Estero, Florida
Find out what your Pelican Sound home is worth with McGreevy and Comisar, Top 1% nationally since 2008. A free written valuation built from 50 closed sales, by neighborhood and size, with the fee stack and a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.
Pelican Sound homes sold for $320,000 to $1,400,000 in the last 12 months, so the honest answer to "what is my home worth" starts with which of the community's eleven active neighborhoods it sits in and whether it is a condominium or a single-family home. This valuation guide sits beside our full Pelican Sound community guide, which covers the history, the club, the golf, the boating and the storm record, and it shows how we turn 50 closed sales in the Southwest Florida MLS into a number for one address. If you are still choosing an agent, our guide to the best real estate agents in Estero sets the options side by side on the public record.
The Pelican Sound seller guide covers pricing, marketing, costs and the law of a sale. This valuation page covers the value itself, and the Pelican Sound buyer guide shows the other side of the table.
Owners elsewhere in the village can see the same method applied in our home valuation guide for Estero, our Meadows of Estero valuation guide and our Lakes of Estero valuation guide. Ready for a written number now? Request our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.
McGreevy and Comisar are the best realtor for valuing a Pelican Sound home because we price each of the community's neighborhoods against its own recent closings, not against a community median or a portal estimate. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.
Jesse McGreevy writes the pricing opinion, and Marc Comisar walks the home. Jesse pulls the closed sales, the live competition and the fee stack, and Marc checks the condition, the equipment dates and the view. You get both of us, not a coordinator, and you can reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873.
Recent Pelican Sound market record (12 months to September 29, 2026): 50 closed sales · $33,862,201 in total volume · $550,000 median sold price · $343 median price per square foot of living area · a range of $320,000 to $1,400,000 · a median 25 days on market · a median 96.9% of list price · 12 active listings on September 29, 2026, about 2.9 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Pelican Sound community guide].
Honors and recognition:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
These are career honors across Lee and Collier County. What we claim about Pelican Sound is narrower and checkable: we have read the club's published 2026 Fact Sheet and member Q&A, the River Ridge CDD budget, and every closed sale in the MLS record.
This page does not give a value for your address, because a value needs your address, your floor plan, your condition and your date. It does not quote a Zestimate or any portal figure as evidence, it does not name owners, and it does not present a Pelican Sound sale of our own as a case study, because the market record behind it is the community's public MLS record. Where we do not have a fact, we say so.
Sellers should read our guide to selling a home in Estero alongside this page, and buyers our Estero buyer guide. Owners deciding between the two can ask Jesse at (239) 898-6072 and Marc at (239) 287-5873 for one plan that covers both sides.
Pelican Sound owners who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide what a valuation says, and they are specific to a bundled-golf community with two very different kinds of home behind one gate.
The range is wide. In the 12 months to September 29, 2026, 50 homes sold from $320,000 to $1,400,000, with a $550,000 median and $343 per square foot, per Southwest Florida MLS.
Two markets, one gate. 9 single-family closings had a $1,249,000 median and 41 attached closings had a $530,000 median, so the community median prices neither.
Size decides the rung. Under 1,400 square feet the median was $345,000, and at 1,800 to 2,199 square feet it was $995,000.
Neighborhood decides the comparable set. Island Sound, Turnberry, Edgewater, The Masters, Southern Hills, Oak Run and Palmetto Dunes each had at least 3 closings in the year and very different medians.
Supply is thin. 12 homes were listed on September 29, 2026, about 2.9 months of supply, all of them attached.
The market has eased from its peak. The median moved from $660,000 four years back to $550,000 in the latest block, and the median days on market from 7 to 25 across five years.
A buyer values the fee stack. The $11,495 annual club assessment, about $1,209 in CDD and a $20,300 initiation or $11,495 resale capital fee are all in your buyer's math.
Portal estimates miss here. They blend a $320,000 condominium and a $1,400,000 estate into one story and cannot weigh a bundled club.
Legal form matters. About 1,024 homes are condominiums under Chapter 718, so 718.503 documents apply to their sellers, while 720.401 applies only where a mandatory homeowners association governs.
Seller costs are predictable. In Lee County the seller customarily pays doc stamps at $0.70 per $100 and the owner's title policy, which is $6,675 combined at the median price.
Pelican Sound owners can use the links below to jump straight to the short answer, the method, the sales record, the Grandezza comparison, the fee stack or the valuation FAQ. The guide runs in the order most owners decide: what the record says, how we value, what moves the number, then how to get yours.
Start Here: Why McGreevy and Comisar Are the Best Realtor for Pelican Sound · Key Takeaways · What Is My Pelican Sound Home Worth? · How Is a Pelican Sound Home Actually Valued? · What Have Pelican Sound Homes Sold For in the Last 12 Months? · How Have Pelican Sound Home Values Changed Over Time?
The Essentials: Which Neighborhood Differences Change a Pelican Sound Value? · Why Do Online Estimates Miss on Pelican Sound Homes? · Pelican Sound vs Grandezza: How Do Their Values Differ? · How Do Pelican Sound Values Compare With Nearby Estero Communities? · What Does the Live Competition Say About a Pelican Sound Value? · When Is the Best Time to Have a Pelican Sound Home Valued?
The Details: What Fees and Dues Does a Pelican Sound Buyer Weigh Against Your Home's Value? · Which Florida Rules Shape a Pelican Sound Sale Price? · What Moves the Number Before You List a Pelican Sound Home? · What Will You Net From a Pelican Sound Sale? · Should You Rent or Sell Your Pelican Sound Home? · How Do You Get a Free Pelican Sound Home Valuation?
More Details: Thinking of Selling Your Pelican Sound Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Pelican Sound Specialist Matter for a Valuation? · Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Valuing a Home in Pelican Sound · How Do You Reach the Pelican Sound Valuation Team Today?
Questions, Contacts and Sources: Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents
A Pelican Sound home is worth what similar homes in its own neighborhood and size range have recently sold for, adjusted for condition, position and the fee stack. In the 12 months to September 29, 2026, 50 homes sold from $320,000 to $1,400,000 at a $550,000 median, so a single community figure cannot price your address.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Closed, last 12 months | Median sold, 12 months | Median $ per sq ft, 12 months | Median days on market, 12 months | Active on Sept 29, 2026 | Closed, last 60 months | Median sold, 60 months |
|---|---|---|---|---|---|---|---|
| Island Sound | 11 | $450,000 | $301 | 48 | 7 | 42 | $470,000 |
| Turnberry | 7 | $470,000 | $301 | 102 | 2 | 24 | $470,000 |
| Edgewater | 7 | $585,000 | $355 | 52 | 1 | 19 | $599,000 |
| The Masters | 7 | $1,249,000 | $571 | 4 | 0 | 10 | $1,249,000 |
| Southern Hills | 6 | $537,500 | $342 | 35 | 1 | 18 | $555,000 |
| Oak Run | 4 | $812,500 | $447 | 2.5 | 1 | 18 | $800,000 |
| Palmetto Dunes | 3 | $960,000 | $455 | 4 | 0 | 21 | $850,000 |
| Hammock Greens | 2 | $357,000 | $275 | 55.5 | 0 | 18 | $457,500 |
| Gleneagles | 1 | $1,216,000 | $645 | 3 | 0 | 11 | $996,100 |
| Seaside | 1 | $970,000 | $447 | 26 | 0 | 10 | $916,050 |
| Torrey Pines | 1 | $1,022,500 | $545 | 0 | 0 | 5 | $1,022,500 |
| Pinehurst | 0 | none sold | none sold | none sold | 0 | 6 | $1,085,300 |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; the MLS subdivision field carries the neighborhood names as the club spells them, with Gleneagles appearing as Glen Eagles. A median of one to three sales is shown for reference only. [Source: Pelican Sound Real Estate page]
Read your own neighborhood's row first, then its 60-month count, which shows how much history stands behind it. Island Sound, Turnberry and Edgewater are the busiest rows, and The Masters, Palmetto Dunes and Oak Run carry the top of the range.
| Living area (last 12 months) | Closed sales | Median sold price | Median $ per sq ft | Lowest sale | Highest sale |
|---|---|---|---|---|---|
| Under 1,400 sq ft | 9 | $345,000 | $265 | $320,000 | $369,000 |
| 1,400 to 1,799 sq ft | 28 | $540,000 | $338 | $437,000 | $860,000 |
| 1,800 to 2,199 sq ft | 11 | $995,000 | $525 | $950,000 | $1,400,000 |
| 2,200 sq ft and up | 2 | $1,387,500 | $543 | $1,375,000 | $1,400,000 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, 12 months to September 29, 2026; living area as the MLS reports it. [Source: Pelican Sound community guide]
Size is the second sort. Homes under 1,400 square feet sold at a $345,000 median, homes of 1,400 to 1,799 square feet at $540,000 and homes of 1,800 to 2,199 square feet at $995,000, and the two homes of 2,200 square feet or more closed at $1,375,000 and $1,400,000.
