's measure, about 1,669 square feet under air against about 1,551. Some buyers also prefer the upper-floor outlook. The first-floor plan has no stairs, and for many buyers that matters more.
The county's qualified Southern Hills sales show a $332,500 median in 2020, $425,000 in 2021, $495,000 in 2022, $636,128 in 2023 (two sales), $595,000 in 2024, $572,500 in 2025 and $535,000 on five sales in 2026 to July 29. The file holds 105 qualified sales back to 2009.
The county record shows 7 qualified Southern Hills sales since September 29, 2025, at a $540,000 median. One of them, a second-floor sale at $550,000 in December 2025, is not in our MLS pull, so a buyer reading only the MLS sees one fewer sale.
Southern Hills at Pelican Sound had one home for sale in the MLS on September 29, 2026: a two-bedroom-plus-den, two-bath home listed at 1,670 MLS square feet, the size the MLS uses for second-floor homes, at $649,900 after 5 days on market. A buyer who wants the first floor was waiting for a listing that day.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
At $649,900 the ask sits between the two most recent second-floor MLS closings, $600,000 in January 2026 and $660,000 in December 2025, and above the county's $630,000 second-floor median. On the 36-month median sold-to-list of 96.5%, an ask of $649,900 points to about $627,000 (our arithmetic), close to that county median.
Confirm the floor from the county roll, the age of the air-conditioning, water heater and windows, any association approvals for past work, the current quarterly dues and any special assessment on the estoppel, and whether furnishings convey.
With about six sales a year, the next Southern Hills listing may come in weeks or in months. We set alerts for both floors and send you every new listing the day it appears, with its floor's comparable sales attached.
On the same day Edgewater, which sells the same plans, had one listing at $519,000 for a 1,406-square-foot plan. A first-floor buyer who does not need Southern Hills specifically can tour both.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Choose Southern Hills at Pelican Sound for one association, the newer 2001 build and a lower median price, $567,500 on 14 MLS closings in 36 months; choose Edgewater for the same coach-home plans at a $592,000 median on 14 closings, a larger pool of 114 homes and faster resales. The club and its fees are identical.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County recorded sales through July 29, 2026)
| Factor | Southern Hills at Pelican Sound | Edgewater at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 84 | 114 |
| Regime | One condominium, one association | Four condominiums, four associations (I to IV) |
| Built (county roll) | 2001 | 1998 to 2000, median 2000 |
| Declaration recorded (state register) | March 19, 2001 | October 22, 1998 (I), September 10, 1999 (II), June 1, 2000 (III), August 11, 2000 (IV) |
| Product (club) | Coach homes, two-story buildings, one-car garage | Coach homes, two-story buildings, one-car garage |
| Plans (club) | Lower about 1,551, upper about 1,669 sq ft | Lower about 1,551, upper about 1,669 sq ft |
| Association manager (club Fact Sheet) | Frankly Coastal | Cambridge (I, II), Compass Rose (III), KPG Accounting (IV) |
| Location (club map) | East edge, just south of the Main Gatehouse | Along Pelican Sound Drive, III and IV just north of Southern Hills |
| MLS, 12 months | 6 closings, $537,500 median (small sample) | 7 closings, $585,000 median (small sample) |
| MLS, 36 months | 14, $567,500 | 14, $592,000 |
| Median $ per MLS sq ft, 36 months | $349.77 | $362.20 |
| Median days on market, 36 months | 27.5 | 18.5 |
| Median sold-to-list, 36 months | 96.5% | 97.6% |
| Active listings, Sep 29, 2026 | 1 at $649,900 (1,670 MLS sq ft) | 1 at $519,000 (1,406 MLS sq ft) |
| Months of supply, 12-month pace | 2.0 | 1.7 |
| Club assessment, initiation, CDD line | $11,495, $20,300 first-time, $1,208.92 | Identical |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026 (MLS-marketed closings only); Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026; Florida Division of Condominiums register; Pelican Sound 2026 Fact Sheet, Types of Residences flyer and 2023 map.
For the same two plans, Southern Hills' 36-month median is $24,500 lower, about 4 percent, or $12.43 per MLS square foot. Edgewater sold faster and nearer to list. Our reading, not a record: Edgewater's larger pool gives buyers more comparable sales, while Southern Hills' recent tape is weighted to first-floor homes.
