Estero, Florida
What is your Edgewater at Pelican Sound coach home worth? See all 11 recent closings by floor, the 2026 price path and the club costs buyers weigh, then get a free valuation from McGreevy and Comisar. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
What is an Edgewater at Pelican Sound coach home worth? On the record, an upper-floor Edgewater home has recently closed between $540,000 and $635,000 and a ground-floor home between $530,000 and $599,000, across 11 Southwest Florida MLS closings in the 24 months to September 29, 2026. Our Edgewater at Pelican Sound neighborhood guide covers the buildings and the four associations; this page shows how a specific Edgewater home is valued from those sales, inside the gated community of Pelican Sound in Estero, Florida.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. A value here starts with three facts: the floor your home is on, the square-foot measure its comparables use, and how the market treated recent asks. Condition, updates and season move the number from there.
A word on the name. This page covers the four Edgewater condominiums at Pelican Sound in Estero, Lee County, ZIP 33928, not the City of Edgewater in Volusia County and not any other Pelican Sound neighborhood.
Two companion pages finish the set. When you are ready to list, our guide to selling an Edgewater at Pelican Sound home covers pricing strategy, costs and Florida's condominium disclosures, and our Edgewater at Pelican Sound buyer's guide shows the same sales from the buyer's chair. For the whole community, see what a Pelican Sound home is worth.
McGreevy and Comisar are the best realtor for Edgewater at Pelican Sound because a value in a two-floor, four-association neighborhood has to be built sale by sale. We match every recent closing to its recorded deed to learn its floor and association, and we show the sales, the arithmetic and the gaps on this page.
If you're searching for the best realtor for Edgewater at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Edgewater at Pelican Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Owners comparing the best real estate agents in Estero should ask each one to value a specific Edgewater home from its own floor's closings, and we do that here in the open.
Recent Edgewater at Pelican Sound track record (last 12 months): In the last 12 months Edgewater at Pelican Sound has seen 7 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $585,000 (n = 7, small sample), a range of $530,000 to $635,000, $4,080,000 in total volume, a median of 52 days on market and a median sold-to-list ratio of 96.8%.
In the last 12 months we tracked every one of the 7 Edgewater at Pelican Sound closings in the Southwest Florida MLS, and we tracked all 21 MLS closings recorded here since April 2022, each matched to its county deed for floor and association.
For Edgewater at Pelican Sound owners: a valuation is free and confidential, and it comes with the comparable sales behind it, not a single number. Premium marketing, including cinematic video, drone and professional photography, a qualified-buyer database and discretion follow if you decide to list.
Honors and recognition:
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. When you are ready, read our guide to selling an Edgewater at Pelican Sound home.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida, or start with our Edgewater at Pelican Sound buyer's guide.
These are the value facts an Edgewater at Pelican Sound owner should know, each sourced later on this page from the Southwest Florida MLS, the Lee County record or the club's 2026 documents.
An Edgewater at Pelican Sound home's value starts from its floor. Over the 24 months to September 29, 2026, upper-floor homes closed from $540,000 to $635,000 at a $615,000 median and ground-floor homes from $530,000 to $599,000 at a $551,000 median, both small samples, with condition and asking history explaining most of the spread within each floor.
Seven upper-floor homes closed in 24 months: $540,000, $585,000, $585,000, $615,000, $625,000, $635,000 and $635,000. The two at $635,000 sold in 4 days at full price and in 44 days at 97.7% of list. The $540,000 sale took 78 days. An upper-floor value in October 2026 sits inside that band, placed by condition and by how the 2026 market has treated asks.
Four ground-floor homes closed in 24 months: $530,000, $550,000, $552,000 and $599,000. The two 2025 sales went above list in 3 and 4 days; the two 2026 sales took 52 and 97 days and closed below list. Ground-floor values have softened more visibly in 2026 than upper-floor values, on very few sales.
