Bonita Springs, Florida
What a Pelican Landing home is worth in 2026: recorded sales by village and product, the carry a buyer adds and how McGreevy and Comisar value homes here.
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By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
A Pelican Landing home is worth what comparable homes in the same village have recently sold for, and Lee County recorded 115 mainland Pelican Landing sales in the 12 months to September 25, 2026 at a median of $575,000. Condominiums closed at $453,250 and single-family homes at $1,055,556. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Start with our Pelican Landing community guide and our Bonita Springs area guide.
Choosing who should value and sell your home? Our guide to the best real estate agents in Bonita Springs lists the criteria we think a seller should use. Call Jesse McGreevy direct at (239) 898-6072 or use the Pelican Landing valuation form, and we send the recorded sales behind the number.
A Pelican Landing home is worth what recorded sales in its own village support: in the 12 months to September 25, 2026 Lee County recorded 58 condominium sales at a $453,250 median and 57 single-family sales at $1,055,556, from $300,000 to $2,800,000 overall. Your number depends on village, water, view and condition.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
The $575,000 community median describes few homes: condominium villages trade from about $300,000 to $714,000 and single-family homes from $440,000 to $2,800,000.
Village sets the band, water and view move you within it, and condition decides where. We give a range first and a number after we see the home.
Many villages are recorded without the community name, so an automated estimate may compare your home with the wrong set of sales.
Jesse McGreevy runs every valuation from the county record and the documents, and Marc Comisar checks it against the buyers he is touring.
Pelican Landing sellers call McGreevy and Comisar first because we value homes on the documents that decide price here: Lee County's recorded sales by village, the association's fee schedule and declaration, and the flood map at the parcel. We are the #1 team in Southwest Florida since 2012, with an office a mile from the gates in Bonita Springs.
Both partners work every valuation and every listing. The record behind that:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026, and as the leaders of Domain Realty Group our team has closed 4,000+ transactions. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about three-quarters of a mile north of the Pelican Landing Parkway entrance on US 41.
A Pelican Landing listing agent has to know that the master association is self-managed under chapter 720, that golf is optional and run by separate clubs, that the beach park on Big Hickory Island is the association's and reached by its shuttle boat, that Phase I sits in the Bayside Improvement district, that The Colony is a separate foundation, and that the county records many villages under names without the words Pelican Landing, such as Sawgrass Point, Southbridge and Lakemont Cove.
Nineteen recorded sections closed sales in the latest 12 months, and only the single-family plats cleared ten. We list the sales section by section and print no median under ten, so the number a buyer's appraiser sees is one we can defend.
You can get a free Pelican Landing home valuation in two steps: the instant estimate in the valuation tool on this page, then a human number from Jesse McGreevy built from recorded comparable sales in your own section of Pelican Landing, Bonita Springs, labelled by date and source. There is no obligation, and we never send an automated number alone.
Enter your address in the valuation tool at the top of this page. It returns an automated range in seconds, and it tells us which home to research. Treat it as the start of the conversation, not the answer.
We do not send an automated number. We send the recorded comparables for your village, the MLS context, the master and village charges a buyer will see, the resale capital assessment, your flood position and a net sheet. There is no obligation.
Your address and village, your closing statement, the village association's budget, any approval letters for exterior work, your wind mitigation form or elevation certificate, any club membership terms and whether the home has had water. A walk-through shows condition and view.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Pelican Landing valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008. When you are ready to plan the sale itself, our guide to selling your Pelican Landing home covers pricing, marketing, disclosures and costs, and our guide to buying a home in Pelican Landing helps if you are moving within the community.
Our valuation beats an automated estimate such as the Zestimate in Pelican Landing because the estimate cannot see your village's own sales, the water or view, the flood elevation or the charges a buyer adds, and those decide a Bonita Springs price more than square footage. We price each from a document.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
Public records and listings, averaged.
Bay or creek frontage, the village association's budget, the $6,000 resale capital assessment, the flood elevation and upgrades.
We list why your estimate may be high or low and show the recorded comparables behind our number.