Southern Hills is one association with one manager; an Edgewater buyer's estoppel, approval to purchase and rules depend on which of four associations the home sits in. For a buyer who wants one set of documents and one board, Southern Hills is simpler.
All 14 Southern Hills buildings date to 2001, one to three years younger than Edgewater's. One build year can bring capital projects together, so read the reserve schedule in the budget.
Choose Southern Hills if one association, a newer build, a spot by the main gate and a lower entry price matter most. Choose Edgewater if you want more homes to pick from and a slightly stronger resale record. We show both on one morning.
Southern Hills at Pelican Sound prices sit in the middle of Pelican Sound's twelve-name ladder: above the carport mid-rise condominiums of Hammock Greens, Turnberry and Island Sound, below Edgewater for the same plans, and well below the two-car carriage homes of Palmetto Dunes, Oak Run and Seaside and the single-family homes.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Neighborhood | Units | Product | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|
| Hammock Greens | 98 | Carport condominium | 2 | $357,000 (small sample) |
| Island Sound | 216 | Coach homes and mid-rise condominiums | 11 | $450,000 |
| Turnberry | 180 | Carport condominium | 7 | $470,000 |
| Southern Hills | 84 | Coach homes, one-car garage | 6 | $537,500 (small sample) |
| Edgewater | 114 | Coach homes, one-car garage | 7 | $585,000 |
| Oak Run | 96 | Carriage homes, two-car garage | 4 | $812,500 (small sample) |
| Palmetto Dunes | 156 | Carriage homes, two-car garage | 3 | $960,000 |
| Seaside | 80 | Carriage homes, two-car garage | 1 | $970,000 (one sale) |
| Gleneagles, with Torrey Pines | 69 and 24 | Single-family | 2 | $1,119,250 (two sales) |
| The Masters | 100 | Single-family | 7 | $1,249,000 |
| Pinehurst | 82 | Single-family | 0 | none (6 closings in 60 months) |
The units sum to 1,299, the club's stated total. Most medians are small samples, so read them as a ladder.
A Southern Hills home costs more than the carport condominiums and adds an enclosed one-car garage and a den, in a two-story building rather than a mid-rise.
The carriage homes add a second garage bay and larger plans, about 1,759 square feet lower and 2,170 upper by the club's measure, at medians of $812,500 to $970,000 on small samples. A Southern Hills home keeps the same club for a much lower price.
A Southern Hills at Pelican Sound coach home is a two-bedroom-plus-den, two-bath condominium residence in a two-story building of six homes, with a one-car garage. The club gives lower units about 1,551 square feet and upper units about 1,669 square feet under air, and the county roll records 1,406 and 1,535 heated square feet.
The county roll places the 84 residences in 14 buildings of six homes each: 11 on Southern Hills Drive and 3 on Southern Hills Court. Each building has three homes on each floor.
On the club's 2023 community map, Southern Hills sits at the east edge of Pelican Sound, just south of the Main Gatehouse on Pelican Sound Drive, with a lake on its west side and The Masters beyond it. It is one of the first neighborhoods a resident reaches after the main gate and one of the farthest from the River Club at the northwest corner.
The MLS records every Southern Hills closing as two bedrooms plus a den with two baths, and the county roll codes three bedrooms on every unit, which is how a den is often counted. We describe what the record shows and confirm the layout of each home on tour.
The roll dates all 84 residences to 2001. A 2001 home's air-conditioning, water heater, plumbing and windows are 25 years old unless replaced. The association carries the roofs and exteriors under its declaration, so its budget and reserves show the plan for them.
No private pool per home; the club's six pools are shared. No second garage bay. No new construction; every sale is a resale. No published neighborhood dues. No age restriction. The buildings, the declaration and the flood reading are covered in depth in our Southern Hills at Pelican Sound neighborhood guide.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Southern Hills at Pelican Sound ownership comes with a family membership in Pelican Sound Golf & River Club: 27 holes of golf, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, six pools and six spas, a fitness center, four dining venues, a members-only boat ramp on the Estero River and a boat shuttle to Lovers Key State Park.