On September 29, 2026 the one Edgewater home for sale was a ground-floor home asking $519,000, below every ground-floor closing in 36 months. An asking price is not a sale price, but if it sells near its ask it will reset the bottom of the ground-floor range, and every ground-floor valuation after it has to account for it.
An Edgewater at Pelican Sound home is valued by matching it to recent closings on the same floor, putting every comparable on one square-foot basis, adjusting for condition and updates, checking the association's dues and reserves, and reading how long similar asks took to sell. Season and the club's buyer costs shape the final number.
Every Edgewater building has three ground-floor and three upper-floor homes. The upper plan is larger and closed about $64,000 higher at the 24-month median. A value that blends the two floors is wrong for both.
The county roll records 1,406 heated square feet on every ground-floor home and 1,535 on every upper-floor home. The club's residence guide gives about 1,551 and 1,669. Most MLS listings use figures near the club's, though one December 2025 upper-floor sale and the September 2026 active listing used figures near the roll's. We put every comparable on one basis before reading a price per square foot.
Within one floor, sales a few months apart differ by up to $95,000. The MLS does not tag renovation consistently, so we cannot isolate an update premium from the record; we walk the home and compare finishes, air conditioning age, windows and impact protection against the comparables' photos and remarks.
Price follows floor and condition more than association in the record so far, and no association has enough sales for its own median. What the association changes is the buyer's math: quarterly dues, any special assessment and the strength of its reserves for a roof on a 1998 to 2000 building.
The 24-month record splits cleanly. Homes under contract in 16 days or fewer closed at a median 100.0% of final list; homes on the market more than 30 days closed at a median 95.3%. A value is only useful if it is a price buyers will accept early.
Six of the eleven 24-month closings fell in March or April. A value given in October is a value for a listing that meets the season's buyers, and we say so when we give it.
Edgewater at Pelican Sound homes sold 11 times in the Southwest Florida MLS in the 24 months to September 29, 2026, from $530,000 to $635,000 at a $585,000 median, $356.13 per MLS square foot and 44 median days on market. Every sale is listed below by month, floor, association and price only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area and MLS-marketed closings only. Medians use the mean of the middle pair when n is even. Floor and association come from matching each sale to its recorded county deed.
| Closed | Floor | MLS living area | Association | Final list | Sold | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Aug 2026 | Ground | 1,551 | Edgewater I | $569,000 | $530,000 | $342 | 93.1% | 97 |
| Mar 2026 | Upper | 1,669 | Edgewater II | $569,000 | $540,000 | $324 | 94.9% | 78 |
| Mar 2026 | Upper | 1,670 | Edgewater I | $624,900 | $615,000 | $368 | 98.4% | 16 |
| Mar 2026 | Ground | 1,550 | Edgewater II | $574,900 | $550,000 | $355 | 95.7% | 52 |
| Dec 2025 | Upper | 1,536 | Edgewater I | $635,000 | $635,000 | $413 | 100.0% | 4 |
| Nov 2025 | Upper | 1,669 | Edgewater II | $645,900 | $625,000 | $374 | 96.8% | 8 |
| Oct 2025 | Upper | 1,670 | Edgewater IV | $599,900 | $585,000 | $350 | 97.5% | 125 |
| Jun 2025 | Upper | 1,670 | Edgewater I | $624,900 | $585,000 | $350 | 93.6% | 83 |
| Apr 2025 | Upper | 1,669 | Edgewater IV | $649,900 | $635,000 | $380 | 97.7% | 44 |
| Apr 2025 | Ground | 1,551 | Edgewater III | $585,000 | $599,000 | $386 | 102.4% | 4 |
| Mar 2025 | Ground | 1,550 | Edgewater III | $535,000 | $552,000 | $356 | 103.2% | 3 |
| 24 months to September 29, 2026 | Upper floor | Ground floor |
|---|---|---|
| MLS closings | 7 | 4 |
| Median sold | $615,000 | $551,000 (mean of $550,000 and $552,000) |
| Range | $540,000 to $635,000 | $530,000 to $599,000 |
| Median $ per MLS sq ft | $368.26 | $355.48 |
| Median days on market | 44 | 28 |
| Median sold-to-list | 97.5% | 99.0% |
The floor figures are our arithmetic on the eleven sales above, and both columns are small samples. Ground-floor homes sold faster and nearer to list over the full 24 months, but the two 2026 ground-floor sales did not.
