Estero, Florida
Buy at The Masters at Pelican Sound in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Every recent closing, the club and district fee stack, and the 720.401 disclosure rights a buyer needs first. 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 The Masters at Pelican Sound means buying one of 100 detached homes on Masters Circle, inside the gated Pelican Sound Golf & River Club in Estero, Florida, with 27 holes, a river boat ramp and a racquet center bundled into ownership. Our The Masters at Pelican Sound neighborhood guide holds the full record of the street, and this page is the buyer's side of it: what Masters homes close at, what one costs to buy and to carry, what Florida law gives you before you sign, and how we represent you. The street sits inside Pelican Sound, ZIP 33928.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. We open with what the record shows: 7 Southwest Florida MLS closings in the 12 months to September 29, 2026 at a $1,249,000 median, six of them in six days or fewer, and not one Masters home listed for sale on September 29, 2026. A buyer who wants this street has to be ready before the next listing appears.
This page is one of three. If you own a Masters home already, read our Masters at Pelican Sound home valuation guide, and if you are selling a home here or elsewhere first, read our Masters at Pelican Sound seller's guide. For the rest of the community, see our guide to buying a home in Pelican Sound.
A word on the name. This page covers The Masters at Pelican Sound Neighborhood Association, Inc. and the 100 lots recorded as Masters at Pelican Sound in Lee County. It is not the Augusta golf tournament, and Pelican Sound is a separate place from Pelican Landing, Pelican Bay, Pelican Marsh and Pelican Preserve.
McGreevy and Comisar are the best realtor for The Masters at Pelican Sound because buying on a 100-home street with no listings rewards a buyer's agent who knows every recent sale and every charge: the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008, and a buyer plan built from the record.
If you're searching for the best realtor for The Masters at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your The Masters at Pelican Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Buyers comparing the best real estate agents in Estero should ask each agent what the last seven Masters homes sold for and why, and we answer that in the open below.
Recent The Masters at Pelican Sound track record (last 12 months): In the last 12 months The Masters at Pelican Sound has seen 7 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $1,249,000 (n = 7, small sample), a range of $950,000 to $1,400,000, a median of 4 days on market and a median sold-to-list ratio of 100.0%. The Lee County recorded-sales file holds 10 qualified sales between September 29, 2025 and August 21, 2026, at a median of $1,299,500. There were 0 active listings on September 29, 2026.
In the last 12 months we tracked every one of the 7 MLS closings and all 10 county-recorded sales at The Masters at Pelican Sound, and we tracked the club, district and association charges a Masters owner carries. Each is on this page with its source and date.
Honors and recognition:
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
These are the points a buyer at The Masters at Pelican Sound should carry into any tour, each one sourced later on this page from the Southwest Florida MLS, the Lee County record, the Pelican Sound 2026 Fact Sheet, the association's filings, the River Ridge district budget or Florida law.
Buying a home at The Masters at Pelican Sound takes a written buyer agreement, a budget that includes the club fee and the unpublished Masters dues, financing or proof of funds ready before a listing appears, an inspection plan for a 24 to 26-year-old home, and the association's approval before closing. Here are the steps we follow.
A detached, single-story, fee-simple home on a Masters Circle lot, built by WCI between 2000 and 2002, with 1,767 to 2,723 heated square feet on the roll, a 2.5 or 3 car garage per the club's flyer, and full bundled membership in Pelican Sound Golf & River Club.
Buyers on our team usually start with Marc Comisar, and Jesse McGreevy works on pricing and negotiation. You work with both of us directly, not with a call center.
Start with the price range from the closings below, then add the club initiation or resale capital fee, the first year's club assessment, the district charge, an estimate for the Masters dues, tax and insurance. We build that sheet with you before the first tour.
Since the NAR settlement practice changes of August 17, 2024, a written agreement with your buyer's agent is required before touring. It states what your agent is paid and that compensation is negotiable.
With zero Masters listings on the pull date and a 4-day median on market, a buyer who needs a week to get a lender letter will miss the home. Have the pre-approval or proof of funds in hand.
Visitors must be on a member's gate guest list, so every showing is arranged in advance. We handle the gate.
Your offer names the price, the deposit, the inspection period and the closing date. During the contract you receive the estoppels, the Masters documents and the club's paperwork, and you inspect the home.
The club requires a certificate of approval from the Masters association, and you pay the club's fee at closing. We keep both on the calendar from day one.