The 27 holes, designed by Chip Powell and Mike Hill, play as three nines, Sound, River and Lakes. Members book tee times 10 days ahead and pay cart fees per round ($29.35 plus tax for 18 holes in 2026) or an annual private cart trail fee of $2,272 plus tax, per the 2026 Fact Sheet.
The racquet center has eight Hydro-Grid tennis courts, 14 pickleball courts and five bocce courts. The Fact Sheet also lists a fitness center, an outdoor fitness park, a dog park, a playground, a half-court basketball court and two horseshoe pits.
Members have a boat launch ramp on the Estero River, dry boat storage at $625 a year plus tax in 2026 (or $80 a month), canoe and kayak storage at $155 a year plus tax, canoes and kayaks for residents, and a boat shuttle to Lovers Key State Park.
The four venues are The Vista at the Clubhouse, the Pavilion, the Pelican Pub and the River Club. The club's Q and A says there is currently no food and beverage minimum, with a 20% gratuity and 6.5% Florida sales tax added.
Cart fees, the trail fee, storage, guest fees, lessons, food and beverage and the Southern Hills association's own dues are extra. The membership is non-equity: it comes with the home and ends when the home is sold.
The club's Q and A lists cable television and fiber-optic internet for all homes inside the property-management part of the annual assessment.
Southern Hills at Pelican Sound owners pay the club's $11,495 annual assessment for 2026, the River Ridge Community Development District's $1,208.92 on the county tax bill, the Southern Hills association's unpublished quarterly dues, property tax and an HO-6 insurance policy. The two published lines total $12,703.92 a year.
Data updated: September 2026 (Pelican Sound 2026 Fact Sheet; River Ridge CDD fiscal 2026 adopted budget)
$11,495 for 2026, about $958 a month, billed on the November statement and set each year at a late-fall budget meeting where the neighborhoods' voting representatives vote the budget. It covers amenities, property management and replacement reserves, per the club's Q and A.
Pelican Sound sits inside the River Ridge Community Development District, a Chapter 190 special district. Its fiscal 2026 budget charges each Pelican Sound unit $177.21 for the general fund and $1,031.71 for the Pelican Sound program, $1,208.92 in all, up from $1,012.62 the year before.
Billed quarterly and not published. The estoppel from Frankly Coastal states the current dues and any special assessment. In a Florida condominium the association fee usually covers the building insurance, roofs and exteriors, building grounds and reserves.
Lee County bills property tax on the assessed value, which can reset after your purchase, so your first bill can differ from the seller's. We do not quote a Southern Hills tax bill or premium, because both depend on the home and the year.
At the 36-month median of $567,500 the club and district lines are about 2.2 percent of the price each year; at a spring 2026 first-floor price of $540,000 they are about 2.4 percent (our arithmetic).
Southern Hills at Pelican Sound buyer closing costs include the club's $20,300 initiation (or $11,495 resale capital fee) and $299 estoppel, the lender's title policy and loan costs if you finance, Florida's mortgage taxes, deed recording and prorations. By Lee County custom the seller pays the owner's title policy and the deed stamps.
Data updated: September 2026 (Pelican Sound 2026 Fact Sheet; Florida Department of Revenue rates)
| Buyer line | First-time Pelican Sound buyer | Returning Pelican Sound owner |
|---|---|---|
| Club initiation or resale capital fee | $20,300 | $11,495 |
| Club estoppel fee | $299 | $299 |
| Club charges at closing | $20,599 | $11,794 |
| Mortgage taxes on a $432,000 loan (80%) | $1,512 note stamps plus $864 intangible tax | same |
| Deed recording | $10 first page, $8.50 each additional | same |
Note stamps are $0.35 per $100 and intangible tax $0.002 per $1 of the mortgage, per the Florida Department of Revenue; recording fees follow section 28.24. Lender fees, the lender's title policy, inspection and insurance vary by provider. Estimates for illustration.
In Lee County the seller customarily pays the documentary stamp tax on the deed at $0.70 per $100 and the owner's title policy, and selects the closing agent. The contract controls.