Across the eleven sales, buyers paid $6,451,000 against final asks totaling $6,613,400, about 97.5 cents on the dollar (our arithmetic). The median gap between final list and sold price was $14,900. In the last 12 months the gap widened to a $20,900 median, and the seven sales closed at about 96.7 cents on the asking dollar in total.
Edgewater at Pelican Sound upper-floor homes closed at a $615,000 median and ground-floor homes at $551,000 over 24 months, and the one home for sale on September 29, 2026 asked $519,000. A value built from your floor's closings is the number that sells.
Want a number on your Edgewater home? Get a free Edgewater at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. When you are ready, read our guide to selling an Edgewater at Pelican Sound home.
Buying at Edgewater at Pelican Sound? Call Marc at (239) 287-5873, start with our Edgewater at Pelican Sound buyer's guide, or read how we represent buyers.
Edgewater at Pelican Sound values roughly doubled over a decade on the county record: qualified recorded sales had a $260,500 median in 2013, $340,000 in 2019, $612,000 in 2025 and $550,000 in 2026 to date. The biggest single step came between 2021 and 2022, and 2026 has eased from the 2025 level on few sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | MLS closings | Median sold | Range | Median days on market (marketed) | Median sold-to-list (marketed) |
|---|---|---|---|---|---|
| 2022 (April to August) | 4 | $602,500 (mean of $576,000 and $629,000) | $475,000 to $632,500 | 7.5 | 105.4% |
| 2023 | 1 | $660,000 | one sale | 6 | 101.6% |
| 2024 | 5 (3 marketed, 2 entered after closing) | $605,000 | $530,000 to $680,000 | 6 | 100.0% |
| 2025 | 7 | $599,000 | $552,000 to $635,000 | 8 | 97.7% |
| 2026 to September 29 | 4 | $545,000 (mean of $540,000 and $550,000) | $530,000 to $615,000 | 65 | 95.3% |
Every year is a small sample, and the 2024 row includes the two sales entered after closing, so treat each median as a description, not a trend line.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 to date | 5 | $550,000 |
| 2025 | 10 | $612,000 |
| 2024 | 6 | $602,500 |
| 2023 | 3 | $600,000 |
| 2022 | 4 | $602,500 |
| 2021 | 7 | $385,000 |
| 2020 | 6 | $361,000 |
| 2019 | 7 | $340,000 |
| 2018 | 7 | $320,000 |
| 2017 | 10 | $326,000 |
| 2016 | 8 | $326,250 |
| 2015 | 11 | $290,000 |
| 2014 | 15 | $260,000 |
| 2013 | 10 | $260,500 |
County figures are recorded deed prices flagged as qualified arm's-length sales. They include resales that never appeared as MLS closings and are never compared with MLS square-foot figures.
The county median moved from $385,000 in 2021 to $602,500 in 2022, a 56 percent jump in one year, and the 2022 MLS sales closed at a median 105.4% of list in a median 7.5 days. That was the market in which many current owners bought, and it is not the market of 2026.
From 2025's $612,000 county median to 2026's $550,000 is about a 10 percent fall, and the MLS median fell from $599,000 to $545,000. With five and four sales, those are directions, not rates. What is clearer is the time: a median 65 days in 2026 against 8 in 2025.
A purchase price from 2022 to 2025 may sit near or above today's market for the same floor. The value that sells now is set by the most recent closings, and in 2026 those have closed below list after longer market times.