The market at The Masters at Pelican Sound is tight for buyers: 7 MLS closings in the 12 months to September 29, 2026 at a $1,249,000 median, a 4-day median on market, a 100.0% median sold-to-list ratio, and no active listing on the pull date. The first window holding 10 or more closings is 60 months.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
MLS figures use MLS living area. Medians use the mean of the middle pair when n is even. County figures are DOR-qualified recorded deed prices, never mixed with MLS square-foot figures.
| Window (to September 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 7 (small sample) | $1,249,000 | $571.01 | 4 | 100.0% |
| 24 months | 7 (small sample) | $1,249,000 | $571.01 | 4 | 100.0% |
| 36 months | 7 (small sample) | $1,249,000 | $571.01 | 4 | 100.0% |
| 60 months, first window with 10+ | 10 | $1,249,000 (mean of $1,249,000 and $1,249,000) | $558.24 | 5.5 | 100.0% |
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| May 2026 | 3 plus den, 2 baths | 2,108 | $950,000 | $950,000 | 100.0% | 4 |
| Apr 2026 | 3, 2 baths | 2,082 | $1,249,000 | $1,249,000 | 100.0% | 3 |
| Apr 2026 | 3 plus den, 2 baths | 2,106 | $1,499,000 | $1,400,000 | 93.4% | 6 |
| Apr 2026 | 2 plus den, 2 baths | 1,885 | $1,075,000 | $990,000 | 92.1% | 61 |
| Feb 2026 | 3 plus den, 2 baths | 2,081 | $1,249,000 | $1,249,000 | 100.0% | 1 |
| Nov 2025 | 3 plus den, 3 baths | 2,719 | $1,399,995 | $1,400,000 | 100.0% | 5 |
| Oct 2025 | 4, 2.5 baths | 2,408 | $1,400,000 | $1,375,000 | 98.2% | 4 |
| May 2023 | 3, 2 baths | 1,767 | $975,000 | $980,000 | 100.5% | 7 |
| Apr 2023 | 3, 2 baths | 2,166 | $1,200,000 | $1,217,000 | 101.4% | 8 |
| Feb 2023 | 4, 2.5 baths | 2,419 | $1,000,000 | $1,266,100 | 126.6% | 8 |
A further sale in June 2025 was entered after closing at $1,270,000 for a 2,401 square foot home and was not marketed.
Six of the seven 12-month sales closed in six days or fewer. Well-priced Masters homes do not wait, so the buyer's leverage is in preparation and judgment, not in time on market.
The one 12-month listing that started well above its sale price, a 1,885 square foot plan listed at $1,075,000, took 61 days and closed at $990,000, 92.1% of list. The April 2026 sale at $1,400,000 closed at 93.4% of a $1,499,000 list. Overpriced homes give ground; fairly priced ones do not.
The county file shows 10 qualified Masters sales between September 29, 2025 and August 21, 2026 at a $1,299,500 median, including four that never appeared as MLS closings. Some Masters homes change hands privately, which is one reason to have an agent who watches the street.
Nothing was for sale at The Masters at Pelican Sound on September 29, 2026, according to the Southwest Florida MLS. A buyer who wants this street watches for the next listing, prepares financing in advance, and considers the closest alternatives inside the gate, Gleneagles and Pinehurst, while waiting.
The street's full record, including every sale since 2023 and the roll profile, is in our Masters at Pelican Sound neighborhood guide. We set an alert for every new Masters listing and price change, and we call you the day one appears. Our county tracking also shows when homes change hands outside the MLS.
58 of the 100 Masters homes have recorded at least one qualified resale since mid-2001 by our count, and 26 in the ten years since September 2016, roughly two to three a year in a normal stretch. A buyer waiting for a specific plan or lot can wait a season or more.
Four of the ten county-recorded sales since September 29, 2025 never appeared as MLS closings. We cannot promise access to a private sale, but owners who are thinking of selling sometimes call an agent first, and we tell you if one does.
Gleneagles at Pelican Sound offers smaller single-family homes, and Pinehurst offers larger estate homes. Both had zero listings on September 29, 2026 as well.
The MLS does not show roof age, which homes have impact glass, the view from the lanai or the Masters dues. We find those out before you write an offer.