Property tax and the River Ridge line are billed in arrears in November, so the seller credits you for the seller's days of ownership that year. Dues and the club assessment are prorated per the contract and the estoppels.
A cash buyer skips the mortgage taxes and lender fees but still pays the club charges, recording and prorations.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Florida law gives a Southern Hills at Pelican Sound buyer the condominium resale documents at the seller's expense under section 718.503, a 7-day cancellation right excluding weekends and holidays, the property tax disclosure summary under section 689.261 and the seller's flood disclosure under section 689.302. This is information, not legal advice.
Section 718.503(2) entitles you to a current copy of the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector's milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report the statute names, the frequently asked questions document required by section 718.504, and the state's governance form.
Your contract must carry, in conspicuous type, either a clause confirming you received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or a clause letting you cancel by written notice within 7 such days after signing and receipt. Any purported waiver has no effect. Use the window to read the leasing, pet and use rules and the budget.
Section 720.401 gives buyers in a mandatory homeowners association a disclosure summary before contract, but section 720.401(2) says it does not apply to associations regulated under Chapter 718. Southern Hills is a recorded Chapter 718 condominium, so the condominium package is the one that governs your neighborhood purchase. Whether the master club's documents call for anything further is a question for your closing agent or attorney.
Section 689.261 warns you not to rely on the seller's current property taxes, because a change of ownership can reset the assessment. Budget from your own expected assessed value, not the seller's bill.
Section 689.302 requires the seller to tell you, at or before contract, whether the seller knows of flooding that damaged the home during ownership, has filed a flood claim, or has received flood assistance such as from FEMA.
Under Johnson v. Davis, a Florida seller who knows of facts materially affecting value that are not readily observable must disclose them, even in an as-is contract. Your inspection is still your best protection.
Southern Hills at Pelican Sound purchases run through three gates: the estoppel certificates from the neighborhood association and the club, which state what is owed; the neighborhood association's approval to purchase, required before closing; and the club membership, which starts when you close and pay the initiation or resale capital fee.
The Southern Hills association's certificate comes through Frankly Coastal and states the quarterly dues, any special assessment and any amount owed on the unit. The club's comes with a $299 fee listed in the 2026 Fact Sheet. Section 718.116(8) caps a standard condominium estoppel fee at $299 for a current account.
Before closing you complete the club's Application for Approval to Purchase and return it to the neighborhood association, and the club's membership terms require a certificate of approval from the neighborhood association. Submit it the day the contract is signed.
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 family membership includes unmarried dependent children 24 and under, per the Fact Sheet.
Pelican Sound Golf & River Club, Inc. is both the master association and the club. Its nine directors serve three-year terms, three elected each year by the neighborhoods' voting representatives, per the club's Q and A, so Southern Hills votes through one Neighborhood Voting Representative.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Southern Hills at Pelican Sound buyers should inspect the unit's systems in a 2001 home, read the association's records on the building, and confirm permits and approvals for past work. The association carries the roofs and exteriors, so the inspection inside the unit and the budget outside it are equally important.
The air-conditioning system, water heater, electrical panel, plumbing supply and drain lines, windows and sliding doors, the garage door and opener, and any signs of past leaks. A 2001 system that has not been replaced is at the end of a typical service life.
Ask the association for the roof ages, the reserve schedule, any recent or planned special assessment and the master insurance summary. With all 14 buildings built in 2001, capital projects can come at once.
The Village of Estero's Community Development Department issues permits inside the Village; Estero incorporated on December 31, 2014, so earlier permits were Lee County's. Exterior work also needs the neighborhood association's and the club's Architectural Review Committee approval. Ask for both.
A wind mitigation inspection on the state's uniform form can lower your HO-6 premium, because section 627.711 requires insurers to offer mitigation credits.
At five points along Southern Hills Drive and Southern Hills Court, FEMA's flood map shows Zone X, minimal flood hazard, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. A Southern Hills buyer is not required to carry flood insurance on the map alone, but still needs an HO-6 policy.
A federally backed mortgage requires flood insurance in zones beginning with A or V. Zone X is outside them, so the requirement does not attach on the map alone, though a lender may still require it and any owner may buy it. That is a map reading for five points, not an elevation survey.
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. Ask your agent how it applies to a Zone X policy.