Online estimates miss on Edgewater at Pelican Sound homes because the neighborhood trades seven to eleven times a year across two floor plans and two square-foot measures, so one sale moves an automated model, and the model cannot see your floor, your condition or the club's buyer costs that shape what a buyer can pay.
An automated estimate that averages Edgewater's recent sales blends a $615,000 upper-floor median with a $551,000 ground-floor median. The blended number is too high for most ground-floor homes and too low for well-kept upper-floor homes.
The county roll's 1,406 and 1,535 square feet and the club's about 1,551 and 1,669 describe the same plans. A model that divides a sale price by one measure and applies it to the other is off by about 9 to 10 percent before it starts (our arithmetic on the two measures).
Seven MLS closings in 12 months means a single unusual sale, such as the $530,000 ground-floor sale after 97 days in August 2026, can swing a model's view of the whole neighborhood. A person reading the sale can see why it sold where it did.
We take the recent closings on your floor, put them on one square-foot basis, adjust for condition against what each comparable's listing showed, and set the value inside the floor's range with the asking pattern in mind. Then we show you every sale we used.
Edgewater at Pelican Sound and Southern Hills share the same two coach-home plans, yet over 36 months Edgewater closed 14 times at a $592,000 median against Southern Hills' 14 at $567,500, about 4 percent higher, at $362.20 against $349.77 per MLS square foot. Our page on Southern Hills home values reads the same comparison from that side.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Edgewater at Pelican Sound | Southern Hills |
|---|---|---|
| Residential parcels (2026 roll) | 114 | 84 |
| Built (county roll) | 1998 to 2000 | 2001 |
| Associations | Four | One |
| MLS, 12 months | 7, $585,000 median, $354.84 per sq ft | 6, $537,500 median, $341.83 per sq ft |
| MLS, 24 months | 11, $585,000, $356.13 per sq ft | 9, $545,000, $345.16 per sq ft |
| MLS, 36 months | 14, $592,000, $362.20 per sq ft | 14, $567,500, $349.77 per sq ft |
| MLS, 60 months | 19, $599,000, $368.26 per sq ft | 18, $555,000, $353.84 per sq ft |
| Median sold-to-list, 12 months | 96.8% | 95.9% |
| Median days on market, 12 months | 52 | 35 |
| County qualified sales, 2025 | 10, $612,000 median | 6, $572,500 median |
| County qualified sales since September 29, 2025 | 8, $567,500 median | 7, $540,000 median |
| Active listing, September 29, 2026 | $519,000, ground floor | $649,900, upper floor |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file. MLS and county figures are never mixed.
The county roll measures both neighborhoods identically, 1,406 and 1,535 heated square feet, so the gap is not size. Our reading is that Edgewater's larger pool, its longer resale record and its mix of upper-floor sales account for part of it. Over 12 months Edgewater also closed nearer to list, though Southern Hills sold faster.
Both neighborhoods show the upper floor pricing higher: about $64,000 at Edgewater's 24-month MLS median, and about $92,500 on Southern Hills' two-year county record. An Edgewater value checks the Southern Hills sales on the same floor too, because buyers shop both.
Edgewater at Pelican Sound sits in the middle of the community's price ladder: its $585,000 12-month MLS median sits above every carport condominium name and the other coach homes, and below the two-car carriage homes and the single-family streets. That position is what an Edgewater buyer is paying for.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Neighborhood | Units | Product | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|
| Island Sound | 216 | Coach homes and four-story condominiums | 11 | $450,000 |
| Turnberry | 180 | Two- and four-story condominiums | 7 | $470,000 |
| Edgewater at Pelican Sound | 114 | Coach homes | 7 | $585,000 |
| Southern Hills | 84 | Coach homes | 6 | $537,500 |
| Hammock Greens | 98 | Two- and four-story condominiums | 2 | $357,000 |
| Oak Run | 96 | Carriage homes | 4 | $812,500 |
| Palmetto Dunes | 156 | Carriage homes | 3 | $960,000 |
| Seaside | 80 | Carriage homes | 1 | $970,000 (one sale) |
| The Masters | 100 | Single-family | 7 | $1,249,000 |
Source: McGreevy and Comisar sub-community roster for Pelican Sound from the September 29, 2026 Southwest Florida MLS pull. Several medians rest on very few sales.