A Masters at Pelican Sound home has cost about $980,000 to $990,000 under 2,000 square feet, $950,000 to $1,400,000 between 2,081 and 2,166 square feet, and $1,266,100 to $1,400,000 at 2,400 square feet and over, in the MLS record of the last 60 months. Condition decides where in each band a home falls.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Size band (MLS living area) | MLS records, 60 months | Price range | Median |
|---|---|---|---|
| Under 2,000 sq ft | 2 | $980,000 to $990,000 | $985,000 (n = 2, our arithmetic) |
| 2,081 to 2,166 sq ft | 5 | $950,000 to $1,400,000 | $1,249,000 (n = 5) |
| 2,400 sq ft and over | 4 (one entered after closing) | $1,266,100 to $1,400,000 | $1,322,500 (n = 4) |
| Bedrooms (roll) | Homes | Heated area range | Average heated area |
|---|---|---|---|
| 2 | 23 | 1,875 to 2,166 sq ft | 1,893 sq ft |
| 3 | 55 | 1,767 to 2,622 sq ft | about 2,117 sq ft |
| 4 | 22 | 2,081 to 2,723 sq ft | about 2,445 sq ft |
The averages for three and four bedrooms are weighted arithmetic from the roll's bath subgroups and are rounded.
The MLS often lists a two-bedroom plan as "2 plus den" and a three-bedroom plan as "3 plus den". A room the roll does not count as a bedroom may still be the office or guest room you need.
The roll dates 36 Masters homes to 2000, 54 to 2001 and 10 to 2002. Every home is now 24 to 26 years old, an age at which roofs, air-conditioning and water heaters have usually been replaced at least once.
The Masters at Pelican Sound had no home for sale on September 29, 2026, and 7 homes closed through the MLS in the prior 12 months, six in six days or fewer. The buyer who is pre-approved, knows the fee stack and has read the closings is the one who gets the next home.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873, start a personalized Masters at Pelican Sound buyer consultation, or compare the Gleneagles at Pelican Sound buyer's guide.
Selling first? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Five MLS closings in 60 months were plans between 2,081 and 2,166 square feet, and they sold for $950,000, $1,217,000, $1,249,000, $1,249,000 and $1,400,000. Pay for condition you can see and document, not for square feet.
The 12-month median is $571.01 per MLS square foot, with per-sale values from $450.66 to $664.77. Use it to check an asking price, never to set an offer.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Masters at Pelican Sound prices are the highest of Pelican Sound's eleven neighborhood pages, a $1,249,000 12-month MLS median, against $357,000 to $585,000 for the condominiums and $812,500 to $970,000 for the carriage homes. Every one of the 1,299 residences carries the same club membership.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Neighborhood | Homes | Regime | Year built (roll) | 12-month MLS closings | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family, Chapter 720 | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium | 2000 | 4 | $812,500 (small sample) |
| Gleneagles, with Torrey Pines | 93 | Single-family | 1998 to 2000 | 2 | $1,119,250 (small sample) |
| Southern Hills | 84 | Condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 (6 in 60 months, median $1,085,300) | none in 12 months |
| Seaside | 80 | Condominium | 1998 to 2000 | 1 | $970,000 (one sale) |
The condominiums at Island Sound, Turnberry, Edgewater, Southern Hills and Hammock Greens give the same membership at a fraction of a Masters price. Our Pelican Sound buyer's guide, linked at the top of this page, covers them.
The carriage homes at Palmetto Dunes, Oak Run and Seaside have two-car garages and shared walls, at 12-month medians of $812,500 to $970,000.
The Masters, Gleneagles with Torrey Pines, and Pinehurst are Pelican Sound's single-family streets. The Masters had 7 of their 9 MLS closings in the last 12 months.
The Masters at Pelican Sound and Gleneagles are Pelican Sound's two Executive single-family neighborhoods. The Masters has 100 homes built 2000 to 2002, a fifth with four bedrooms, and a $1,249,000 60-month MLS median; Gleneagles, with Torrey Pines, has 93 homes built 1998 to 2000 and a $1,009,300 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll and recorded sales)
| Decision point | The Masters at Pelican Sound | Gleneagles at Pelican Sound (with Torrey Pines) |
|---|---|---|
| Homes | 100 | 93 (69 Gleneagles, 24 Torrey Pines) |
| Streets | Masters Circle | Gleneagles Links Drive and Gleneagles Links Court, plus Torrey Pines Court |
| Year built (roll) | 2000 to 2002, median 2001 | 1998 to 2000, median 1999 |
| Heated area (roll) | 1,767 to 2,723 sq ft, median 2,100 | 1,762 to 2,344 sq ft, median 1,882 |
| Bedrooms (roll) | 23 two, 55 three, 22 four | 47 two, 46 three, none with four |
| 12-month MLS closings | 7, median $1,249,000 | 2, median $1,119,250 (mean of $1,022,500 and $1,216,000) |
| 36-month MLS closings | 7, median $1,249,000 | 6, median $1,092,500 |
| 60-month MLS closings | 10 marketed, median $1,249,000 | 16, median $1,009,300 (mean of $996,100 and $1,022,500) |
| 60-month median $ per MLS sq ft | $558.24 | $514.91 |
| 60-month median days on market | 5.5 | 7 |
| 60-month median sold-to-list | 100.0% | 100.0% |
| Active listings, September 29, 2026 | 0 | 0 |
| Qualified county sales, 2025 | 6, median $1,337,000 | 3, median $1,022,500 |
| Qualified county sales, 2026 to date | 6, median $1,174,500 | 1, $1,216,000 |
| Club membership | Bundled, $11,495 a year | Bundled, $11,495 a year |
Buyers who want three or four bedrooms, more space, a slightly newer build and the most active single-family resale market in Pelican Sound.