We price a Pelican Landing home from recorded sales in its own village, adjust for water, view, lot and condition, add the charges a buyer will carry, and check the result against the listings it will compete with in Bonita Springs on launch day. The number comes with the sales behind it.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
Recorded sales in your village for 12 months, widened to 24 or 36 when it is thin, then the neighboring village with the same product. A Lakemont Cove condominium is compared with Lakemont Cove first.
Bay or creek frontage, a long lake view, a renovated kitchen, impact glass, a newer roof, a pool or a deeded slip: none is visible to an automated estimate, and each moves a Pelican Landing price.
A buyer prices the year: $3,478 master assessment, the village assessment, the district line and property tax, and optional club dues. Two homes at the same price with different village assessments are not the same price to a buyer.
The $6,000 resale capital assessment from January 1, 2026 falls on the buyer under the declaration unless the contract says otherwise, and buyers subtract it from what they will pay.
The July 1, 2026 MLS pull showed 27 active mainland listings at a $575,000 median and a 59-day median to sell. We re-read the live count the day we price, and set the number inside the band that is closing.
Five things move a Pelican Landing home's value most: the village and product, water and view, the flood zone and elevation, condition and upgrades, and the annual carry a buyer adds. Each can be documented, and we price each from the record for homes in Bonita Springs.
A Bay Creek Drive estate and a Sawgrass Point condominium sit years and dollars apart.
Bay, creek and lake frontage command more than a side yard; the roll does not record view, so we read it on site.
An elevation certificate showing the floor above base flood elevation can change a buyer's insurance quote materially.
Homes built from 1989 vary widely; impact glass, a newer roof and an updated kitchen separate a home from its village.
The master assessment, the village assessment and the district line together set what a buyer can pay.
Recorded sales show mainland Pelican Landing as two markets: 115 sales in the 12 months to September 25, 2026, 58 condominiums at a $453,250 median and 57 single-family homes at $1,055,556. These are Lee County deeds for Bonita Springs, not asking prices.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
We pulled every recorded sale for the 2,180 mainland home parcels for the 12 months to September 25, 2026: 115 resales. The parcel set is built from the recorded legal names, Pelican Landing's own plats plus the villages the roll records under their own names, and it excludes The Colony and The Tides.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 115 | $575,000 | $300,000 | $2,800,000 |
| 24 months (2024-09-26 to 2026-09-25) | 211 | $630,000 | $300,000 | $4,800,000 |
| 36 months (2023-09-26 to 2026-09-25) | 305 | $650,000 | $268,695 | $4,800,000 |
| 60 months (2021-09-26 to 2026-09-25) | 544 | $640,000 | $232,000 | $4,800,000 |
The 12-month window holds 115 sales. The 24-month window holds 211 at $630,000 and the 36-month window 305 at $650,000, so the latest year's median sits below the two-year and three-year figures, partly because more condominiums sold.
Condominiums recorded 58 sales at $453,250, $269.40 per square foot, from $300,000 to $714,000; single-family homes 57 at $1,055,556, $410.50 per square foot, from $440,000 to $2,800,000. The overlap is in the low single-family band, where Galashields Circle and Wildwood Lake Circle homes traded near the top of the condominium range.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 20 |
| $400,000 to $499,999 | 23 |
| $500,000 to $749,999 | 29 |
| $750,000 to $999,999 | 10 |
| $1,000,000 and up | 33 |
Twenty sales closed between $300,000 and $399,999, 23 between $400,000 and $499,999, 29 between $500,000 and $749,999, 10 between $750,000 and $999,999 and 33 at $1,000,000 or more.
The highest recorded sale was a Bay Creek Drive home at $2,800,000 in March 2026, built in 1995; Ridge Oak Drive recorded $2,595,000 and Pennyroyal Drive $2,499,900. At the other end, The Pointe and Sawgrass Point condominiums closed from $300,000.
Bay Cedar Drive recorded six sales from $525,000 to $850,000, Galashields Circle five from $440,000 to $600,000, Lakemont Drive four from $1,050,000 to $1,500,000, and Woodsage and Ridge Oak Drives three each at $1,569,900 or more. Street is a proxy for lot, water and era.