Edgewater's $585,000 12-month median sits $115,000 above Turnberry's $470,000 and $135,000 above Island Sound's $450,000. The coach-home premium buys a private one-car garage and larger plans than the carport condominiums' 1,250 to 1,560 square feet.
The carriage homes on Pelican Sound Drive and nearby offer two-car garages and plans of about 1,759 and 2,170 square feet, with 12-month medians from $812,500 to $970,000 on one to four sales. An Edgewater value never borrows from them; the products are different.
The live competition for an Edgewater at Pelican Sound value on September 29, 2026 was one ground-floor home asking $519,000 after 1 day on market, and one upper-floor Southern Hills home asking $649,900. Those two asks bracket what a coach-home buyer could choose that day.
The Edgewater listing is a ground-floor home described as two bedrooms plus a den and two baths, with 1,406 square feet of MLS living area, about $369 per square foot on that measure. Its ask is below every ground-floor Edgewater closing in 36 months. A ground-floor owner valuing now should expect a buyer to cite it.
A buyer sees one Edgewater choice and one Southern Hills choice, and the club's membership is identical in both. For an upper-floor Edgewater owner, the live competition is the $649,900 Southern Hills ask and the next Edgewater upper-floor listing, whenever it comes. Low supply supports a value; it does not lift it above the floor's closings.
Your buyer's costs shape an Edgewater at Pelican Sound value because a first-time Pelican Sound buyer brings $20,300 in club initiation and a $299 club estoppel to closing, then pays $11,495 a year to the club, about $1,209 in CDD assessments and the association's unpublished quarterly dues. Every dollar of that is a dollar not in the offer.
At the $585,000 median, a first-time buyer's $20,300 initiation fee is about 3.5% of the price, and a returning owner's $11,495 resale capital fee about 2.0% (our arithmetic on the 2026 Fact Sheet). Buyers compare total cash to close, not price alone.
The club's $11,495 and the CDD's about $1,209 total about $12,704 a year, about $1,059 a month, before association dues, property tax and insurance (our arithmetic). Against a carriage home, that carry is the same; against an outside condominium without a club, it is the cost of the bundle.
None of the four Edgewater associations publishes its quarterly dues. A buyer will ask, and the association's estoppel and budget are the documents that answer. An owner who has those figures ready lets a buyer price the home with confidence, which supports the value.
Florida's condominium rules shape an Edgewater at Pelican Sound sale price through the section 718.503 resale package and its seven-business-day buyer window, the two estoppel certificates, the flood disclosure under section 689.302, and the insurance answers a buyer needs before committing. Delays in any of them cost leverage, and leverage is price.
A resale buyer is entitled at the seller's expense to the declaration, articles, bylaws and rules, financial statement and budget, the reserve study or a statement that none exists, the milestone summary if one applies and the FAQ sheet. If the buyer did not have them more than 7 days, excluding weekends and legal holidays, before signing, the buyer may cancel within 7 such days after receipt.
The association's estoppel under section 718.116 and the club's $299 estoppel state what is owed at closing, including any special assessment. A surprise in either one can reopen price.
Section 689.302 requires the seller to disclose known flood damage during the seller's ownership, flood claims and federal flood assistance at or before contract. Edgewater maps in Zone X at four test points, which helps a value, and the disclosure answers the rest.
The master policy covers the building and the owner carries an HO-6. Buyers price in the hurricane deductible, the roof's age and the reserves behind it. A current wind mitigation report on the state's uniform form can earn credits under section 627.711.
The things that move an Edgewater at Pelican Sound number before you list are the answers to a buyer's roof and reserve questions, documented interior updates with permits, the condition of the air conditioning and water heater, and presentation that shows the floor plan and the garage clearly. Each one narrows the gap between your ask and the sale.