Buyers happy with a two or three-bedroom plan near 1,900 square feet who would rather enter the single-family tier at a lower median.
The club, the gate, the river and the bundled membership are identical, and both streets had no listing on September 29, 2026. Our Masters at Pelican Sound neighborhood guide sets the two streets side by side in more detail.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Owning a home at The Masters at Pelican Sound costs Pelican Sound's $11,495 annual club assessment for 2026, the Masters association's quarterly dues, which are not published, about $1,209 a year in River Ridge district charges on the tax bill, property tax on your purchase price, and homeowner's insurance on a fee-simple home.
| Charge | Amount | Status |
|---|---|---|
| Club annual assessment | $11,495 (about $957.92 a month) | Published, 2026 Fact Sheet |
| Masters neighborhood dues | billed quarterly | Not published; ask for the estoppel and budget |
| River Ridge district assessment | about $1,209 (about $100.75 a month) | Published, FY2026 budget |
| Property tax | on your assessed value after purchase | Lee County Tax Collector |
| Homeowner's insurance | home-specific | Quotes on the home |
| Optional club charges | cart trail $2,272, cart lease $2,880, boat storage $625, kayak storage $155 (each plus tax) | Published, 2026 Fact Sheet |
The club's Q&A says the assessment pays for amenities, property management including cable television and fiber internet for all homes, common area maintenance and landscaping, security and pool maintenance, and replacement reserves. There is currently no food and beverage minimum.
The Masters FAQ says its assessment pays for landscaping and irrigation, pest and rodent control, and reserves for painting the houses, mailboxes and irrigation clocks. The board set 2027 budget adoption for November 16, 2026.
Your tax is set on your own assessed value after purchase, not the seller's. Section 689.261 requires the seller to give you a property tax disclosure summary warning you not to rely on the seller's bill. The Village of Estero describes its proposed FY2025-2026 millage of 0.7300 as the lowest municipal rate in Florida; county, school and other levies are added.
If the home will be your permanent residence, you may apply for the homestead exemption under section 196.031, and section 193.155 then caps annual increases in its assessed value.
Buyer closing costs at The Masters at Pelican Sound start with the club's $20,300 initiation fee for a first-time Pelican Sound owner, or $11,495 for a returning owner, and add recording fees, any lender's title policy and loan charges, mortgage taxes if you finance, and prorations of the club, Masters and tax charges.
Data updated: September 2026 (Pelican Sound 2026 Fact Sheet; Florida Statutes and Department of Revenue; our arithmetic)
A first-time Pelican Sound owner pays a $20,300 initiation fee; a buyer who owns or has owned in Pelican Sound pays an $11,495 resale capital fee. The club's estoppel fee is $299, which in Lee County the seller customarily pays, and the contract controls.
In Lee County the seller customarily pays the owner's title policy and chooses the closing agent. A buyer with a mortgage pays for the lender's title policy, issued alongside the owner's policy.
Section 201.08 sets documentary stamp tax on a recorded mortgage at $0.35 per $100, and the nonrecurring intangible tax is $0.002 per $1. On a $999,200 loan, 80 percent of $1,249,000, that is $3,497.20 and $1,998.40 by our arithmetic.
Section 28.24 sets recording fees at $10 for the first page and $8.50 for each additional page; the buyer customarily records the deed.
The club assessment, Masters dues and property tax are prorated to the closing date, with the seller crediting you for the part of the year's tax they owned.
The published items, the $20,300 initiation, the $11,495 assessment and about $1,209 in district charges, total $33,004 in the first year by our arithmetic, before the Masters dues, tax, insurance and loan costs. A returning Pelican Sound owner pays $8,805 less at closing.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Florida law gives a buyer at The Masters at Pelican Sound the section 720.401 homeowners' association disclosure summary before signing, a cancellation right if it is late, the property tax disclosure summary under section 689.261, the flood disclosure under section 689.302, and the seller's common-law duty to disclose known defects.