The community median of $550,000 sits between two very different groups: 41 attached sales at $530,000 and 9 single-family sales at $1,249,000. A coach home priced off the community median lands high, and a Masters Circle home priced off it lands low. That is why every valuation we write starts from the neighborhood, not the label on the gate.
Start with our free home valuation or call Jesse direct at (239) 898-6072. You give us an address and a timeline, and we send a written opinion built from your neighborhood's closed sales, the live competition and the fee stack, with a recommended range.
A Pelican Sound home is valued by matching it to recent closed sales in the same neighborhood and a similar size, then adjusting for condition, roof and air conditioning age, position, flood zone and approved improvements. We use nine steps, and the last one tests the result against the homes competing with yours today.
Data updated: September 2026
The neighborhood label sets the product, the dues and the rules a buyer reads. Pinehurst, The Masters, Gleneagles and Torrey Pines are fee-simple single-family neighborhoods, and the coach, carriage and mid-rise neighborhoods are condominiums, about 1,024 of the 1,299 homes [Source: Pelican Sound Real Estate page] [Source: Pelican Sound Types of Residences flyer]. We confirm which form your home takes, because it decides the documents, the lender rules and the comparable set.
We take the closed sales for your neighborhood from the Southwest Florida MLS, starting with the last 6 to 12 months and widening to 24, 36 and 60 months where the sample is thin. Island Sound had 11 closings in the year and Pinehurst none, so the window changes by neighborhood.
Within a neighborhood, plan and living area decide the rung. Three Island Sound 2+Den homes of 1,550 to 1,551 square feet sold at $450,000, $470,000 and $500,000, and the 1,300-square-foot homes sold from $320,000 to $350,000. We match your plan to the same plan first.
Pelican Sound's homes were built between roughly 1997 and 2003, so roofs, air conditioning, water heaters and windows are often at or past mid-life [Source: Pelican Sound history] [Source: Village of Estero history page]. We date each item, note the impact protection and the lanai and pool condition, and adjust against the comparable set.
The course occupies 266 acres and 95 acres are permanent preserve, so a golf, lake, preserve or river view is a real difference [Source: Village of Estero Ordinance 2022-15]. We price a view against sales of the same view, and a second floor or an elevator building against its own kind.
The waterfront Island Sound enclave sits in FEMA Zone AE with a 10.0-foot base flood elevation, and higher interior lots are likely Zone X [Source: FEMA Elevation Certificate, 20975 Island Sound Circle #103]. The zone changes the insurance quote and the lender's rules, so the zone for your address belongs in the value.
An $11,495 annual assessment, about $1,209 in CDD, neighborhood dues and a $20,300 initiation or $11,495 resale capital fee at closing are all in your buyer's math [Source: Pelican Sound 2026 Fact Sheet] [Source: River Ridge CDD FY2026 budget]. We show the stack in one table so the buyer sees the total, and we adjust for a neighborhood whose dues sit well above its peers.
On September 29, 2026, 12 homes were listed at a $354,950 median ask, all attached. We read each competing listing's price history and condition, then place your number where it wins the comparison on the first day.
You receive a recommended list price, a defensible range and the written reasons, so you can see what moves the number up or down. If two comparable sets disagree, we show you both.
Pelican Sound has 1,299 residences and an $11,495 annual club assessment, so valuation here rewards local knowledge. If you are selling a home in Estero, get a free Pelican Sound home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873.
Pelican Sound homes sold for $320,000 to $1,400,000 in the 12 months to September 29, 2026, with 50 closings, a $550,000 median and $343 per square foot. The table below lists every closed sale with its date, neighborhood, size, price and days on market, newest first.
Data updated: September 2026
| Sold | Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | Sold price | $ per sq ft | Days on market | Sold as % of list |
|---|---|---|---|---|---|---|---|
| Aug 27, 2026 | Turnberry | 2 Bed/2(0) | 1,300 | $320,000 | $246 | 235 | 94.1% |
| Aug 10, 2026 | Edgewater | 2+Den/2(0) | 1,551 | $530,000 | $342 | 97 | 93.1% |
| Jul 8, 2026 | Island Sound | 2+Den/2(0) | 1,670 | $565,000 | $338 | 7 | 100.0% |
| May 22, 2026 | The Masters | 3+Den/2(0) | 2,108 | $950,000 | $451 | 4 | 100.0% |
| May 19, 2026 | Southern Hills | 2+Den/2(0) | 1,550 | $520,000 | $335 | 22 | 94.5% |
| May 15, 2026 | Palmetto Dunes | 3+Den/2(0) | 2,171 | $960,000 | $442 | 4 | 101.2% |
| May 15, 2026 | Southern Hills | 2+Den/2(0) | 1,550 | $535,000 | $345 | 27 | 95.7% |
| May 15, 2026 | Island Sound | 2+Den/2(0) | 1,670 | $530,000 | $317 | 85 | 96.5% |
| May 6, 2026 | Hammock Greens | 2 Bed/2(0) | 1,300 | $345,000 | $265 | 108 | 93.5% |
| May 1, 2026 | Turnberry | 3 Bed/2(0) | 1,560 | $470,000 | $301 | 193 | 94.0% |
| Apr 30, 2026 | Palmetto Dunes | 3 Bed/2(0) | 1,759 | $800,000 | $455 | 3 | 97.0% |
| Apr 30, 2026 | Island Sound | 2 Bed/2(0) | 1,300 | $350,000 | $269 | 3 | 98.6% |
| Apr 24, 2026 | The Masters | 3 Bed/2(0) | 2,082 | $1,249,000 | $600 | 3 | 100.0% |
| Apr 22, 2026 | Oak Run | 3 Bed/2(0) | 1,759 | $765,000 | $435 | 0 | 98.7% |
| Apr 17, 2026 | The Masters | 3+Den/2(0) | 2,106 | $1,400,000 | $665 | 6 | 93.4% |
| Apr 10, 2026 | Oak Run | 3 Bed/2(0) | 1,759 | $860,000 | $489 | 4 | 101.3% |
| Apr 10, 2026 | Island Sound | 2 Bed/2(0) | 1,300 | $320,000 | $246 | 28 | 98.5% |
| Apr 9, 2026 | Island Sound | 2 Bed/2(0) | 1,275 | $345,000 | $271 | 116 | 95.8% |
| Apr 6, 2026 | Southern Hills | 2+Den/2(0) | 1,551 | $540,000 | $348 | 61 | 96.4% |
| Apr 1, 2026 | The Masters | 2+Den/2(0) | 1,885 | $990,000 | $525 | 61 | 92.1% |
| Mar 25, 2026 | Edgewater | 3 Bed/2(0) | 1,669 | $540,000 | $324 | 78 | 94.9% |
| Mar 23, 2026 | Gleneagles | 2+Den/2(0) | 1,885 | $1,216,000 | $645 | 3 | 105.1% |
| Mar 23, 2026 | Edgewater | 2+Den/2(0) | 1,670 | $615,000 | $368 | 16 | 98.4% |
| Mar 20, 2026 | Southern Hills | 2+Den/2(0) | 1,551 | $525,000 | $338 | 64 | 95.6% |
| Mar 12, 2026 | Edgewater | 3 Bed/2(0) | 1,550 | $550,000 | $355 | 52 | 95.7% |
| Mar 12, 2026 | Island Sound | 2+Den/2(0) | 1,669 | $550,000 | $330 | 93 | 96.7% |
| Mar 10, 2026 | Turnberry | 2 Bed/2(0) | 1,300 | $332,500 | $256 | 101 | 92.6% |
| Mar 5, 2026 | Seaside | 3+Den/2(0) | 2,170 | $970,000 | $447 | 26 | 97.5% |
| Mar 2, 2026 | Island Sound | 2+Den/2(0) | 1,551 | $500,000 | $322 | 386 | 95.2% |
| Feb 6, 2026 | The Masters | 3+Den/2(0) | 2,081 | $1,249,000 | $600 | 1 | 100.0% |