Edgewater's buildings date to 1998 to 2000. Section 718.112 requires condominium reserves for roofs, painting and paving unless properly waived, and the current budget's reserve schedule shows how ready your association is. A buyer who sees a funded roof reserve offers with more confidence.
Updates help a value most when they are documented. Permits for interior work sit with the Village of Estero's Community Development Department, and a permit with a final inspection is evidence a buyer's lender and insurer accept.
Air conditioning, water heater and electrical panel ages are the first inspection questions in a building this age. Knowing them, and replacing what is failing, prevents a credit request from becoming a price cut.
Clean, neutral rooms, a clear garage, and honest photographs of the stair or the no-stairs entry. The December 2025 upper-floor home that sold at full price in 4 days shows what a buyer pays for a home that photographs and shows ready.
What you net from an Edgewater at Pelican Sound sale is the price less commission, doc stamps at $0.70 per $100, the owner's title policy that Lee County custom places on the seller, closing and lien-search fees, any estoppel the contract assigns you, the tax proration and any mortgage payoff. Illustrative sheets at both floor medians follow.
These are estimates for illustration on a debt-free home. Commission lines are negotiated examples, not fixed rates.
| Item | Ground floor at $551,000 | Upper floor at $615,000 |
|---|---|---|
| Listing commission (example 2.75%) | $15,152.50 | $16,912.50 |
| Buyer-agent compensation, if offered (example 2.5%) | $13,775 | $15,375 |
| Doc stamps on the deed ($0.70 per $100) | $3,857 | $4,305 |
| Owner's title policy premium (promulgated) | $2,830 | $3,150 |
| Title search and settlement fee (estimate) | $1,200 | $1,200 |
| Municipal lien search (estimate) | $175 | $175 |
| Association estoppel, current account | $299 | $299 |
| Estimated seller costs with a buyer-agent offer | about $37,289 (6.8%) | about $41,417 (6.7%) |
| Estimated net before payoff and proration | about $513,712 | about $573,584 |
| Estimated net without a buyer-agent offer | about $527,487 | about $588,959 |
Property tax proration, which credits the buyer for your days of ownership in the year; any mortgage payoff; any outstanding club or association charges on your account; and any repair credit negotiated after inspection. Your closing agent's settlement statement is the final word.
Since August 17, 2024 buyer-broker compensation cannot be offered in the MLS, buyers sign a written agreement with their own agent before touring, and every commission is negotiable. A seller may still offer buyer-agent compensation or a concession off the MLS; the sheet shows both cases.
Whether to rent or sell an Edgewater at Pelican Sound home turns on the club's leasing rules, a 30-day minimum, a lease signer and occupant at least 25, association approval and no lessee pets, plus the club's leasing fees and the carrying costs you keep paying, set against today's floor-matched sale price.
The club's 2026 Fact Sheet requires a minimum 30-day lease, current club and association accounts, neighborhood association approval, no animals for lessees other than a bona fide service animal, and the Application to Lease 20 business days before the lease starts. The club's Q and A adds that a few associations require at least 60 days; your Edgewater declaration controls.
The 2026 schedule lists $260 for an Application for Approval to Lease, $465 plus tax for a Transfer of Amenities to the lessee and $155 for an annual renewal. During a lease the owner gives up amenity privileges except dining. The club assessment, CDD line, association dues, tax and insurance continue.
A seasonal lease can cover part of the carry, but nightly and weekly rentals are not permitted, and a lease ties up the home for showings. Against a sale at the floor's recent closings, we compare your net rent after the club's fees with the net proceeds on the sheet above.
Getting a free Edgewater at Pelican Sound home valuation starts with the form at the top of this page, which takes about a minute and carries no cost or obligation. Jesse follows up with the floor-matched closings behind your number, the square-foot basis used, and what the current listing means for your home.