On a resale the seller supplies the summary, and it is due before you sign. The contract must carry the statute's voidability language in conspicuous type. If you receive the summary late, you may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived.
The Masters association's 1999 Articles state in capitals that it is not a condominium association, so the condominium buyer's rescission rules of section 718.503 do not apply here. Your rights come from Chapter 720 and the contract.
Section 689.261 requires a summary at or before signing, warning that your taxes may be higher than the seller's.
Section 689.302 requires the seller to disclose known flood damage, flood insurance claims and federal flood assistance.
Florida's Supreme Court held in Johnson v. Davis, decided in 1985, that a home seller who knows facts materially affecting value that are not readily observable must disclose them, and an as-is contract does not remove that duty.
The Masters association's estoppel, capped at $299 for a current account by section 720.30851, and the club's estoppel tell you what is owed and any pending assessment.
Section 720.303 requires an association of 100 or more parcels to post its governing documents and other official records on a website or app for owners. Ask for the Declaration, bylaws, rules, budget and insurance certificate during the contract.
This section is information, not legal advice; a Florida real estate attorney can review your contract.
Buyer representation at The Masters at Pelican Sound follows the NAR settlement practice changes of August 17, 2024: you sign a written agreement with your agent before touring, the agreement states the compensation and that it is negotiable, and offers of compensation cannot be advertised in the MLS.
The agreement names a specific amount or rate, says that broker fees are not set by law and are negotiable, and binds the agent not to receive more than the agreement allows.
You do under the agreement, unless the seller agrees to pay or contribute, which a seller may still offer off the MLS. We put the conversation in writing at the start.
We read every Masters closing, build your full cost sheet, watch the street, arrange gate access, negotiate price and terms, manage the estoppels and approval, and stay with you through closing.
Section 475.278 requires us to disclose our brokerage relationship with you in writing, and we do at the first meeting.
Before buying at The Masters at Pelican Sound, inspect the roof, windows and storm protection, the air-conditioning and water heater, the water piping, the pool and screen enclosure, drainage near the lot, and the permit and ARC history. Every home is 24 to 26 years old, and condition sets the price.
The owner, not the association, replaces the roof under the maintenance chart, and roof cleaning moved to owners in 2020. Get the roof's age and permit, and ask the insurer what it requires.
Ask whether the home has impact glass or approved shutters, and whether the ARC approved them. Approved shutters may stay up from June 1 through November 30 under the club's guidelines.
Ask the dates and look for permits; a replacement within the last few years is a cost you will not carry.
The association keeps owner pages on CPVC water piping and water pressure, which tells your inspector what to look for in a home of this age.
A pool and enclosure need ARC approval and a permit. Confirm both, and inspect the equipment.
The association's January 2023 drainage update describes standing water after heavy rain in parts of the neighborhood and a $170,000 conceptual plan, to be built when funds allowed. Ask the seller what has been done near the home.
Permits for roofs, windows, shutters, generators, pools and air-conditioning come from the Village of Estero today and from Lee County for older work. Confirm open permits are closed before closing.
A Uniform Mitigation Verification Inspection Form shows the insurance credits the home earns under section 627.711. Ask for the seller's, or order one in your inspection period.
Insuring a home at The Masters at Pelican Sound means a homeowner's policy on a fee-simple house, since there is no master policy on the home, plus a decision on flood cover. Masters Circle mapped FEMA Zone X, minimal flood hazard, on panel 12071C0587G at every point we queried on October 7, 2026.
Zone X is outside the Special Flood Hazard Area, so the federal mandatory purchase requirement does not apply by zone, but a lender may still require coverage. Confirm the specific address on the Village of Estero's flood map lookup.
Citizens Property Insurance phases in a flood coverage requirement for its policyholders under section 627.715, so a Citizens policy can bring a flood requirement with it. Get a flood quote through FloodSmart or a private carrier before you set your budget.
Ian made landfall in Lee County on September 28, 2022. Pelican Sound's documented storm water was at the riverfront River Club, which was rebuilt; we found no public record of flood damage on Masters Circle and we do not claim there was none. The seller's flood disclosure is your first source.
A newer roof, documented roof-to-wall connections and approved impact protection can price very differently from a home with none. The state's My Safe Florida Home program offers inspections and grants when funded; check its current status.