The association's master policy covers the structure. Your HO-6 covers contents, interior finishes and loss assessment, which section 627.714 addresses. Ask for the master policy summary and the hurricane deductible before you bind.
Southern Hills sits on the inland, US-41 side of Pelican Sound, so its storm exposure is mainly wind and rain. Lee County's evacuation zones are separate from flood zones; look up the zone for the address on the county's tools.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Southern Hills at Pelican Sound coach homes can be financed like other Florida condominium units, with one extra step: the lender reviews the condominium project as well as the borrower. Ask your lender early for its condominium questionnaire, and give the Southern Hills association and its manager time to answer it before closing.
A lender typically asks the association about its budget, reserves, insurance, owner-occupancy and any litigation. The answers come from Frankly Coastal, so request the questionnaire at contract.
Freddie Mac's weekly Primary Mortgage Market Survey is the public benchmark for 30-year fixed rates. We do not quote a rate on this page, because rates change weekly.
The Florida Housing Finance Corporation runs down payment assistance and first-time buyer programs with income and price limits. Check eligibility with a participating lender.
Plan for the down payment, the club's $20,599 first-time charges at closing, the mortgage taxes, lender fees, prepaid insurance and prorations.
Since August 17, 2024, a Southern Hills at Pelican Sound buyer signs a written agreement with their own agent before touring, and that agreement states the agent's compensation as a specific, negotiable amount, per NAR. Offers of compensation to buyer agents no longer appear in the MLS.
The agreement must state the compensation conspicuously and say that broker compensation is fully negotiable and not set by law. We go over it with you before the first tour.
A seller may still offer to pay or contribute to the buyer's agent compensation, off the MLS, and a buyer may ask for it in the offer. We structure that ask in writing with the price.
Marc tours with you, reads every comparable sale on your floor, reviews the condominium documents with you inside the 7-day window and negotiates the price, the inspection items and the closing date.
We find the right Southern Hills at Pelican Sound home by setting alerts for both floors, reading each new listing against its floor's closed sales the day it appears, touring through the gate with the documents in hand, and reaching owners through our network when a buyer is waiting for a specific floor.
With about six sales a year, the right home may list once. We watch both floors and send each new listing with its comparable sales attached.
Pelican Sound admits visitors from a member's guest list or a scheduled showing. Marc arranges access through the listing agent and shows Southern Hills and Edgewater on the same morning when both fit.
Many Southern Hills owners are seasonal. When a buyer is waiting, we let our network know, and some owners decide to sell when a ready buyer exists.
Inside your 7-day window we go through the budget, reserves, rules and estoppel with you, so you decide with the facts.
We negotiate for a Southern Hills at Pelican Sound buyer from the closed record: each floor's recent sales, the 96.5% 36-month median sold-to-list ratio, the condition of a 2001 unit, and the club cash you bring. Marc handles every counter personally, and Jesse prepares the comparable sales behind each number.
We write the offer from the floor's latest closings and the home's condition, not from the ask. In 2026 the median sale closed at 95.7% of list.
Age of the unit's systems is the usual issue. We document it and ask for a price adjustment or credit where the condition is below the floor's comparables.
The club bills its assessment on the November statement and the county bills tax in November. We choose a date with the prorations in view and enough time for the approval to purchase.
If furnishings convey, they go in the contract item by item. If a lease is in place, the lease end date and the amenity transfer go in the offer.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Southern Hills at Pelican Sound rules come from the club's master rules and the neighborhood's own declaration: leases of 30 days or more with lessees aged 25 or older and no lessee pets, houseguest registration, architectural review for exterior work, and owner pet limits set in the Southern Hills documents, which you should read before you buy.
The 2026 Fact Sheet sets a 30-day minimum lease, a lessee of at least 25, approval by the neighborhood association, a $260 application to lease, the club's Application to Lease filed 20 business days ahead, and a $465 plus tax transfer of amenities. A few associations require 60 days, per the club's Q and A; confirm the Southern Hills rule.
Nothing shorter than 30 days is allowed under the club's rules, so a Southern Hills home is not a vacation-rental property.