Pelican Landing prices peaked in 2024 on the county record, at a $710,000 calendar-year median, eased to $667,000 in 2025 and sit at $559,000 for 2026 through September 25, partly because more condominiums sold. Read the trend by village and product in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 155 | $397,500 | $205,000 | $1,800,000 | 0 |
| 2020 | 164 | $395,250 | $185,000 | $2,900,000 | 0 |
| 2021 | 197 | $480,000 | $100,000 | $1,899,000 | 0 |
| 2022 | 114 | $639,500 | $280,000 | $3,850,000 | 0 |
| 2023 | 112 | $635,000 | $400,000 | $2,625,000 | 0 |
| 2024 | 87 | $710,000 | $268,695 | $4,800,000 | 0 |
| 2025 | 105 | $667,000 | $345,000 | $2,600,000 | 0 |
| 2026 (to September 25) | 93 | $559,000 | $300,000 | $2,800,000 | 0 |
The county's calendar-year medians ran $397,500 in 2019, $639,500 in 2022, a peak of $710,000 in 2024, $667,000 in 2025 and $559,000 for 2026 through September 25. The 2026 figure reflects a mix with more condominium sales as well as price, so read your village's own sales.
211 sales at $630,000 over 24 months and 305 at $650,000 over 36 months, both above the latest 12 months.
A year with more coach-home sales lowers the median without any single home losing value.
Mainland Pelican Landing recorded 115 sales in the latest 12 months, condominiums at a $453,250 median and single-family homes at $1,055,556, so the first conversation is your village. Call Jesse McGreevy direct at (239) 898-6072, request your free Pelican Landing home valuation, or read our guide to selling a home in Pelican Landing. Buying too? See buying a home in Pelican Landing or call Marc at (239) 287-5873.
A Pelican Landing home took a median of 59 days to sell in the Southwest Florida MLS pull of July 1, 2026, which covers mainland closings from June 30, 2025 to June 30, 2026, with an average 94.27 percent sale-to-list ratio. We re-read the live MLS the day we price your Bonita Springs home.
Data updated: October 2026 (Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
The July 1, 2026 pull counted 127 closings at a $630,000 median, about $109 million in volume, a median of 59 days on market and an average 94.27 percent sale-to-list ratio, with 27 active listings at a $575,000 median. The pull excludes The Colony and The Tides, which the MLS carries as separate developments.
The county counted 115 sales at $575,000 over a window ending September 25, 2026; the MLS counted 127 at $630,000 over a window ending June 30. Different windows and different coverage, so we print each with its label.
Speed and inventory move by season. We re-read the live MLS the day we price your home and use the July pull as context, not as today's count.
Every recorded deed whether listed or not, the county's heated area and year built for the parcel, and the sale by legal section, which is how we split the market into villages.
The best comparables for a Pelican Landing home are recorded sales in the same village and product, inside the latest 12 months, widened only when the village is thin. Below are the recorded sections and their 12-month results from the Lee County record for Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Single-family homes on the Pelican Landing unit plats | 37 | $1,150,000 | $450,000 | $2,800,000 |
| Sawgrass Point | 9 | count and range only | $325,000 | $431,000 |
| The Pointe | 9 | count and range only | $300,000 | $440,000 |
| Lakemont Cove | 8 | count and range only | $325,000 | $539,000 |
| Southbridge | 8 | count and range only | $375,000 | $632,000 |
| Pelican's Nest | 6 | count and range only | $1,055,000 | $2,499,900 |
| Baycrest Villas | 5 | count and range only | $440,000 | $600,000 |
| Palm Colony | 5 | count and range only | $575,000 | $714,000 |
| Mystic Ridge | 4 | count and range only | $470,000 | $559,000 |
| The Reserve | 4 | count and range only | $300,000 | $585,000 |
| Sandpiper Isle | 3 | count and range only | $375,000 | $639,450 |
| Creekside Crossing | 3 | count and range only | $449,000 | $520,000 |
| Capri | 3 | count and range only | $765,000 | $835,000 |
| Cypress Island | 3 | count and range only | $440,000 | $475,000 |
| Sandpiper Greens | 2 | count and range only | $340,000 | $410,000 |
| Heron Glen | 2 | count and range only | $475,000 | $500,000 |
| The Sanctuary | 2 | count and range only | $1,520,000 | $1,600,000 |
| Heron Cove | 1 | count and range only | $650,000 | $650,000 |
| Ascot | 1 | count and range only | $1,100,000 | $1,100,000 |
Only the single-family plats cleared ten sales, 37 of them at a $1,150,000 median, from $450,000 to $2,800,000; every condominium village closed nine or fewer, so we print counts and ranges: Sawgrass Point 9 from $325,000 to $431,000, The Pointe 9 from $300,000 to $440,000, Southbridge 8 from $375,000 to $632,000.