Ask your agent about loss-assessment coverage for any special assessment the Masters association or the club might levy.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
You can finance a home at The Masters at Pelican Sound with a conventional or jumbo loan on a fee-simple single-family home, with no condominium project approval. Depending on your down payment, a loan at recent Masters prices may be a jumbo loan, so plan for that underwriting, an appraisal and the club's fee in your cash to close.
Income, assets, the appraisal, homeowner's and any flood insurance, and the association's dues and any special assessment from the estoppel.
An appraiser will look at the same Masters closings on this page. Because two near-identical homes sold $450,000 apart in 2026, condition notes and photos matter to the appraisal.
Freddie Mac publishes its Primary Mortgage Market Survey weekly. Compare your Loan Estimate, which the CFPB explains, with that benchmark and with at least one other lender.
Many Masters buyers pay cash. A cash offer with a short inspection period competes well in a 4-day market, and you still need the estoppels, approval and title work.
We find you the right home at The Masters at Pelican Sound by watching every new listing and every recorded sale, ranking the plan, lot and condition that matter to you, and telling you honestly when a home is priced above what its condition supports. With zero listings on September 29, 2026, preparation is the search.
Size band, bedrooms and den, pool, view, roof and window age, and kitchen condition. We rank them with you before a listing appears so you can decide in a day.
When a home lists, we place it beside the closest closings in its size band and condition and tell you where its price sits.
In a 4-day market a second visit has to be quick. We plan the first tour to answer the inspection and insurance questions that would otherwise need a second.
If no Masters home fits in your time frame, we show you the closest single-family alternatives inside the gate, with their own records.
We negotiate for you at The Masters at Pelican Sound from closings and condition: the nearest 2025 and 2026 sales in the home's size band, what each one carried, the club fee you bring, and the inspection items that affect insurance. We trade price, terms and timing to get you the home at a price the record supports.
In a market where four of seven 12-month sales closed at or above list, a low offer on a fairly priced home loses it. Where a home is priced above its condition, as the 61-day sale was, we negotiate harder.
A clean offer with proof of funds, a short inspection period and a realistic closing date can be worth as much as price to a Masters seller.
We separate safety and insurability items from preferences, and we ask for credits or repairs on the first group.
Some buyers ask the seller to contribute toward the club's initiation fee. Any shift is a negotiated credit the contract must state.
If a home's price is not supported by its condition and the closings, we tell you, and we keep watching the street.
The rules that decide whether The Masters at Pelican Sound works for you are the leasing rules (30-day minimum, approval, lessees at least 25, no lessee pets), the pet rules for owners and guests, two layers of architectural review, the club's membership rules, and the association's approval of every buyer before club membership.
Leases must run at least 30 days, with an application filed 20 business days ahead, a $260 Application for Approval to Lease fee in the 2026 Fact Sheet, and approval by the Masters association. Short-term vacation rental is not permitted under those rules.
Owners' pets follow the Masters Declaration and rules, which the association has not published in summary. Lessees and registered houseguests may not bring pets, service animals excepted, and dog runs, pens and pet fences, including invisible fencing, are barred community-wide. HUD guidance on assistance animals applies alongside the documents.
Pelican Sound is all-ages; no age restriction appears in the club's published rules or the Masters association's filings. The one age rule applies to leases: the person signing a lease and the primary occupant must be at least 25.
Any change visible from the street, neighbors or the golf course or lakes needs Pelican Sound ARC approval, with a copy to the Masters representative. Pools, shutters, generators, roofs and tree removal all go through it.
The club requires every member to hold a certificate of approval from the neighborhood association. Homes held by a trust or company carry privileges for one designated couple or individual and their dependent children.
Daily life at The Masters at Pelican Sound runs through Pelican Sound's staffed gate, 27 holes of golf, eight tennis and 14 pickleball courts, six pools, a boat launch and shuttle to Lovers Key, four restaurants, Tuesday trash collection on Masters Circle, and a short drive across US-41 to Coconut Point shopping.
The 2026 Fact Sheet lists 27 holes in three nines, 8 Hydro-Grid tennis courts, 14 pickleball courts, 5 bocce courts, a fitness center, 6 pools and 6 spas, a boat launch ramp and storage, a shuttle boat to Lovers Key State Park, and four restaurants: The Vista at the Clubhouse, the Pavilion, the Pelican Pub and the River Club.
The Masters runs its own calendar on top of the club's, including a Friday bocce league from January through March, a block party and seasonal events, according to its website.
Guests must be on a member's gate list. Trash and recycling are collected Tuesday mornings, curbside mailboxes are maintained by the association, and cable television and fiber internet are part of the club assessment.