Start with a free Edgewater at Pelican Sound home valuation, or call (239) 898-6072, text or call. Confidential conversations welcome. When you decide to list, our guide to selling an Edgewater at Pelican Sound home covers the plan, the costs and the disclosures.
If you're searching for an Edgewater at Pelican Sound listing agent, or thinking, 'I need someone to sell my Edgewater at Pelican Sound home...' you are selling a coach home where the floor and the opening price decide the result, and where one listing stood against 7 closings a year on September 29, 2026.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked all 7 Edgewater at Pelican Sound closings in the Southwest Florida MLS, pulled September 29, 2026. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Request a free home valuation and Jesse follows up with the Edgewater closings that fit your home. (239) 898-6072, text or call. Confidential conversations welcome.
If you are valuing an Edgewater at Pelican Sound coach home because you are moving, we plan both sides together: the sale timed to the purchase, the club membership ending at your closing, and your next home chosen with the same record-first method across Southwest Florida.
Marc leads our buyer representation. Read our Edgewater at Pelican Sound buyer's guide if you are staying in the neighborhood, or how we represent buyers in Southwest Florida. Call Marc at (239) 287-5873.
These are the questions owners ask most about the value of an Edgewater at Pelican Sound coach home, answered from the recent closings and the public record. For a number on your own home, use the free home valuation or call Jesse at (239) 898-6072.
Start from your floor. Over 24 months upper-floor homes closed at a $615,000 median and ground-floor homes at $551,000, both small samples. Condition, updates and the 2026 asking pattern place your home inside its floor's range.
The 24-month median is $356.13 per square foot of MLS living area and the 12-month median $354.84. By floor, $368.26 upper and $355.48 ground over 24 months (our arithmetic).
The Lee County Property Appraiser's assessed value serves tax purposes and is capped for homesteads by Save Our Homes. It is not a sale price. The recent closings on your floor are the market's measure.
The county roll records 1,406 and 1,535 heated square feet; the club's guide gives about 1,551 and 1,669. They measure differently. We value on one basis and say which.
Down slightly from 2025. The MLS median was $599,000 in 2025 (n = 7) and $545,000 in 2026 to date (n = 4); the county's qualified sales show $612,000 and $550,000. Small samples describe direction, not a rate.
The county's qualified median was $260,500 in 2013, $340,000 in 2019 and $612,000 in 2025, about 1.8 times the 2019 figure (our arithmetic). Each year is a small sample.
In the record so far, about $64,000 at the 24-month median, $615,000 against $551,000. Some buyers prefer the ground floor for no stairs, so each home is valued against its own floor.
The MLS does not tag renovation consistently, so we cannot measure it from the record. Our reading is that condition explains much of the $95,000 spread among upper-floor sales within a year.
Not measurably in the price record; no association has enough sales for its own median. It changes the buyer's math through dues, special assessments and reserves.
Not reliably accurate. They blend two floors and two square-foot measures across seven to eleven sales a year, and they cannot see condition or the club's buyer costs.
The September 29, 2026 listing asked $519,000 for a ground-floor home, below every ground-floor closing in 36 months. If it sells near its ask, ground-floor values will be read against it.
Buyers shop both. Southern Hills closed at a $567,500 36-month median against Edgewater's $592,000 on the same plans, and its September 2026 listing asked $649,900 for an upper-floor home.
A first-time buyer pays $20,300 at closing, about 3.5% of a $585,000 price. Buyers weigh total cash to close, so that charge sits inside what they can offer.
The club's $11,495 and the CDD's about $1,209 total about $12,704 a year before association dues, tax and insurance. Buyers compare that carry with other communities when they set an offer.
They can slow a buyer down. Having your association's current dues, budget and estoppel figures ready lets a buyer price the home with confidence.
Yes, if it is pending, a buyer will price it in or ask who pays. Disclose it, and let the estoppel and the contract settle it.