| Feb 6, 2026 | Palmetto Dunes | 3+Den/2(0) | 2,170 | $990,000 | $456 | 5 | 94.4% |
| Jan 20, 2026 | Hammock Greens | 2 Bed/2(0) | 1,300 | $369,000 | $284 | 3 | 100.0% |
| Jan 9, 2026 | Island Sound | 2 Bed/2(0) | 1,300 | $320,000 | $246 | 48 | 91.7% |
| Jan 7, 2026 | Southern Hills | 2+Den/2(0) | 1,790 | $600,000 | $335 | 43 | 96.0% |
| Dec 30, 2025 | Turnberry | 2 Bed/2(0) | 1,258 | $366,201 | $291 | 0 | 99.0% |
| Dec 24, 2025 | Island Sound | 3 Bed/2(0) | 1,450 | $437,000 | $301 | 72 | 97.1% |
| Dec 19, 2025 | Edgewater | 3 Bed/2(0) | 1,536 | $635,000 | $413 | 4 | 100.0% |
| Dec 17, 2025 | Island Sound | 2+Den/2(0) | 1,550 | $450,000 | $290 | 24 | 90.2% |
| Dec 12, 2025 | Oak Run | 3 Bed/2(0) | 1,759 | $761,000 | $433 | 1 | 101.6% |
| Dec 12, 2025 | Southern Hills | 2+Den/2(0) | 1,669 | $660,000 | $395 | 4 | 98.7% |
| Dec 11, 2025 | Turnberry | 3 Bed/2(0) | 1,450 | $470,000 | $324 | 102 | 95.9% |
| Dec 1, 2025 | Turnberry | 3 Bed/2(0) | 1,450 | $470,000 | $324 | 63 | 100.0% |
| Nov 11, 2025 | Island Sound | 2+Den/2(0) | 1,551 | $470,000 | $303 | 27 | 94.2% |
| Nov 10, 2025 | The Masters | 3+Den/3(0) | 2,719 | $1,400,000 | $515 | 5 | 100.0% |
| Nov 4, 2025 | Edgewater | 3 Bed/2(0) | 1,669 | $625,000 | $374 | 8 | 96.8% |
| Oct 31, 2025 | Oak Run | 3+Den/2(0) | 2,171 | $995,000 | $458 | 24 | 100.0% |
| Oct 30, 2025 | Edgewater | 3 Bed/2(0) | 1,670 | $585,000 | $350 | 125 | 97.5% |
| Oct 28, 2025 | Torrey Pines | 2+Den/2(0) | 1,875 | $1,022,500 | $545 | 0 | 97.4% |
| Oct 22, 2025 | Turnberry | 3 Bed/2(0) | 1,560 | $470,000 | $301 | 196 | 94.2% |
| Oct 1, 2025 | The Masters | 4 Bed/2(1) | 2,408 | $1,375,000 | $571 | 4 | 98.2% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, September 29, 2025 to September 29, 2026, pulled September 29, 2026. Owner names are not in the MLS record and are not shown. [Source: Pelican Sound community guide]
The lowest sale was a 1,300-square-foot Turnberry home at $320,000 on August 27, 2026 after 235 days, and the highest were two Masters Circle homes at $1,400,000, a 2,719-square-foot home on November 10, 2025 in 5 days and a 2,106-square-foot home on April 17, 2026 in 6 days. The gap is $1,080,000 inside one gate with one club membership.
The 9 single-family sales had a $1,249,000 median, $571 per square foot and 4 days on market. The 41 attached sales had a $530,000 median, $335 per square foot and 28 days on market. Attached homes sell for less in total and per square foot and take longer, which is what a community median hides.
| Sold price band (last 12 months) | Closed sales | Share of the 50 |
|---|---|---|
| Under $400,000 | 9 | 18% |
| $400,000 to $599,999 | 19 | 38% |
| $600,000 to $999,999 | 15 | 30% |
| $1,000,000 and up | 7 | 14% |
We can show you every closing above, the live competition and the fee stack. We cannot show you a Pelican Sound sale of our own, because this guide does not cite one, and we would rather say so than dress up a story.
Pelican Sound's median sold price was $591,000 in the oldest 12-month block of the last 60 months, $660,000 four years back and $550,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 7 to 25 over the same five years.
Data updated: September 2026
| Window | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Last 12 months (September 29, 2025 to September 29, 2026) | 50 | $550,000 | $343 | 25 | 96.9% |
| Last 24 months | 83 | $585,000 | $368 | 24 | 97.4% |
| Last 36 months | 126 | $587,500 | $371 | 20.5 | 97.4% |
| Last 60 months | 202 | $593,000 | $374 | 8 | 99.0% |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, pulled September 29, 2026; windows are counted back from that date. [Source: Pelican Sound community guide]
| 12-month block | Closed sales | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list |
|---|---|---|---|---|---|
| Year 1: the latest 12 months | 50 | $550,000 | $343 | 25 | 96.9% |
| Year 2: months 13 to 24 back | 33 | $625,000 | $380 | 17 | 97.8% |
| Year 3: months 25 to 36 back | 43 | $595,000 | $374 | 17 | 97.7% |
| Year 4: months 37 to 48 back | 35 | $660,000 | $395 | 8 | 100.0% |
| Year 5: months 49 to 60 back | 41 | $591,000 | $368 | 7 | 105.2% |
Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; blocks are counted in 365-day steps back from September 29, 2026. [Source: Pelican Sound community guide]
Year 5 was the fastest, with 41 sales at a 7-day median and 105.2% of list. The latest block had 50 sales at a 25-day median and 96.9% of list. Buyers now negotiate, though supply is still small.
The median moved from $660,000 in year 4 to $550,000 in the latest block, but the mix changed too: attached homes were 41 of the 50 closings, and single-family homes only 9. A median moves with the mix of homes as well as with prices, so your neighborhood's own series matters more than the community line.
If you bought in year 5's fast market, your equity may be real. If you bought in year 4, the block median was $660,000 against $550,000 today. A buyer's appraiser will use the last six to twelve months of your neighborhood and size, so a value anchored to your purchase price will be tested.
Pelican Sound's neighborhoods differ in product, price and speed: in the 12 months to September 29, 2026 Island Sound had 11 closings at a $450,000 median, The Masters had 7 at $1,249,000, and Turnberry took a median 102 days while The Masters took 4. Your neighborhood's row, not the community's, is the starting point.
Data updated: September 2026
Island Sound was the busiest neighborhood with 11 closings, a $450,000 median and a median 48 days on market, and 7 of the 12 active listings. Homes of 1,300 square feet sold at $320,000 to $350,000, and 1,550-square-foot homes with a den sold at $450,000 to $500,000. Part of the enclave sits in Zone AE, so the exact address matters.
Turnberry had 7 closings at a $470,000 median and a 102-day median on market, the slowest in the community. Sales ran from $320,000 to $470,000, and four 1,450-to-1,560-square-foot homes sold at $470,000 after 63, 102, 193 and 196 days. A Turnberry value has to be sharp to sell.
Edgewater had 7 closings at a $585,000 median and Southern Hills 6 at $537,500, with medians of 52 and 35 days. Their 1,536-to-1,790-square-foot plans sold between $520,000 and $660,000, a narrower band than Island Sound's.
Oak Run's 4 carriage-home sales ran $761,000 to $995,000 with a 2.5-day median, and Palmetto Dunes' 3 ran $800,000 to $990,000 with a 4-day median. Hammock Greens had 2 at $345,000 and $369,000, and Seaside 1 at $970,000. These are small samples, so we widen to the 60-month record for a defensible value.
The single-family neighborhoods had 9 closings in the year at a $1,249,000 median and a median 4 days on market. The Masters had 7, from $950,000 to $1,400,000, and Gleneagles and Torrey Pines 1 each at $1,216,000 and $1,022,500. Pinehurst had no closing in the year but 6 in 60 months at a $1,085,300 median.