Owners' pet limits are in the Southern Hills declaration and rules. Lessees and registered houseguests may not bring pets under the club's rules, and assistance animals for a person with a disability follow federal fair housing rules, per HUD. Ask Frankly Coastal for the owner pet rule in writing.
Southern Hills members may register unaccompanied houseguests six times a year, each for up to two weeks, five business days ahead, per the 2026 Fact Sheet.
Pelican Sound is not age-restricted. The only age line in the Fact Sheet is the 25-and-older rule for the person signing a lease and the primary occupant.
Shutters, windows, doors and screen enclosures go through the neighborhood association and the club's Architectural Review Committee before a Village of Estero permit.
Southern Hills at Pelican Sound is the right place for a buyer who wants a garage-and-den coach home, full club membership with no equity deposit, one association and a Zone X location near the main gate, at a lower price than Edgewater. It is less right for a buyer who needs two garage bays, short-term rental income or published dues.
One association and one manager. A 2001 build. A one-car garage and a den in every home. Bundled golf, racquet sports, boating, fitness and dining. Zone X at the points checked. A spot by the Main Gatehouse, close to US-41 and Coconut Point. No age restriction. Bundled fiber internet and cable.
Unpublished neighborhood dues. A $20,300 initiation for a first-time Pelican Sound buyer. $12,703.92 a year in club and district charges before dues. Six MLS closings a year, so choice is thin. All 14 buildings share one build year. Far from the River Club on the club's map. Leases of 30 days or more only.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School for Estero. Lee County assigns by choice within the South zone, so confirm options for the address with the district.
The Main Gatehouse on Pelican Sound Drive is a few hundred feet from the neighborhood and, on the club's map, closed from 11 p.m. to 7 a.m.; the Corkscrew Gatehouse is open 24 hours. Coconut Point shopping is about 3 to 5 minutes away and Lee Health Coconut Point's emergency department about 5, by our hub research's rounded drive times.
McGreevy and Comisar is a top-reviewed Southern Hills at Pelican Sound realtor, and the quotes below are genuine five-star Google reviews from buyers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the McGreevy and Comisar profile on Google.
★★★★★ "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
A Southern Hills coach home is often the right size, not the biggest home a budget allows. We show the carriage homes when they fit and say so when they do not.
★★★★★ "Marc knows the market, works for his buyer and is attentive to his goals." Verified Google review
In a neighborhood where every 36-month sale closed below list, working for the buyer means writing the offer from the record.
★★★★★ "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
A condominium purchase has more steps than most: two estoppels, an approval to purchase and a 7-day document window. We keep you informed at each one.
Southern Hills at Pelican Sound buyers can book a personalized consultation with Marc Comisar through the contact form on this page or by calling (239) 287-5873. In one conversation we set your floor, budget the club cash and yearly stack, line up financing and set alerts for every new Southern Hills listing.
Your floor and must-haves, the closed sales on that floor, the fee stack, the condominium documents you will receive, the approval to purchase, insurance and financing, and the timing of a purchase in or out of season.
We send the comparable sales for each home before you see it, so the tour is spent on condition and fit.
Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Selling a home first? Call Jesse direct at (239) 898-6072.
Southern Hills at Pelican Sound specialists matter for a buyer because the facts that decide a fair price live in records a listing does not show: which floor each comparable sale was on, the neighborhood's unpublished dues, the club's closing charges, and the condominium documents you have 7 days to read.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar. He leads buyer representation: the search, the tours, the inspection and the negotiation. Reach him at (239) 287-5873.
As one of the Top 1% Real Estate Agents Nationally Since 2008, Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty. He builds the comparable sales and reads the documents behind every offer. Reach him direct at (239) 898-6072.
Comparing a second-floor home with first-floor sales, quoting a price per square foot on the wrong basis, missing the $20,300 club initiation in the budget, letting the 7-day window pass unread, or assuming leases shorter than 30 days are allowed.
See our guides to buying a home in Estero, buying in Meadows of Estero and buying in Lakes of Estero, and the wider market on our Estero community hub.