The 24-month median is 44 days and the 12-month median 52. The four 2026 closings took a median 65 days.
The 24-month median sold-to-list is 97.5% and the 12-month median 96.8%. Homes under contract in 16 days or fewer closed at a median 100.0%.
Before you list, and ideally before season: six of the eleven 24-month closings fell in March or April. A value is most useful when it is current to the latest closing on your floor.
At $585,000, estimated seller costs run about 4.2% without a buyer-agent offer and about 6.7% with one, on the example rates in our net sheets, before tax proration and any payoff.
In Lee County the seller customarily pays the deed's doc stamps at $0.70 per $100 and the owner's title policy. The contract controls.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, for a main home owned and used two of the last five years. We are not tax advisers.
Compare your net rent after the club's $260 application and $465 transfer fees, the 30-day minimum and the no-lessee-pets rule against today's floor-matched sale price. We run both numbers with you.
Edgewater maps in Zone X, outside the special flood hazard area, at four test points, so a lender does not require flood insurance on the map alone. That supports a value against flood-zone neighbors.
Edgewater sits in Lee County Evacuation Zone A, a surge zone, which buyers ask about. It affects storm planning more than lending, and the Zone X flood reading is what insurers and lenders look at first.
The buildings date to 1998 to 2000. Buyers ask about the roof, reserves and systems, and clear answers support the value; open questions invite a lower offer.
The mandates apply to buildings of three or more habitable stories, and the club describes Edgewater's buildings as two stories. Ordinary reserve rules under section 718.112 still apply; your association confirms.
Membership is not sold with the home; it ends at your sale and your buyer's begins at closing. Its value shows up in what buyers pay for an Edgewater home with full club access.
Ask. A valuation is free and confidential, carries no obligation, and comes with the comparable sales behind it. Call Jesse at (239) 898-6072.
Your floor, your association, any updates and their dates, the air conditioning and water heater ages, and photographs or a walk-through. The closings on this page do the rest.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We value an Edgewater home from its own floor's closings and show you every one.
Our Edgewater at Pelican Sound neighborhood guide carries the history, the associations' state records, the fees, the flood readings and every MLS closing since 2022.
Edgewater at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and matched every recent Edgewater closing to its county deed by floor and association for this valuation guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Edgewater at Pelican Sound guide: Jesse McGreevy, Sales Associate, leads on listings and pricing, and Marc Comisar, Broker Associate, leads on buyer representation. Jesse has been in the business since October 2004, and the team launched in October 2008.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. For Edgewater specifically, we tracked all 21 MLS closings recorded since April 2022 and matched each to its county deed.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Edgewater at Pelican Sound listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. They describe other Southwest Florida homes, and we publish no aggregate score and no star rating widget.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every figure on this Edgewater at Pelican Sound valuation guide traces to a primary record below: our Southwest Florida MLS and Lee County data pulls, the Pelican Sound club's own documents, the State of Florida's registers and statutes, Lee County and Village of Estero records, and federal agencies. No listing portal, automated valuation model or other brokerage is cited.
The documents behind an Edgewater at Pelican Sound valuation are published by the Pelican Sound club, the State of Florida, the River Ridge district and federal agencies; the table links each to its issuing authority. Each association's budget and estoppel come from its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, amenities, managers, leasing and guest rules) | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer (coach-home sizes and unit counts) | Pelican Sound Golf & River Club | 2022 | Residence flyer, PDF |
| Public condominium extract (all four Edgewater condominiums) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Resale disclosure and voidability, Fla. Stat. 718.503 | State of Florida | current statute | Statute text |
| Flood disclosure to a purchaser, Fla. Stat. 689.302 | State of Florida | current statute | Statute text |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
| Fiscal 2026 adopted budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Publication 523, Selling Your Home | Internal Revenue Service | current edition | IRS Publication 523 |
You reach the Edgewater at Pelican Sound valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The first conversation is free, confidential and carries no obligation.
Honors and recognition:
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.