Online estimates miss on Pelican Sound homes because they blend a $320,000 condominium and a $1,400,000 estate into one story, cannot weigh a bundled club, a CDD and a one-time capital fee, and rarely know the neighborhood, floor, view or condition. They are a starting point, never a valuation.
Data updated: September 2026
An automated estimate is a statistical model trained on public records and listing data, and it returns a single number with an error band. It has not seen your home, and it does not read the estoppel or the club's Fact Sheet.
With sales ranging from $320,000 to $1,400,000 inside one gate, a model that leans on the community average will mis-price both ends. The mix of attached and single-family homes makes it worse, since 41 of the 50 closings were attached.
Condition and systems. Roof, air conditioning, water heater and window ages.
View and floor. Golf, lake, preserve or river, and a first-floor or an elevator unit.
Flood zone. Zone AE against Zone X for the address.
The fee stack. An $11,495 assessment, the CDD and the initiation or capital fee.
Association health. A condominium's reserves, pending assessments and milestone or structural integrity reports.
The Lee County Property Appraiser's assessed value is set for tax purposes on a January 1 basis and is often below market, and for a homestead it is capped by Save Our Homes [Source: Lee County Property Appraiser] [Source: Florida Statutes 193.155]. A buyer's tax bill after a sale resets to just value, so the assessment tells you little about a sale price.
Keep it, and set it beside the closed sales in your neighborhood and size range. If it falls inside our range, good. If not, ask what the model cannot see. Then ask us for the written opinion and the reasons behind it.
Pelican Sound and Grandezza are both gated Estero golf communities, but Pelican Sound bundles golf and a boat ramp into one annual assessment at a $550,000 median across 1,299 residences, while Grandezza makes golf optional behind a compulsory social membership at a $625,000 median across roughly 978 homes with no CDD.
Data updated: September 2026
| Decision point | Pelican Sound | Grandezza |
|---|---|---|
| Home types and count | 1,299 residences across 22 associations: condominium coach, carriage and mid-rise homes (about 1,024) and Estate and Executive single-family homes (275) | Roughly 978 homes across ten villages: condos, coach homes, villas and single-family homes |
| Era built and builder | Built by WCI Communities between roughly 1997 and 2003 | Built from 2001 through the late 2000s; Stock Construction built most of the community |
| Recent sales (12 months to Sept 29, 2026) | 50 closings, $550,000 median, $320,000 to $1,400,000, $343 per sq ft | 55 closings, $625,000 median, $220,000 to $2,600,000, $294 per sq ft |
| Time on market and list ratio | 25 days median, 96.9% of list | 37 days median, 94.8% of list |
| Supply on Sept 29, 2026 | 12 active, about 2.9 months | 13 active, about 2.8 months |
| Golf and club model | Bundled, non-equity: 27 holes, six pools and a members-only boat ramp come with the annual assessment; no golf waitlist | Optional golf: a Social membership is compulsory, golf is capped at roughly 400 members, one 18-hole course, five-tier club |
| Recurring fees | $11,495 club annual assessment in 2026 (bulk cable and internet included), plus neighborhood association dues that vary | A master assessment plus a village sub-association assessment; current dollar figures are not published on our page |
| One-time fees at closing | $20,300 initiation for a first-time Pelican Sound owner or $11,495 resale capital fee for a repeat owner, plus a $299 estoppel (2026 Fact Sheet) | Not stated on our page |
| CDD | Yes, River Ridge CDD, about $1,209 per year on the FY2026 tax bill | No CDD |
| Gated | Yes, a single gate with a staffed guardhouse | Yes, with a separately gated estate enclave (Grande Estates) |
| Flood zone | Zone AE on waterfront and riverfront enclaves such as Island Sound; interior lots likely Zone X | Predominantly Zone X, with AE mostly on lots fringing the 24 interior lakes |
| Location | Between US-41 and Estero Bay on the north bank of the Estero River; gate on Williams Road | East of I-75 off Ben Hill Griffin Parkway, just north of Corkscrew Road at Exit 123 |
| Age restriction | Not age-restricted | Not age-restricted |
Sources: Pelican Sound figures from the Pelican Sound community guide, the 2026 Fact Sheet and the September 29, 2026 Southwest Florida MLS pull; Grandezza figures from the Grandezza community guide and the same pull. [Source: Pelican Sound 2026 Fact Sheet]
The two medians are $75,000 apart, with Grandezza's higher, and the mix behind them differs: Grandezza's 12-month range ran $220,000 to $2,600,000 and Pelican Sound's $320,000 to $1,400,000, and Pelican Sound closed faster, at 25 days against 37. A buyer who compares the two is comparing fee stacks as much as prices.
Pelican Sound suits the buyer who wants golf, boating and racquet sports all included and no equity deposit. Grandezza suits the buyer who wants to use the club without paying for golf, prefers a tax bill with no CDD line and wants an inland lot east of I-75, mostly in Zone X. Our Grandezza community guide sets out its villages and club tiers.
Your valuation has to explain why a buyer would pay your price here and not there. We state the fee stack in one line, name the bundled amenities and let the buyer do the arithmetic. If you own in either community, ask Jesse at (239) 898-6072 which buyer pool your home will meet.
Pelican Sound sits mid-range on price and at the top on speed among named Estero neighbors. Its $550,000 median for the 12 months to September 29, 2026 compares with $335,000 to $930,000 across the seven neighbors below, and its 25-day median on market compares with 36 to 90 days.
Data updated: September 2026
The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and method. Prices are not adjusted for home size, and each community's product mix differs.
| Community | Closed sales, 12 months | Median sold price | Median $ per sq ft | Median days on market | Median sold as % of list | Months of supply |
|---|---|---|---|---|---|---|
| Pelican Sound | 50 | $550,000 | $343 | 25 | 96.9% | 2.9 |
| Grandezza | 55 | $625,000 | $294 | 37 | 94.8% | 2.8 |
| West Bay Club | 51 | $930,000 | $427 | 87 | 93.5% | 6.4 |
| Wildcat Run | 33 | $575,000 | $258 | 90 | 95.0% | 3.3 |
| Stoneybrook | 43 | $420,000 | $250 | 36 | 96.3% | 2.8 |
| Bella Terra | 119 | $447,510 | $224 | 56 | 97.5% | 2.1 |
| Rapallo | 36 | $395,000 | $243 | 40.5 | 96.9% | 1.7 |
| Fountain Lakes | 40 | $335,000 | $239 | 63.5 | 95.3% | 4.8 |
Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12. [Source: Estero HOA and CDD fees guide]
A buyer who has toured West Bay Club sees a $930,000 median, and one who has toured Stoneybrook or Bella Terra sees $420,000 and $447,510. Your valuation has to be explainable against whichever the buyer saw first, and the club, the size and the position are how.
Each Estero community has its own ladder. See our guides to Estero, Meadows of Estero and Lakes of Estero for the same method applied there.
The live competition says supply is thin and attached: 12 Pelican Sound homes were listed on September 29, 2026 at asks from $297,900 to $875,000 and a $354,950 median, about 2.9 months of supply, and none was a single-family home. Your number has to beat these listings on day one.
Data updated: September 2026
| Neighborhood (MLS subdivision field) | Beds / baths | Living area (sq ft) | List price | Days on market so far |
|---|---|---|---|---|
| Island Sound | 2 Bed/2(0) | 1,258 | $297,900 | 16 |
| Island Sound | 2 Bed/2(0) | 1,207 | $299,500 | 90 |
| Turnberry | 2 Bed/2(0) | 1,207 | $313,000 | 137 |
| Island Sound | 2 Bed/2(0) | 1,300 | $324,900 | 5 |
| Island Sound | 2 Bed/2(0) | 1,258 | $324,900 | 73 |
| Turnberry | 2 Bed/2(0) | 1,300 | $340,000 | 4 |
| Island Sound | 2 Bed/2(0) | 1,207 | $369,900 | 75 |
| Island Sound | 3 Bed/2(0) | 1,450 | $439,000 | 6 |
| Island Sound | 2+Den/2(0) | 1,551 | $499,900 | 12 |
| Edgewater | 2+Den/2(0) | 1,406 | $519,000 | 1 |
| Southern Hills | 2+Den/2(0) | 1,670 | $649,900 | 5 |
| Oak Run | 3 Bed/2(0) | 1,759 | $875,000 | 53 |
Source: Southwest Florida MLS (Matrix), active residential listings inside Pelican Sound, pulled September 29, 2026. [Source: Pelican Sound community guide]
The attached closings had a $530,000 median while the active asks have a $354,950 median, so the live competition asks well below the top of the closed record, and mostly sits in Island Sound. A seller in another neighborhood should not read that median as their own.