If you're searching for "the best buyer's agent in Estero, Florida," McGreevy and Comisar represents homebuyers across Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you're relocating, snowbirding, investing, buying your first home, or upgrading to luxury, including in Bonita Bay, Pelican Bay, Mediterra, West Bay Club, Pelican Sound, Shadow Wood, Miromar Lakes, Talis Park, and the SWFL coastal corridor, our team provides honest market guidance, pre-MLS access, partner-level negotiation, and a clear plan to help you buy confidently.
Southern Hills at Pelican Sound buyers who must sell a current home first can list it with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, and time both closings together. Jesse prices and markets your sale while Marc runs your Southern Hills purchase, so the two contracts close on one plan.
Honors and recognition:
If your current home is already inside the gates, a buyer who owns or has owned in Pelican Sound pays the $11,495 resale capital fee instead of the $20,300 initiation, per the 2026 Fact Sheet. See our Southern Hills seller guide and what a Southern Hills home is worth.
Get a free home valuation or Call Jesse direct at (239) 898-6072.
These are the questions buyers ask most about Southern Hills at Pelican Sound coach homes for sale, prices, fees, rules and the purchase process, answered from the MLS, the county record and the club's documents cited below. Each answer names Southern Hills. To start a search, call Marc at (239) 287-5873.
A condominium of 84 coach homes in 14 two-story buildings inside Pelican Sound Golf & River Club, a gated community of 1,299 residences in Estero, Florida. Every home was built in 2001 and has two bedrooms plus a den, two baths and a one-car garage.
On Southern Hills Drive and Southern Hills Court at the east edge of Pelican Sound, just south of the Main Gatehouse on Pelican Sound Drive, west of US-41 in Estero, ZIP 33928, per the club's 2023 map and the county roll.
The 36-month MLS median is $567,500 on 14 closings and the 12-month median $537,500 on 6. By floor, first-floor homes closed at $520,000 to $540,000 in spring 2026, and the county's second-floor median over two years is $630,000.
On September 29, 2026 the MLS showed one home: a two-bedroom-plus-den, two-bath plan listed at 1,670 square feet, a second-floor size, at $649,900 after 5 days on market.
The 36-month median is 96.5% of final list, and 2026 has run at 95.7%. All 14 closings in the 36 months to September 29, 2026 sold below their final list price.
The second floor is larger by the club's measure and has closed about $92,500 higher at the county medians over two years. The first floor has no stairs. Choose by how you will live in the home, then price against that floor's sales.
The 36-month median is $349.77 per MLS square foot and the 12-month median $341.83. The county's heated area is smaller than the MLS figure, so the two bases are never mixed.
Up from $470,000 in late 2021 to a $595,000 to $607,500 plateau in 2024 and 2025, then softer in 2026, when four first-floor homes closed at $520,000 to $540,000. The 2026 MLS median is $535,000 on five closings.
The 36-month median is 27.5 days, with a range of 4 to 190. The 2026 median is 43 days.
Three layers: the club's $11,495 annual assessment for 2026, the River Ridge district's $1,208.92 for fiscal 2026 on the tax bill, and the Southern Hills association's quarterly dues, which are not published. The estoppel states the dues.
The club's $20,300 initiation for a first-time Pelican Sound owner, or the $11,495 resale capital fee for someone who owns or has owned there, plus a $299 estoppel fee, per the 2026 Fact Sheet, along with your loan costs, mortgage taxes, recording and prorations.
Yes. Pelican Sound is in the River Ridge Community Development District, which charges each Pelican Sound unit $1,208.92 for fiscal 2026 as a non-ad valorem line on the Lee County tax bill.
Membership comes with the home. The club's Fact Sheet calls it a family membership that depends on owning a residence, and it ends when the home is sold. It is non-equity, with no deposit to buy.
Per the club's Q and A, amenities, property management (including cable and fiber internet for all homes, common-area maintenance, landscaping, security and pool maintenance) and replacement reserves.
No. Pelican Sound is not age-restricted, and the family membership includes unmarried dependent children 24 and under.
Yes, for 30 days or more under the club's rules, with a lessee aged 25 or older, neighborhood association approval, an application filed 20 business days ahead and no lessee pets. Confirm whether Southern Hills requires a longer minimum, as a few associations do.
No. The club's minimum lease is 30 days.