These are approximate off-peak figures from the Pelican Sound gate, as published on our Pelican Sound guide; times vary with season and traffic.
| Destination | Approximate distance | Approximate drive |
|---|---|---|
| Coconut Point shopping | about 1 mile | 3 to 5 minutes |
| Lee Health Coconut Point (24-hour emergency) | about 1.5 to 2 miles | 5 minutes |
| I-75 at Corkscrew Road | about 5 miles | 10 minutes |
| Bonita Beach | about 8 to 9 miles | 18 to 20 minutes |
| Lovers Key State Park by car | about 9 to 11 miles | 20 to 25 minutes |
| Southwest Florida International Airport | about 13 to 15 miles | 17 to 22 minutes |
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High as the public schools serving Estero. Lee County assigns by a proximity-and-choice model, so confirm the assignment for a Masters Circle address in the district's SchoolSite Locator.
| School | Grades | Florida grade (2024 file) |
|---|---|---|
| Pinewoods Elementary | K to 5 | A |
| Three Oaks Middle | 6 to 8 | A |
| Estero High | 9 to 12 | B |
Pelican Sound is built out at 1,299 residences. Nearby, the Village of Estero is building its 62.5-acre Estero RiverPark at Corkscrew Road and US-41 and pursuing a maintenance dredging permit for the Estero River.
The Masters at Pelican Sound is the right place to buy if you want a detached golf-community home with bundled club membership, river access and association-managed landscaping and paint. It is less suited to a buyer who wants new construction, a low published fee, a large estate lot or short-term rental income.
Do you want the club's golf, boating and racquet life enough to carry its assessment? Do you need three or four bedrooms? Can you act within days when a home lists? If yes, The Masters fits.
A personalized buyer consultation for The Masters at Pelican Sound is a working conversation, not a sales pitch. We set your budget with the full fee stack, rank the plans and lots that fit you, set an alert for the next listing, and tell you honestly whether The Masters or another Pelican Sound street fits better.
The consultation form sits near the top of this page. You can also call Marc Comisar direct at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or read how we represent buyers in Southwest Florida first. We have been Top 1% Real Estate Agents Nationally Since 2008.
We ask what you want from the home and the club, your timeline and your budget, and we show you the closings, the fee stack and the documents to request. There is no cost and no obligation.
A rough budget, your financing plan or proof of funds, the plan size and features you want, and your questions.
If you're searching for a listing agent to sell the home you own now before you buy at The Masters at Pelican Sound, McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we can line up your sale and your purchase so you are not carrying two homes longer than you intend.
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 directly. (239) 898-6072, text or call. Confidential conversations welcome. If you already own on Masters Circle, our Masters at Pelican Sound valuation guide and Masters at Pelican Sound seller's guide cover your home.
Usually, with planning. We map your sale against the purchase so you are not forced to sell early or carry two homes.
With zero listings on the pull date, many buyers line up their sale first so they can act in days. We show you the trade.
Yes. An offer without a home-sale contingency competes better in a 4-day market.
Request the free valuation above, and Jesse will give you a written opinion built from closed sales near your address.
We represent you on the sale and on the purchase, with the brokerage relationship disclosed under section 475.278.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the questions buyers ask most about The Masters at Pelican Sound, a street of 100 single-family homes inside Pelican Sound Golf & River Club in Estero, answered from the MLS, the county record, the club's 2026 Fact Sheet, the association's filings and Florida law. Where a record is not public, the answer says so.
A neighborhood of 100 single-family homes on Masters Circle inside Pelican Sound Golf & River Club, a gated community of 1,299 residences in Estero, built between 2000 and 2002.
Inside the Pelican Sound gate in Estero, ZIP 33928, between US-41 and Estero Bay on the north side of the Estero River.
100, according to the Lee County roll and Pelican Sound's Types of Residences flyer.
No. The association's Articles state it is not a condominium association, and the owner holds the lot and home in fee simple.
1,767 to 2,723 heated square feet on the 2026 roll, median 2,100.
On the roll, 23 have two bedrooms, 55 have three and 22 have four; many listings add a den.
None on September 29, 2026, according to the Southwest Florida MLS. Call Marc at (239) 287-5873 to be told when one lists.
The 12-month MLS median is $1,249,000 on 7 closings, from $950,000 to $1,400,000.
A median of $571.01 per MLS square foot over 12 months, from $450.66 to $664.77 per sale.
Median 4 days on market over 12 months and 5.5 over 60 months.
On a fairly priced home, rarely; four of seven 12-month sales closed at or above list. Overpriced homes have sold at 92.1% and 93.4% of list.