Your real competition is the listings in your own neighborhood and size range, with the same view and floor. We read each listing's price history and days on market, because a listing that has cut its price twice tells you where its buyers are.
The best time to have a Pelican Sound home valued is before the new year, ahead of the spring season: March, April and May carried 95 of the 202 closings in the last 60 months. A valuation takes a day or two, and a number in hand in December lets you list, photograph and document before the first spring buyers arrive.
Data updated: September 2026
| Closing month | Closed sales, last 60 months (to Sept 29, 2026) |
|---|---|
| January | 13 |
| February | 15 |
| March | 30 |
| April | 35 |
| May | 30 |
| June | 16 |
| July | 6 |
| August | 13 |
| September | 5 |
| October | 10 |
| November | 9 |
| December | 20 |
Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, 202 sales in the 60 months to September 29, 2026. [Source: Pelican Sound community guide]
Closings trail contracts by 30 to 60 days in our experience, so the busy closing months point to contracts written in winter and early spring. July and September saw only 11 closings between them, and the community is seasonal, with roughly 450 of the 1,299 homes occupied year-round.
Update it when you decide to sell, when a comparable in your neighborhood closes, or when the year turns. A value is a dated opinion, so we date every one and refresh it on request at no cost.
A Pelican Sound buyer's costs shape your home's value because the buyer underwrites them: an $11,495 annual club assessment, about $1,209 in CDD, neighborhood dues, a one-time $20,300 initiation or $11,495 resale capital fee and a $299 estoppel. A higher stack has to be earned back in size, view or condition.
Data updated: September 2026
| Layer | Amount | Period | Who owes it and when | Source |
|---|---|---|---|---|
| Club annual assessment | $11,495 (2026) | Annual, billed on the November statement | Every owner | Pelican Sound 2026 Fact Sheet |
| Initiation fee | $20,300 (2026) | One time, at closing | A buyer who has never owned in Pelican Sound | Pelican Sound 2026 Fact Sheet |
| Resale capital fee | $11,495 (2026) | One time, at closing | A buyer who owns or previously owned in Pelican Sound, in place of the initiation fee | Pelican Sound 2026 Fact Sheet |
| Estoppel fee | $299 (2026) | At closing | Listed on the Fact Sheet among closing fees; the contract decides who bears it | Pelican Sound 2026 Fact Sheet |
| Neighborhood association dues | Vary by neighborhood; not published community-wide | Usually quarterly | Owner, on top of the club assessment; shown on the estoppel and the association budget | Pelican Sound 2026 Fact Sheet |
| River Ridge CDD | About $1,209 per home (FY2026: $177.21 general fund plus $1,031.71 Pelican Sound program) | Annual, non-ad-valorem line on the Lee County tax bill | Owner of record; prorated at closing | River Ridge CDD FY2026 budget |
| Cart and trail fees, boat storage | $29.35 plus tax per member 18-hole cart round; $2,272 plus tax annual private trail fee; boat storage $625 per year (or $80 per month) plus tax; canoe and kayak storage $155 per year plus tax | As used | Owner who uses them | Pelican Sound 2026 Fact Sheet |
| Property tax | Set each year by Lee County, reset for the buyer after a sale | Annual | Owner of record; prorated at closing | Lee County Tax Collector |
| Homeowners or unit-owner insurance, flood insurance where required | Quote-dependent | Annual | Buyer | Florida Department of Financial Services |
Neighborhood dues are not published in one place for the whole community, and we do not print a figure from any source other than the estoppel or the neighborhood's own budget. Every buyer confirms them in the resale package [Source: Pelican Sound 2026 Fact Sheet].
A change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your bill is not what a new owner will pay.
Flood insurance is required for a federally backed mortgage in Zone AE and is recommended in Zone X. The Village of Estero holds a Class 6 rating in the Community Rating System, a 20% discount on National Flood Insurance premiums [Source: Village of Estero CRS notice]. The exact zone for your address goes in the file.
Florida rules that shape a Pelican Sound sale price are the doc stamp tax at $0.70 per $100, the owner's title policy the seller customarily pays in Lee County, the 718.503 condominium documents or the 720.401 HOA summary, estoppel certificates, the 689.261 tax disclosure, the 689.302 flood disclosure and buyer representation after the NAR settlement.
Data updated: September 2026
Florida charges documentary stamp tax of $0.70 per $100 on a deed, and the seller customarily pays it on a resale; at the $550,000 median that is $3,850. In Lee County the seller also customarily pays the owner's title policy, promulgated under Rule 69O-186.003, which is $2,825 at the median [Source: Florida Statutes 201.02] [Source: Florida Administrative Code Rule 69O-186.003].
Section 720.401 requires a homeowners association disclosure summary before the buyer signs, with a 3-day cancellation right, but it does not apply to associations regulated under chapter 718. About 1,024 Pelican Sound homes are condominiums, so their sellers deliver the section 718.503 documents at their own expense, with a 7-day cancellation right excluding weekends and holidays [Source: Florida Statutes 720.401] [Source: Florida Statutes 718.503]. Which chapter governs the single-family neighborhoods and the master is not stated on our community guide, so your closing agent or attorney confirms it. This is information, not legal advice.
An estoppel certificate states what is owed and any fees due at transfer. Florida caps the fee at $250 when the account is current, adjusted for inflation to $299 in our 2026 research, and the club's Fact Sheet lists $299 [Source: Florida Statutes 720.30851] [Source: Florida Statutes 718.116] [Source: Pelican Sound 2026 Fact Sheet]. Who pays is a contract term, and the Lee County custom is the seller.
Section 689.261 requires a property tax disclosure summary in a residential contract, and section 689.302 requires the seller's flood disclosure at or before contract [Source: Florida Statutes 689.261] [Source: Florida Statutes 689.302]. Both are part of a complete listing file.
Since August 17, 2024, buyers sign written agreements with their own agents before touring, offers of buyer broker compensation may not be advertised in the MLS and every commission is negotiable [Source: NAR settlement FAQs] [Source: NAR written buyer agreements]. What you offer toward a buyer's agent is a decision we make together.
Four things move a Pelican Sound number before you list: fixing what an inspector will flag, refreshing what a buyer sees first, gathering the documents a buyer will ask for, and knowing the rules a buyer will read. Each is cheaper to do before the first showing than after the first offer.
Data updated: September 2026
Leaks, failing equipment, damaged screens and open permits. In a home built between 1997 and 2003, the roof, air conditioning and water heater are the items a buyer's inspector dates first, and a wind mitigation report can shrink an insurance objection [Source: Florida Statutes 627.0629].
Paint, lighting, hardware and worn flooring. The 12-month record shows the market paying for move-in condition, with three Island Sound homes of the same plan selling from $450,000 to $500,000.
The club estoppel and the 2026 fee schedule, your neighborhood's governing documents, budget and reserve study, the architectural approvals for exterior work and the flood zone for your address [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound Architectural Review Committee guidelines]. A buyer who never has to ask writes an offer sooner.
A 30-day minimum lease, lessees 25 or older, no lessee pets, houseguest registration and per-neighborhood caps are all in the club's Fact Sheet and Q&A [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Leasing page]. A buyer reads them before the first showing, so your value should already account for them.
A Pelican Sound seller nets the sale price minus the mortgage payoff, the negotiated commission, doc stamps, the owner's title policy, estoppel certificates and prorations. At the $550,000 median the stamps and title premium are $6,675, and each 1% of commission is $5,500.