37 recorded sales in the 12 months to September 25, 2026 at a median of $1,150,000, from $450,000 to $2,800,000.
9 recorded sales in the 12 months to September 25, 2026, from $325,000 to $431,000. Under ten sales we print the count and range, not a median.
9 recorded sales in the 12 months to September 25, 2026, from $300,000 to $440,000. Under ten sales we print the count and range, not a median.
8 recorded sales in the 12 months to September 25, 2026, from $325,000 to $539,000. Under ten sales we print the count and range, not a median.
8 recorded sales in the 12 months to September 25, 2026, from $375,000 to $632,000. Under ten sales we print the count and range, not a median.
6 recorded sales in the 12 months to September 25, 2026, from $1,055,000 to $2,499,900. Under ten sales we print the count and range, not a median.
5 recorded sales in the 12 months to September 25, 2026, from $440,000 to $600,000. Under ten sales we print the count and range, not a median.
5 recorded sales in the 12 months to September 25, 2026, from $575,000 to $714,000. Under ten sales we print the count and range, not a median.
4 recorded sales in the 12 months to September 25, 2026, from $470,000 to $559,000. Under ten sales we print the count and range, not a median.
4 recorded sales in the 12 months to September 25, 2026, from $300,000 to $585,000. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $375,000 to $639,450. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $449,000 to $520,000. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $765,000 to $835,000. Under ten sales we print the count and range, not a median.
3 recorded sales in the 12 months to September 25, 2026, from $440,000 to $475,000. Under ten sales we print the count and range, not a median.
2 recorded sales in the 12 months to September 25, 2026, from $340,000 to $410,000. Under ten sales we print the count and range, not a median.
2 recorded sales in the 12 months to September 25, 2026, from $475,000 to $500,000. Under ten sales we print the count and range, not a median.
2 recorded sales in the 12 months to September 25, 2026, from $1,520,000 to $1,600,000. Under ten sales we print the count and range, not a median.
One recorded sale in the 12 months to September 25, 2026, at $650,000. A single sale is a data point, not a market; we widen the window to 24 or 36 months and read the sale itself before using it as a comparable.
One recorded sale in the 12 months to September 25, 2026, at $1,100,000. A single sale is a data point, not a market; we widen the window to 24 or 36 months and read the sale itself before using it as a comparable.
Against its neighbors, mainland Pelican Landing's $575,000 recorded median over the 12 months to September 25, 2026 sits below Bonita Bay's $945,000 and The Colony's $2,165,000, and its $309.59 per square foot is the lowest of the three. Every figure uses the same Bonita Springs county method.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Pelican Landing | 2,180 | 115 | $575,000 | $309.59 |
| Bonita Bay | 3,057 | 204 | $945,000 | $404.29 |
| The Colony at Pelican Landing | 1,172 | 148 | $2,165,000 | $419.82 |
Bonita Bay recorded 204 sales at $404.29 per square foot and The Colony 148 at $419.82, lifted by 76 builder-direct first sales, almost all in its new Infinity tower. Pelican Landing's lower figure reflects its larger share of 1990s coach homes and condominiums.
A buyer who weighs a Pelican Landing coach home against a Bonita Bay coach home will see the price gap at once, and the island beach, the lower master assessment and the optional golf are what that buyer is weighing against it.
A per-foot median holds no view, floor, renovation or carry. The district line on a Pelican Landing bill and the resale charges on each side belong in the conversation, not a single number.