The club assessment is $11,495 for 2026; the Masters dues are billed quarterly and not published; the River Ridge district adds about $1,209 a year on the tax bill.
A $20,300 initiation fee if you have never owned in Pelican Sound, or an $11,495 resale capital fee if you have.
Yes. Club membership, including golf, comes with ownership; cart, trail and guest fees are extra.
No equity deposit and no golf waitlist, according to the club.
Not currently, according to the club.
No. Pelican Sound is all-ages.
Yes, for 30 days or more, with club and Masters association approval, lessees aged 25 or older and no lessee pets.
Owners' pets follow the Masters Declaration and rules; tenants and registered houseguests cannot bring pets, and dog runs and pet fences are prohibited.
Zone X, minimal flood hazard, on panel 12071C0587G effective November 17, 2022, at every point we queried. Confirm the address on the Village's flood map.
Not by zone for a federally backed loan, but a lender or a Citizens policy can require it.
A January 2023 engineer's report described standing water after heavy rain in parts of the neighborhood and a $170,000 conceptual fix. Ask what has been built near the home.
The 720.401 homeowners' association disclosure summary before you sign, the 689.261 property tax summary, the 689.302 flood disclosure, and the estoppels during the contract.
Yes, by written notice within 3 days after receiving it or before closing, whichever comes first, under section 720.401.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High; verify the address in Lee County's SchoolSite Locator.
Yes, with Pelican Sound and Masters ARC approval and a Village of Estero permit.
Frankly Coastal Property Management of Naples, per the state record and the association's website.
The Masters has larger, slightly newer homes and a $1,249,000 60-month MLS median; Gleneagles has a $1,009,300 median on smaller two and three-bedroom plans.
Yes. Since August 17, 2024, NAR rules require a written agreement before a buyer's agent tours a home with you.
You do under your agreement, unless the seller agrees to pay or contribute, which a seller may offer off the MLS.
Yes, on a fee-simple single-family home, subject to the lender's underwriting and appraisal.
The Masters dues and budget, any special assessment, the roof and window ages, the wind mitigation form, open permits, ARC history, drainage near the lot, and which club fee applies to you.
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873.
Through a buyer's agent who arranges gate access in advance. Call Marc at (239) 287-5873.
The Masters at Pelican Sound buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and read every recent Masters closing, the club's fee schedule and the association's filings before writing this buyer 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 The Masters 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 this street specifically, we tracked all 7 Masters MLS closings of the last 12 months, the 10 qualified county-recorded sales in roughly the same year, and the club and district charges a Masters buyer carries.
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 The Masters at Pelican Sound buyer's agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. They describe other clients' purchases, and 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 is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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.
Every fact on this The Masters at Pelican Sound buyer guide traces to a primary record below: the association's filings, Pelican Sound club documents, Florida statutes, Lee County, the Village of Estero, FEMA, NAR, the CFPB, Freddie Mac, the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
The Masters at Pelican Sound's key documents are published by the association, Pelican Sound Golf & River Club, the State of Florida, the River Ridge district and federal agencies; the table links each to its issuing authority. The recorded neighborhood Declaration is available through the Lee County Clerk's official records, and the association's estoppel comes through its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Amended and Restated Articles of Incorporation | The Masters at Pelican Sound Neighborhood Association, filed with the Florida Division of Corporations | June 28, 2019 | Articles, PDF |
| Original Articles of Incorporation | Florida Division of Corporations | December 22, 1999 | Articles, PDF |
| Collection Policy | The Masters at Pelican Sound Neighborhood Association | November 15, 2024 | Collection policy, PDF |
| Maintenance Responsibility Chart | The Masters at Pelican Sound Neighborhood Association | 2023 | Chart, PDF |
| Board Secretary's Notes | The Masters at Pelican Sound Neighborhood Association | August 20, 2026 | Notes, PDF |
| 2026 Fact Sheet, fees and membership rules | Pelican Sound Golf & River Club | January 1, 2026 | Fact Sheet, PDF |
| Types of Residences flyer | Pelican Sound Golf & River Club | 2022 | Flyer, PDF |
| ARC Guidelines and Procedures | Pelican Sound Golf & River Club | current file | ARC guidelines, PDF |
| ARC Application | Pelican Sound Golf & River Club | current file | ARC application, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | FY2026 | District budget, PDF |
| Estoppel certificate reform, 2024 staff analysis (HB 979) | Florida House of Representatives | 2024 | Staff analysis, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
You reach the buyer team for The Masters at Pelican Sound 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 at the top of this page. The first conversation is free and carries no obligation.
Honors and recognition:
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.