Data updated: September 2026
| Sale price | Doc stamps at $0.70 per $100 | Promulgated owner's title premium (Lee, seller pays by custom) | Estoppel cap, current account | Each 1% of price |
|---|---|---|---|---|
| $350,000 (a Hammock Greens or Island Sound condo) | $2,450 | $1,825 | $299 | $3,500 |
| $550,000 (the 12-month median) | $3,850 | $2,825 | $299 | $5,500 |
| $1,000,000 (a Palmetto Dunes or Oak Run carriage home) | $7,000 | $5,075 | $299 | $10,000 |
| $1,400,000 (a top Masters Circle sale) | $9,800 | $6,075 | $299 | $14,000 |
Sources: Florida Statutes 201.02 and 720.30851; Florida Administrative Code Rule 69O-186.003 premium schedule; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]
A value without a net sheet is half an answer. We build yours with your contract price, your tax bill and your closing date, and it accompanies the valuation. See our guide to seller closing costs in Florida for every line.
Renting a Pelican Sound home is possible but restricted: a 30-day minimum lease, lessees 25 or older, no lessee pets, an application 20 business days ahead and per-neighborhood caps. The rental record in our community guide showed one active for-rent listing and two recorded leases over the trailing 12 months, so the market is thin.
Data updated: September 2026
The owner files an application to lease with the club's accounting office, the lessee must be approved by the neighborhood association, and lessees may not keep pets [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Leasing page]. A few associations require 60 days, and the club itself does not handle rentals.
A valuation puts a sale number beside the carrying cost of $11,495 a year for the club, about $1,209 in CDD, neighborhood dues, taxes and insurance. If the rental record is thin and the carrying cost is high, the comparison often favors a sale.
Pelican Sound owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own neighborhood and size range, with the fee stack, the flood zone and a net sheet beside it. There is no cost and no obligation.
Data updated: September 2026
You receive the recent closed sales in your neighborhood with dates and days on market, a per-square-foot analysis, the live competition with price histories, your home's position on its neighborhood's ladder and a recommended range with reasons. Request it through our McGreevy and Comisar valuation form.
In a community where similar homes sold for $320,000 and $1,400,000 in one year, and the same plan sold for $450,000 in 24 days and $500,000 in 386, the price decides the sale. We would rather you see the evidence first, and many owners use the valuation to decide whether to sell this season or next.
Jesse McGreevy and Marc Comisar lead Domain Realty Group and have closed more than $2.5 billion in Southwest Florida real estate. Read more on our about McGreevy and Comisar page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Pelican Sound sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 1,299-residence community with a bundled club, a CDD and two legal regimes rewards neighborhood-level pricing and a documents file ready on day one. In one year, sales here ranged from $320,000 to $1,400,000.
Data updated: September 2026
If you are searching for the best Pelican Sound listing agent, or thinking, "I need to know what my Pelican Sound home is worth," here is the short version. We place your home on its own neighborhood's ladder of closed sales, build the documents file before the first showing, market to the buyers who actually buy here and negotiate every offer ourselves.
Listing-team credentials:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072. Confidential conversations welcome. Buying instead? Call Marc at (239) 287-5873 and see how we represent buyers in Estero.
List before the new year if you can. 95 of the 202 closings in the last 60 months landed in March, April and May, so a home photographed and documented in December meets the first spring buyers first, though the value itself depends on your neighborhood's sales.
In the last 12 months the single-family homes had a $571 median per square foot and the attached homes $335, per the MLS record. A view, a renovation or a quiet floor is how an attached home closes part of the gap.
Read the closed sales in your neighborhood and size range, then compare your list price. Reprice to the right rung, complete the documents file and refresh the photos before assuming the market is the problem.
No. A valuation needs only your address and timeline. Order the section 718.503 or 720.401 documents and the estoppel when you decide to list [Source: Florida Statutes 718.503].
Yes. A valuation is confidential, and many owners use it to decide whether to sell this season or next. Call Jesse direct at (239) 898-6072.
Ask each team for its comparable set for your neighborhood, its explanation of the club, neighborhood and CDD fee layers, and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record.
McGreevy and Comisar is a top-reviewed Pelican Sound realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
A valuation is only as good as the reasons behind it. We build the price from the closings that match your home and show you the record.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
We keep in touch with ideas and suggestions from the first valuation through the closing.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Sellers should hear about every showing and open house, and we send feedback after each one.
Pelican Sound specialists matter because the facts that decide a value live in documents, not in a listing feed: a bundled club with a one-time fee at closing, a master association over 22 neighborhood associations, a CDD, two legal regimes, a flood map that splits by parcel and a price range from $320,000 to $1,400,000.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage and one half of McGreevy and Comisar. He writes the valuation. Read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He walks the home. Read his profile on the Marc Comisar agent page.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
A general agent may value a Turnberry condominium off the community median, quote a flood zone for the whole community, tell a buyer there is no initiation fee, hand a buyer an HOA summary when the neighborhood is a condominium, or forget the CDD line. Each one moves a value.
Pelican Sound sellers often buy again in Southwest Florida, sometimes inside the same community, and we run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.
Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: PT-112 portability guide]. We sequence both closings around the January 1 test.
If your next home is a different golf community, a newer single-family house or a condominium, our guide to buying a home in Estero walks through the steps, and our Estero HOA and CDD fee guide compares carrying costs across the village. Call Marc at (239) 287-5873.
Pelican Sound owners ask these questions before they order a valuation, and each answer below is a single paragraph with its source. They cover method, price, estimates, timing, documents and cost.
Data updated: September 2026
Owners order a valuation from McGreevy and Comisar because the answers below show up in the number:
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
It is worth what similar homes in your neighborhood and size range have recently sold for, adjusted for condition, view and the fee stack. In the 12 months to September 29, 2026, 50 homes sold from $320,000 to $1,400,000 at a $550,000 median, per the Southwest Florida MLS, so the community median is a starting point only. A written valuation from our free home valuation places your address.
It is a statistical estimate with an error band, and it cannot see your condition, floor, view or fee stack. With sales from $320,000 to $1,400,000 inside one gate and a mix of attached and single-family homes, a model that leans on the community average will mis-price both ends. Use it as a starting point, then compare it with the closed sales in your neighborhood.
The 41 attached sales in the 12 months to September 29, 2026 had a $530,000 median at $335 per square foot and a 28-day median on market, per the Southwest Florida MLS. Neighborhood and plan move that: Island Sound's median was $450,000 and Edgewater's $585,000.
The 9 single-family sales in the 12 months to September 29, 2026 had a $1,249,000 median at $571 per square foot and a 4-day median on market, per the Southwest Florida MLS. The Masters had 7 of them, from $950,000 to $1,400,000. Pinehurst had none in the year but 6 in 60 months at a $1,085,300 median.
The community median was $343 per square foot of living area in the 12 months to September 29, 2026, with attached homes at $335 and single-family homes at $571, per the Southwest Florida MLS. Price per square foot rises with size, from $265 under 1,400 square feet to $525 at 1,800 to 2,199 square feet.
The median moved from $660,000 four years back to $550,000 in the latest block, and the mix changed too, with attached homes making up 41 of the 50 closings. Median days on market moved from 7 to 25 across five years, and sold-to-list from 105.2% to 96.9%, per the Southwest Florida MLS.
The median was $591,000 in the oldest 12-month block and $550,000 in the latest, with a peak of $660,000 four years back, per the Southwest Florida MLS. Your neighborhood's own series matters more than the community line, and we show it in your valuation.
Enough to see a pattern, ideally 5 to 10 in your neighborhood and size range. Where a neighborhood has fewer, such as Hammock Greens with 2 closings in 12 months or Pinehurst with none, we widen to 24, 36 and 60 months and say so.
Comparable sales are closed sales in your neighborhood, of similar size and plan, with a similar view and floor, in the last 6 to 12 months. The table of every closed sale on this page gives the record, and your valuation picks the ones that match your home.
A written valuation takes a day or two once we have your address and timeline. A walk-through with Marc adds a visit. Request one through our free home valuation or call Jesse direct at (239) 898-6072.
Nothing. The valuation is free and carries no obligation to list. We would rather you see the evidence and the number before you decide anything.
No, the pricing opinion needs no visit, and Marc can walk the home when you are ready. If you live up north, we can use photographs and your equipment dates, and Marc checks the home on site.
Your equipment dates, any wind mitigation report, the architectural approvals for exterior work, your neighborhood's budget and dues and your flood zone. The 2026 Fact Sheet lists the club's fees, and your estoppel shows what is owed [Source: Pelican Sound 2026 Fact Sheet].