A buyer who could buy your Pelican Landing home is often also pricing Bonita Bay across Spring Creek in Bonita Springs, where Lee County recorded 204 sales at a $945,000 median against mainland Pelican Landing's 115 at $575,000. Knowing which buyer your home is for sets the price.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule; Bonita Bay Community Association statement of November 4, 2025; Southwest Florida MLS pulls of July 1 and September 30, 2026).
| What a buyer weighs | Pelican Landing | Bonita Bay |
|---|---|---|
| Location | Immediately south of Coconut Road on Estero Bay, mostly City of Bonita Springs, northern edge in the Village of Estero | Immediately south across Spring Creek on Estero Bay, City of Bonita Springs |
| Home parcels in our county match | 2,180 (mainland, excluding The Colony and The Tides) | 3,057 |
| Recorded sales, 12 months to September 25, 2026 | 115 at a $575,000 median | 204 at a $945,000 median |
| Median $ per county heated square foot | $309.59 | $404.29 |
| Condominium median, 12 months | $453,250 (58 sales) | $650,000 (128 sales) |
| Single-family median, 12 months | $1,055,556 (57 sales) | $1,580,000 (76 sales) |
| Master assessment, 2026 | $3,478 a year (association fee schedule) | $5,450 multifamily, $6,265 single-family (association statement) |
| Master resale charge | $6,000 Resale Capital Assessment from January 1, 2026 | 0.5 percent of price capped at $10,000 (association statement, November 4, 2025) |
| District on the tax bill | Bayside Improvement CDD operations line (no remaining bonds in the FY2024 audit) | None |
| Golf | Optional: The Nest, 36 Tom Fazio holes | Optional: Bonita Bay Club, five courses on two campuses |
| Beach | 34-acre association beach park on Big Hickory Island by shuttle boat | Association beach park on Little Hickory Island by road |
A lower master assessment, an island beach park reached by the community's boat, optional golf and a lower entry price. Bonita Bay's buyer may lead with its marina, towers and the absence of a district line.
A home in Pelican Landing fits a buyer whose priorities are an island beach by boat, a lower master assessment and a lower entry price. A home in Bonita Bay fits a buyer whose priorities are a tower skyline, an on-site marina and a broad optional club. Neither is better in the record; each fits a different list of priorities.
A Pelican Landing buyer pays the master association's 2026 assessment of $3,478, a village or condominium assessment, a community development district operations line on the Lee County tax bill and property tax, and only by choice golf club dues. The resale capital assessment is a one-time $6,000 at closing in Bonita Springs.
Data updated: October 2026 (Pelican Landing Community Association fee schedule read October 17, 2026; Florida Auditor General district audits).
The association's fee schedule lists a $3,478 annual assessment due January 1, 2026, up from $3,298 in 2025, when a $906.75 special assessment was also billed. The schedule lists the estoppel fee at $299.
The same schedule lists a $6,000 Resale Capital Assessment and transfer fee for closings on or after January 1, 2026, which the declaration levies on the transferee, the buyer.
Phase I sits in the Bayside Improvement Community Development District, with part in Bay Creek. Both bill operations assessments on the tax bill, and the Auditor General's audits are public. The Colony sits inside the Bayside district too, under its own foundation.
Each village or condominium association bills its own assessment and publishes its own budget, and that figure is often larger than the master assessment. We put it in the listing file.
The beach park comes with ownership and golf does not, so a Pelican Landing price carries the island beach for every buyer and no club membership by default. That keeps the master assessment lower than bundled-golf communities and widens the buyer pool for homes in Bonita Springs.
Data updated: October 2026 (Pelican Landing Community Association beach park, marina and amenity pages read June 2026).
The association describes a private beach park on Big Hickory Island reached by its shuttle boat across Estero Bay; our Pelican Landing community guide describes it as 34 acres. Beach access comes with ownership, not with a club.
The association's marina and sailing center pages describe slips, a ramp and a community sailing fleet; slip leases are billed to users. If your sale includes a slip arrangement, we confirm its transfer terms in writing.
The Nest offers 36 Tom Fazio holes and The Colony Golf and Country Club 18 holes with capped equity membership, according to our Pelican Landing community guide; each sets its own transfer rules, which we read from your membership documents.