Owners' pet limits are set in the Southern Hills declaration and rules; ask Frankly Coastal in writing. Lessees and registered houseguests may not bring pets under the club's rules, and assistance animals follow federal fair housing rules.
Yes. The club describes a one-car garage for each coach home in Southern Hills, Edgewater and Island Sound I.
Zone X, minimal flood hazard, at five points along Southern Hills Drive and Southern Hills Court, on FEMA panel 12071C0587G effective November 17, 2022.
Not on the map alone, because Zone X is outside the special flood hazard area, but a lender may require it and any owner may buy it.
An HO-6 policy for contents, interior finishes and loss assessment. The association's master policy covers the structure.
Florida's milestone and structural integrity reserve study rules reach buildings of three or more habitable stories, and the club describes Southern Hills' buildings as two-story. Reserve budgeting under section 718.112 still applies. Ask the association for its written position.
Under section 718.503: the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the structural reserve study or a statement that none exists, any applicable milestone summary and the state's governance form.
Seven days, excluding Saturdays, Sundays and legal holidays, after signing and receipt, unless you received the documents more than 7 such days before signing. The right cannot be waived.
Yes. The club's Real Estate page says an Application for Approval to Purchase goes to the neighborhood association before closing, and the club's membership terms require a certificate of approval.
Frankly Coastal, per the club's 2026 Fact Sheet; the association's state corporate record shows Frankly Coastal Financial Services LLC as its registered agent and mailing address.
Yes, with a lender that reviews the condominium project as well as you. Ask early for the lender's condominium questionnaire so the association can answer it in time.
In Lee County the seller customarily pays the owner's title policy and selects the closing agent; the buyer pays the lender's policy if financing. The contract controls.
Same coach-home plans and the same club. Over 36 months, Southern Hills closed 14 times at a $567,500 median and Edgewater 14 times at $592,000; Southern Hills is one association and a 2001 build, Edgewater four associations built 1998 to 2000.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice within the South zone, so confirm options with the district.
Pelican Sound is gated, so visitors need a member's guest list entry or a scheduled showing. Your buyer's agent arranges access through the listing agent. Call Marc at (239) 287-5873.
Yes. Since August 17, 2024, NAR's practice changes require a written buyer agreement before an agent tours a home with you, stating the agent's compensation, which is negotiable.
The floor, the age of the unit's systems, the current quarterly dues and any special assessment, the declaration's leasing and pet rules, the budget and reserves, the master insurance summary and roof ages, and what furnishings convey.
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, who tracked every Southern Hills closing since 2021 for this guide. Call Marc at (239) 287-5873 or read how we represent buyers.
Southern Hills at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who lead Domain Realty Group, have sold Southwest Florida real estate for more than twenty years, and read every recent Southern Hills closing and public record before writing this guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. You can read how the team was built on our about McGreevy and Comisar page.
McGreevy and Comisar are the Domain Realty team behind this Southern Hills 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact in this Southern Hills at Pelican Sound buyer guide traces to a primary record below: the club's documents, Florida statutes and registers, Lee County, River Ridge district and Village of Estero records, federal sources, NAR and Freddie Mac. Parcel and sale facts come from the county roll and the MLS. No listing portal or competing brokerage is cited.
Southern Hills at Pelican Sound buyers can open each key document at its issuing authority below: the club's fee schedule and map, the district budget, the state condominium register and the statutes that govern your purchase. The recorded declaration is at the Lee County Clerk, Book 3378, Page 2789, and the estoppel comes through Frankly Coastal.
| 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 |
| Southern Hills at Pelican Sound Condominium Association, Inc. record | Florida Division of Corporations | filed April 17, 2000 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| 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 |
| Section 718.503, resale disclosure and the buyer's 7-day cancellation clause | Florida Legislature | current statute | Section 718.503 |
| Section 689.302, flood disclosure form | Florida Legislature | current statute | Section 689.302 |
Southern Hills at Pelican Sound buyers reach the team by booking a Southern Hills buyer consultation through the contact form on this page, by calling Marc at (239) 287-5873, or by reading how we represent buyers in Southwest Florida. Marc answers with the closed sales on your floor.
Selling a home first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
McGreevy and Comisar, Southern Hills at Pelican Sound buyer representation. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.