It can, through the insurance quote and lender rules. The waterfront Island Sound enclave is in FEMA Zone AE with a 10.0-foot base flood elevation, and higher interior lots are likely Zone X. Confirm the zone for your address on the FEMA Flood Map Service Center [Source: FEMA Elevation Certificate, 20975 Island Sound Circle #103] [Source: Village of Estero flood zones page].
Indirectly. Your buyer pays a $20,300 initiation if new to Pelican Sound or an $11,495 resale capital fee if a repeat owner, so it reduces what the buyer can put toward your price [Source: Pelican Sound 2026 Fact Sheet]. We show the whole fee stack in the valuation.
$11,495 per home, which covers amenities, property management (bulk cable and internet included) and reserves, per the 2026 Fact Sheet. Neighborhood dues are separate and vary, and they appear on the estoppel [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound membership Q&A].
The CDD assessment is about $1,209 per home for FY2026 and appears on the tax bill. A buyer's lender and estimator will include it, so we state it in the fee stack rather than leaving it to be discovered [Source: River Ridge CDD FY2026 budget].
Yes. A condominium's value depends on its building, its reserves and its association's condition as well as the unit, and its sale requires the section 718.503 documents. A single-family home is valued more on lot, view and condition [Source: Florida Statutes 718.503].
No. The documents are owed when you sell, not when you value. A condominium seller delivers the section 718.503 documents, and a seller in a mandatory homeowners association delivers the section 720.401 summary before the buyer signs [Source: Florida Statutes 718.503] [Source: Florida Statutes 720.401].
Beyond the negotiated commission, plan for doc stamps at $0.70 per $100, the owner's title policy customarily paid by the seller in Lee County, the estoppel and prorations. At the $550,000 median, the stamps and title premium are $6,675 [Source: Florida Statutes 201.02] [Source: Florida Administrative Code Rule 69O-186.003].
The seller customarily pays, the reverse of the Collier County habit, and the premium is set by state rule so it is the same at every title company. The contract controls, so we confirm it in writing [Source: Florida Administrative Code Rule 69O-186.003].
Before the new year. 95 of the 202 closings in the last 60 months landed in March, April and May, so a number in hand in December lets you list before the first spring buyers arrive.
When you decide to sell, when a comparable in your neighborhood closes, or when the year turns. We date every valuation and refresh it on request at no cost.
The rules allow rentals of 30 days or more to lessees 25 or older with no pets, and the record showed one active for-rent listing and two recorded leases in the trailing year, so the rental market is thin. Set a sale number beside the carrying cost of $11,495 a year for the club plus about $1,209 in CDD, dues, taxes and insurance [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Leasing page].
An appraisal is a lender-ordered opinion for a loan at a specific date, and a valuation from us is a market opinion to price a listing. A buyer's appraiser will use the last six to twelve months of sales in your neighborhood, so we build the valuation to survive that test.
The 12-month medians were $550,000 and $625,000, and Pelican Sound sold faster at 25 days against 37. Pelican Sound bundles golf and boating with a CDD, and Grandezza makes golf optional with no CDD. Our Grandezza community guide has the detail.
It does not transfer to the buyer. A change of ownership resets the assessed value to just value as of the next January 1, and if you buy another Florida homestead, you may be able to carry your savings with Form PT-112 portability [Source: Florida Statutes 193.155] [Source: PT-112 portability guide].
It depends on your situation. A primary residence may qualify for a partial exclusion of gain under federal rules, and a second home or rental is treated differently, so talk to your CPA. IRS Publication 523 explains the basics [Source: IRS Publication 523]. We do not give tax advice.
Then you have the evidence before you list, not after 100 days on the market. We show you the sales behind the number and what would move it, such as condition, timing or a different price strategy, and you decide.
We recommend pricing inside the range with reasons, because the record shows the longest listings, at 193, 196, 235 and 386 days, sat priced against the wrong rung of their neighborhood's ladder. Overpricing costs time, assessments and insurance while the home sits.
Ask for the comparable set for your neighborhood, the explanation of the club, CDD and neighborhood fee layers, and the plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record.
Yes. Marc values homes for buyers too, from the same closed record, and our Estero buyer guide covers the purchase side. Call Marc at (239) 287-5873.
Request one through our McGreevy and Comisar valuation form or call Jesse direct at (239) 898-6072. You receive recent closings in your neighborhood, the live competition, your home's position on its ladder and a recommended range, at no cost and no obligation.
Pelican Sound owners can reach the valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, or requesting a written opinion through our free home valuation form. Tell us your address and your timeline, and you will get a straight answer.
Data updated: September 2026
Use our free home valuation and we will reply with your neighborhood's closed sales, the live competition and a recommended range. Buying instead? Read how we represent buyers in Estero.
Jesse McGreevy and Marc Comisar are the Estero and Bonita Springs team behind this valuation guide. We value Pelican Sound homes neighborhood by neighborhood from the closed MLS record, and here is what that experience means for you as an owner.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
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. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.
McGreevy and Comisar is a top-reviewed Pelican Sound realtor; read every verified review on our Google profile.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy: (239) 898-6072 · [email protected]
Marc Comisar: (239) 287-5873
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134
Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Pelican Sound facts on this page rest on primary sources: the Pelican Sound Golf and River Club and its published documents, the River Ridge Community Development District, the Village of Estero, Lee County and the Lee County Property Appraiser and Tax Collector, FEMA, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.
Pelican Sound Golf & River Club, home (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, About and History (golf opened May 1998; clubhouse 1999; member turnover January 2003) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Membership Q&A (governance, reserves, fees, bulk cable and internet, year-round residents, leasing) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Real Estate and Types of Residences (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Golf (27 holes, Chip Powell and Mike Hill, Audubon) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Membership (bundled model, pools and fire pits) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Boating (ramp, 125-lot dry storage, wash bays, shuttle) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Personal Watercraft (complimentary kayaks and paddleboards) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Tennis (eight Har-Tru Hydro-Grid courts) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Bocce (five courts) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Wellness and Fitness (hours, classes, equipment) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Dining Amenities (The Vista, Pavilion, Pelican Pub, River Club) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound, Leasing (the club does not handle rentals) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound 2026 Fact Sheet (PDF): fees, amenities, management companies, guest and lease rules (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound golf scorecard (PDF): rotation yardages (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound 2022 Types of Residences flyer (PDF): unit counts and square footage by neighborhood (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
Pelican Sound Community Map 2023 (PDF) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com
River Ridge CDD, About the District (about 630 acres; Lee County Ordinance 96-02) (River Ridge CDD, retrieved September 2026). riverridgecdd.net
River Ridge CDD, FY2026 Adopted Budget (PDF): per-unit assessments, district composition, notes (River Ridge CDD, retrieved September 2026). riverridgecdd.net
Lee County Ordinance 96-02 (PDF): establishes the River Ridge CDD (River Ridge CDD, retrieved September 2026). riverridgecdd.net
Florida Auditor General, River Ridge CDD audited financial reports (Florida Auditor General, retrieved September 2026). flauditor.gov
Pelican Sound Architectural Review Committee guidelines (PDF; references the master Declaration) (Pelican Sound property owners document host, retrieved September 2026). www.pshg3.com
Village of Estero, Ordinance 2022-15 (PDF): Pelican Sound RPD zoning, legal description, land-use summary (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Ordinance 2025-07 first-reading PDF (permanent shuttle mooring) (Village of Estero, retrieved September 2026). play.champds.com
Village of Estero, Flood Zones and Evacuation Zones (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Community Rating System (Class 6, 20% discount) (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, FEMA maintains CRS rating (November 21, 2024) (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Schools serving Estero (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Estero RiverPark land purchase (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, single-day trash collection and Waste Pro (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero, Estero History (incorporation December 31, 2014) (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero Building Permit Report, June 2023 (PDF) (Village of Estero, retrieved September 2026). estero-fl.gov