A Pelican Landing seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Pelican Landing sits under two statutory regimes. The Pelican Landing Community Association is a chapter 720 master association, so a single-family or villa seller on a platted lot supplies the section 720.401 summary. The many condominium villages, Sawgrass Point, The Pointe, Southbridge, Lakemont Cove, Creekside Crossing, Cypress Island, Mystic Ridge and others, are governed by chapter 718, so their sellers deliver the section 718.503 package, with the master association's documents alongside. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The master declaration adds its own charge at every conveyance: the association's fee schedule lists a $6,000 Resale Capital Assessment and transfer fee for closings on or after January 1, 2026, which the declaration levies on the transferee.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Pelican Landing that matters, because a bay or creek-front villa and an inland house near US 41 can sit in different flood zones, and the duty applies to both.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Pelican Landing home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Phase I of Pelican Landing sits in the Bayside Improvement Community Development District, and parts in the Bay Creek district, whose operations assessments appear on the November bill and carry over to the buyer; the Auditor General's FY2024 audit shows no remaining Bayside bond debt.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs (or Village of Estero for the northern parcels) permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. The Pelican Landing Community Association's fee schedule lists its estoppel fee at $299, and a condominium or village sale usually needs a second certificate from the village association.
Flood zone and insurance move a Pelican Landing price because the community runs from bay and creek frontage to higher ground near US 41, and a buyer prices the zone, the elevation and the policy. Hurricane Ian's coastal inundation of 8 to 12 feet in the Bonita Springs area is the record buyers have in mind.
Data updated: October 2026 (FEMA Map Service Center and National Flood Hazard Layer; National Hurricane Center Ian report; City of Bonita Springs CRS page; Citizens flood page read October 2026).
Bay-front, creek-front and canal villages sit in or beside A zones, and inland single-family villages near US 41 sit mostly in Zone X. We pull the FEMA position and elevation for your parcel.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, and the National Hurricane Center reports 8 to 12 feet of coastal inundation in Estero, Bonita Beach, Bonita Springs and North Naples, with inland high water marks of 5 to 7 feet. The beach park and marina took surge; inland damage was mostly wind. Your flood disclosure covers your own home.
In a special flood hazard area, repairs or improvements costing 50 percent or more of a structure's value require the whole building to meet current flood rules. Buyers of older bay-side villas ask, and the floodplain office holds the record.
The City of Bonita Springs holds a Community Rating System Class 5 rating, a 25 percent NFIP discount. From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, condominium unit-owner policies exempt.
The state form OIR-B1-1802 records the features that earn wind credits under section 627.711; for homes built from 1989, roof covering and opening protection decide the credit. A current form belongs in the file.
We print no premiums. We tell a buyer what the insurer will ask, and for condominiums we point to the master policy and deductible.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Pelican Landing $575,000 sale that is $4,025 in stamps and about $2,950 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Condominium median ($453,250) | Community median ($575,000) | Single-family median ($1,055,556) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $3,173.10 | $4,025.00 | $7,389.20 |
| Owner's title premium (promulgated rate) | $2,341.25 | $2,950.00 | $5,213.89 |
| Subtotal of the two fixed items | $5,514.35 | $6,975.00 | $12,603.09 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. The Auditor General's FY2024 audit shows the Bayside Improvement CDD's original bonds retired, so no bond payoff appears; the operations assessment is prorated with the taxes.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the estoppel certificates, which the master association lists at $299. The master association's fee schedule lists a $6,000 Resale Capital Assessment and transfer fee for closings on or after January 1, 2026, levied on the buyer under the declaration; the contract can allocate it differently, and we confirm it per transaction. A village or condominium association may add its own charge.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. As an illustration, a $575,000 value at the final 2026 district 017 rate of 12.7942 mills (City of Bonita Springs parcels) is $7,357 before exemptions, plus the district's operations assessment, and a June 30 closing with 181 days of seller ownership credits about half of the year's total to the buyer. Parcels on the Estero side carry the Village of Estero's district rate instead. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Yes, and it is free: Jesse McGreevy walks your Pelican Landing home, reads its condition, view and upgrades, and returns a written comparative market analysis built from Lee County recorded sales and the Southwest Florida MLS for your own section, with a net sheet at three prices. It is the step after the instant estimate in Bonita Springs.
The comparable sales by date, price and size, the active competition, the adjustments we made and why, the charges a buyer will carry and a net sheet. Every figure is labelled with its source and date.
Usually two to three business days after the walk-through, sooner if you are on a deadline. Call Jesse McGreevy direct at (239) 898-6072 to schedule.
Nothing, and there is no obligation to list. It comes from Top 1% Real Estate Agents Nationally Since 2008. If you decide to sell, see our guide to selling your Pelican Landing home.
These are the valuation questions Pelican Landing owners ask us most, answered from Lee County's recorded sales, the Southwest Florida MLS where we hold a dated pull, the association's own documents and Florida law. For a number on your own home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule and declaration; Florida Statutes read October 2026).
Your value comes from recorded sales of comparable homes in your section. Condominiums recorded 58 sales at a $453,250 median and single-family homes 57 at $1,055,556, so the product and the village matter more than the community figure. Start with the instant tool on this page, then ask Jesse McGreevy for the human number at (239) 898-6072.
An automated estimate reads public records and listings, but it cannot see view, condition, renovations, membership type or which section a home sits in, and those move Pelican Landing prices more than square footage does. Treat it as a starting range and check it against recorded comparables.
We start from recorded sales in the same section for the latest 12 months, widen the window when a section is thin, adjust for size, position, condition and upgrades, add the charges a buyer will carry and test the result against the active competition.
The county's calendar-year medians ran $639,500 in 2022, $710,000 in 2024, $667,000 in 2025 and $559,000 for 2026 through September 25, with more condominium sales in the 2026 mix. Price from your own village.
The median was $309.59 per square foot of county heated area for the 115 recorded sales from September 26, 2025 to September 25, 2026. Condominiums ran $269.40 and single-family homes $410.50 per square foot.
Our Southwest Florida MLS pull of July 1, 2026 for mainland Pelican Landing showed 127 closings from June 30, 2025 to June 30, 2026, a median of 59 days on market and an average sale-to-list ratio of 94.27 percent. That pull is three months old; we re-read the live MLS the day we price a home.
The July 1, 2026 MLS pull showed an average sale-to-list ratio of 94.27 percent for the 127 mainland Pelican Landing closings from June 30, 2025 to June 30, 2026, against final list prices.
The highest recorded sale in the 12 months to September 25, 2026 was a Bay Creek Drive home at $2,800,000 in March 2026, built in 1995 with 4,889 square feet of county heated area.
Condominium villages such as Sawgrass Point and The Pointe recorded sales from about $300,000 to $440,000 in the latest 12 months; those owners have the same beach park and amenities.
It can, when buyers in your section pay for it: impact glass, a newer roof and air conditioning and an updated kitchen are the upgrades that show up in comparable sales. We price the upgrades you have against sales that had them, not against a remodel budget.
Yes. The instant estimate, the human number and the in-person comparative market analysis cost nothing and carry no obligation to list.
Once a year is enough for most owners, and before any decision to sell, refinance, insure or appeal an assessment. Recorded prices in a section can move in a single season.
No. The Lee County Property Appraiser's just value is set as of January 1 for tax purposes and lags the market, and a homestead's assessed value is capped. Neither is a sale price, and a buyer's lender orders its own appraisal.
Lee County recorded 115 Pelican Landing sales from September 26, 2025 to September 25, 2026 at a median of $575,000, from $300,000 to $2,800,000, or $309.59 per square foot of county heated area. Condominiums recorded 58 sales at a $453,250 median and single-family homes 57 at $1,055,556, so the product and the village matter more than the community figure.
The county roll ties 2,180 home parcels to mainland Pelican Landing in our match, 1,142 condominium units and 1,038 single-family homes built from 1989 onward; the association describes a 2,365-acre master plan, and The Colony and The Tides are counted separately.
The association's fee schedule lists a 2026 annual assessment of $3,478. Add the village or condominium association, the district operations line on the tax bill, property tax and, only by choice, golf club dues.
Phase I sits in the Bayside Improvement Community Development District, with part in the Bay Creek district; both bill operations assessments on the Lee County tax bill, and the Florida Auditor General's FY2024 audit shows the Bayside district's original bonds retired. The Colony sits inside the Bayside district too, under its own foundation.