Village of Estero Building Permit Report, May 2024 (PDF) (Village of Estero, retrieved September 2026). estero-fl.gov
FEMA Elevation Certificate, 20975 Island Sound Circle Unit 103 (Zone AE; BFE 10.0; Panel 12071C0587F) (Village of Estero, retrieved September 2026). estero-fl.gov
FEMA Letter of Map Revision 23-04-0622P (Estero River; Lee County 125124) (FEMA, retrieved September 2026). map1.msc.fema.gov
Lee County Ordinance 22-30 (PDF): 50 percent substantial-improvement rule; freeboard (Lee County, retrieved September 2026). mcclibraryfunctions.azurewebsites.us
Lee County Ian Progress Report (landfall September 28, 2022) (Lee County, retrieved September 2026). ianprogress.leegov.com
Citizens Property Insurance, flood requirements (Citizens Property Insurance Corporation, retrieved September 2026). www.citizensfla.com
NOAA National Hurricane Center, Tropical Cyclone Report AL092022 (Hurricane Ian) (NOAA National Hurricane Center, retrieved September 2026). www.nhc.noaa.gov
RG Architects PA, River Club at Pelican Sound (architect of record) (RG Architects PA, retrieved September 2026). www.rgarchitectspa.com
Florida DEP, Estero Bay and River Paddling Guide (PDF) (Florida Department of Environmental Protection, retrieved September 2026). floridadep.gov
Lee County Visitor and Convention Bureau, Great Calusa Blueway (Lee County Visitor and Convention Bureau, retrieved September 2026). www.visitfortmyers.com
School District of Lee County, School Zones (School District of Lee County, retrieved September 2026). www.leeschools.net
Lee County SchoolSite Locator (address-level assignment) (School District of Lee County, retrieved September 2026). www.schoolsitelocator.com
Pinewoods Elementary School (School District of Lee County, retrieved September 2026). pin.leeschools.net
Three Oaks Middle School (School District of Lee County, retrieved September 2026). okm.leeschools.net
Estero High School (School District of Lee County, retrieved September 2026). est.leeschools.net
Florida Gulf Coast University (Florida Gulf Coast University, retrieved September 2026). www.fgcu.edu
West Bay Club, Membership (West Bay Club, retrieved September 2026). www.westbayclubs.com
Shadow Wood Country Club, Membership (Shadow Wood Country Club, retrieved September 2026). www.shadowwoodcc.com
Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 720.30851, homeowners association estoppel certificates (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 718.116, condominium assessments and estoppel certificates (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 718.503, developer and nondeveloper disclosure, voidability (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 718.111, condominium association powers and insurance (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 689.261, property tax disclosure summary (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 689.302, residential flood disclosure (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 201.02, documentary stamp tax on deeds (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 475.278, brokerage relationships (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 193.155, homestead assessments and Save Our Homes (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 627.0629, residential property insurance mitigation discounts (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 28.24, clerk service charges and recording fees (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 720.306, meetings, voting and amendments in a homeowners association (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 720.3085, assessments and lien rights in a homeowners association (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Florida Statutes 475.25, license discipline and broker duties (Florida Legislature, retrieved September 2026). www.leg.state.fl.us
Documentary stamp tax overview and rates (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Nonrecurring intangible tax on mortgages (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Property tax information for taxpayers, calendar year and payment schedule (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Form PT-112, Save Our Homes portability guide (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Exemptions, including homestead, for Florida property owners (Florida Department of Revenue, retrieved September 2026). floridarevenue.com
Florida Administrative Code Rule 69O-186.003, title insurance rates (Florida Administrative Code, retrieved September 2026). www.flrules.org
Title insurance overview for consumers (Florida Department of Financial Services, retrieved September 2026). www.myfloridacfo.com
Understanding insurance, consumer guides (Florida Department of Financial Services, retrieved September 2026). www.myfloridacfo.com
HB 979 (2024) staff analysis, estoppel certificate fee caps (Florida Senate, retrieved September 2026). www.flsenate.gov
Property taxes, bill dates, discounts and delinquency (Lee County Tax Collector, retrieved September 2026). www.leetc.com
Lee County Property Appraiser (Lee County Property Appraiser, retrieved September 2026). www.leepa.org
Real property transfer and sale qualification codes (Lee County Property Appraiser, retrieved September 2026). www.leepa.org
NAR settlement FAQs (National Association of REALTORS, retrieved September 2026). www.nar.realtor
Written buyer agreements 101 (National Association of REALTORS, retrieved September 2026). www.nar.realtor
What the NAR settlement means for home buyers and sellers (National Association of REALTORS, retrieved September 2026). www.nar.realtor
Publication 523, selling your home (Internal Revenue Service, retrieved September 2026). www.irs.gov
FIRPTA withholding for foreign sellers (Internal Revenue Service, retrieved September 2026). www.irs.gov
Primary Mortgage Market Survey (Freddie Mac, retrieved September 2026). www.freddiemac.com
Homebuyer programs overview, first mortgages and down payment assistance (Florida Housing Finance Corporation, retrieved September 2026). www.floridahousing.org
Selling Guide B4-2.1-03, ineligible condominium projects (Fannie Mae, retrieved September 2026). selling-guide.fanniemae.com
Consumer Financial Protection Bureau, owning a home guides (Consumer Financial Protection Bureau, retrieved September 2026). www.consumerfinance.gov
HUD, buying a home (U.S. Department of Housing and Urban Development, retrieved September 2026). www.hud.gov
VA home loan program overview (U.S. Department of Veterans Affairs, retrieved September 2026). www.va.gov
Citizens Property Insurance Corporation (Citizens Property Insurance Corporation, retrieved September 2026). www.citizensfla.com
Florida Realtors, statewide association and contract forms (Florida Realtors, retrieved September 2026). www.floridarealtors.org
FEMA Flood Map Service Center (search by address) (FEMA, retrieved September 2026). msc.fema.gov
Pelican Sound community guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Grandezza community guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Best real estate agents in Estero (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Seller closing costs in Florida (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Estero HOA and CDD fees guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com
Pelican Sound sellers and buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last row names the records that come from your neighborhood association and where to order them.
| Document | What it proves for a Pelican Sound owner | Official authority |
|---|---|---|
| Florida Statutes 718.503 | The documents a reselling condominium owner must deliver and the buyer's 7-day cancellation right | Florida Legislature |
| Florida Statutes 720.401 | The HOA disclosure summary, its pre-contract timing and the buyer's 3-day cancellation right, and that it does not apply to chapter 718 condominiums | Florida Legislature |
| Florida Statutes 720.30851 | What the HOA estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 718.116 | What the condominium estoppel certificate must state and its fee caps | Florida Legislature |
| Florida Statutes 689.302 | The seller's flood disclosure owed at or before contract | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary in a residential contract | Florida Legislature |
| Documentary stamp tax overview | The $0.70 per $100 rate on deeds | Florida Department of Revenue |
| Florida Administrative Code Rule 69O-186.003 | The promulgated title insurance premium schedule | Florida Administrative Code |
| NAR settlement FAQs | That commission is negotiable and how buyer broker compensation works after August 17, 2024 | National Association of REALTORS |
| PT-112 portability guide | How to carry Save Our Homes savings to your next Florida homestead | Florida Department of Revenue (PDF) |
| Pelican Sound 2026 Fact Sheet | The 2026 annual assessment, initiation and capital fees, estoppel fee, leasing and houseguest rules | Pelican Sound Golf and River Club (PDF) |
| Pelican Sound Membership Q&A | Bundled non-equity membership, what the assessment pays for, leasing and reserves | Pelican Sound Golf and River Club |
| Pelican Sound Types of Residences flyer | Unit counts and square footage by residence type | Pelican Sound Golf and River Club (PDF) |
| Architectural Review Committee guidelines | Exterior-change approvals, pet and fence rules | Pelican Sound ARC (PDF) |
| River Ridge CDD FY2026 adopted budget | The per-unit CDD assessment on the tax bill | River Ridge CDD (PDF) |
| FEMA Elevation Certificate, 20975 Island Sound Circle Unit 103 | Zone AE, base flood elevation 10.0 feet, panel 12071C0587F | Village of Estero (PDF) |
| Village of Estero flood zones | How to look up the flood zone for an address | Village of Estero |
| Current budget, rules and estoppel for your neighborhood | Fees, any special assessment and whether buyer approval is required | Ordered through your neighborhood association or the club's accounting office, per the 2026 Fact Sheet |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.