It depends on the parcel: villages along Estero Bay, Spring Creek and the canals sit in or beside high-hazard A zones, while inland villages near US 41 sit higher, mostly in Zone X. We pull the FEMA position for the specific address.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The master declaration sets a 30-day minimum lease for homes inside a neighborhood association, and most village associations add their own limits; the association publishes a tenant application. Read the village documents for the home.
Lee County uses choice zones. Pelican Landing villages generally draw Spring Creek Elementary or Bonita Springs Elementary, Bonita Springs Middle Center for the Arts, and Estero High or Bonita Springs High depending on the address; confirm it in the district's school zone tool.
Most parcels are in district 017, at a final 2026 millage of 12.7942 mills; on the $575,000 median that is about $7,357 before exemptions, plus the district operations line. Northern parcels carry the Village of Estero rate.
A single-family or villa seller on a platted lot supplies the section 720.401 summary before the contract; a condominium seller delivers the section 718.503 package instead. Both give the section 689.302 flood disclosure.
A buyer adds it to the cost of buying, so it shapes what they will pay, but every mainland resale carries it, so it does not separate one home from another.
Condominium villages recorded sales from $300,000 to $714,000 in the latest 12 months, each village with nine or fewer, so we list the comparables for yours.
The single-family plats recorded 37 sales at a $1,150,000 median, from $450,000 to $2,800,000, in the 12 months to September 25, 2026.
No. The Colony's towers are a separate market with a $2,165,000 recorded median in the same window; we value them from their own sales.
Lee County recorded 115 mainland sales in the 12 months to September 25, 2026, 211 over 24 months and 305 over 36 months.
Generally yes, as the top recorded sales on Bay Creek Drive and Ridge Oak Drive show, but flood zone and elevation on those parcels also raise a buyer's insurance cost, so we price both.
It showed 127 mainland closings from June 30, 2025 to June 30, 2026 at a $630,000 median, a 59-day median to sell and a 94.27 percent average sale-to-list ratio.
Every mainland home has the beach park, so it supports the community's appeal against neighbors rather than separating one home from another.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below are quoted exactly as clients wrote them, each labelled with the site where it was posted.
★★★★★ "Our experience with Marc as our agent was exceptional! He is very knowledgeable, respectful and delivered as promised. He attracted the right buyer to our condo. We would highly recommend him." Verified Zillow review
★★★★★ "Marc helped me through the home selling process every step. He was very responsive and knows the market well. With another agent my house did not sell for one year, but Marc got me 3 offers within a few months." Verified Zillow review
★★★★★ "Marc helped sell my parents home. He was involved 100% from the beginning till the end. Every suggestion he made in regard to selling the house helped us do just that!" Verified Zillow review
When you value your home with Top 1% Real Estate Agents Nationally Since 2008, the partner who prices it is the partner at your closing. Call Jesse McGreevy direct at (239) 898-6072 for your valuation.
Every document behind the rules and figures in this Pelican Landing guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Fee schedule | Pelican Landing Community Association | The 2026 assessment, resale capital assessment and estoppel fee | Open the fee schedule |
| Amended and Restated Declaration | Pelican Landing Community Association | The master covenants, assessments and leasing rules | Open the declaration |
| Bylaws | Pelican Landing Community Association | How the master association is governed | Open the bylaws |
| Simplified community rules | Pelican Landing Community Association | Day-to-day rules a buyer inherits | Open the rules |
| Community map | Pelican Landing Community Association | Where each village sits | Open the map |
| Bayside Improvement CDD FY2024 audit | Florida Auditor General | The district's bonds and finances | Open the audit |
| Pelican Landing districts documents | Bayside Improvement and Bay Creek CDDs | Budgets, agendas and minutes | Open the district site |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Pelican Landing association, district and club records
City, county, storm and school records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Pelican Landing sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 115 recorded sales across the 2,180 home parcels of mainland Pelican Landing over the latest 12 months, read the association's fee schedule and declaration and the July 2026 MLS pull, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Pelican Landing or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Pelican Landing seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This valuation guide is general information about valuing a home in Pelican Landing, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.