Estero, Florida
Find out what your Gleneagles at Pelican Sound or Torrey Pines home is worth with McGreevy and Comisar, Top 1% nationally since 2008. A free written valuation from your plan band's closings, with a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
What is a Gleneagles at Pelican Sound home worth? On the record, the 16 Gleneagles and Torrey Pines homes that closed through the Southwest Florida MLS in the 60 months to September 29, 2026 sold from $750,000 to $1,292,000, at a median of $1,009,300, and the most recent closed at $1,216,000 in March 2026. Your home's number sits somewhere in that range, and this page shows how we find where. Our Gleneagles at Pelican Sound neighborhood guide covers the 69 Gleneagles homes and the 24 Torrey Pines homes in full; the neighborhood sits inside Pelican Sound in Estero, Florida, ZIP 33928.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. A valuation on a street with few sales is a method, not a lookup: find the closings in your plan band, adjust them for time and condition, and test the answer against what a buyer will carry. The sections below lay out that method with every sale behind it.
Two companion pages complete the set. When the number is in hand, our guide to selling a Gleneagles at Pelican Sound home covers costs, paperwork and marketing, and our Gleneagles at Pelican Sound buyer's guide shows how your buyer sees the same price. For the rest of the community, see what a Pelican Sound home is worth neighborhood by neighborhood.
McGreevy and Comisar are the best realtor for Gleneagles at Pelican Sound because a valuation here is only as good as the closings behind it. We tracked all 16 MLS closings and all 21 qualified county-recorded sales of the last 60 months at Gleneagles and Torrey Pines, and we value each home from its own plan band, never from a community-wide average.
If you're searching for the best realtor for Gleneagles at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Gleneagles 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 show the comparable sales behind their number, and we show ours below.
Recent Gleneagles at Pelican Sound market (last 12 months): In the 12 months to September 29, 2026, Gleneagles at Pelican Sound and Torrey Pines together recorded 2 resales in the Southwest Florida MLS (Matrix): $1,022,500 for a Torrey Pines home in October 2025 and $1,216,000 for a Gleneagles home in March 2026, a median of $1,119,250 (n = 2, small sample), with a median of 1.5 days on market and a median sold-to-list ratio of 101.2%. The 60-month window, the first with 10 or more closings, holds 16 sales at a $1,009,300 median.
For Gleneagles at Pelican Sound owners: a written opinion of value built from your plan band, a net sheet under Lee County custom, and an honest range rather than a flattering single number. If you then list, premium marketing follows: cinematic video, drone, professional photography, a qualified-buyer database and discretion when a sale needs to stay quiet.
Honors and recognition:
Jesse McGreevy and Marc Comisar write it themselves, as Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked both Gleneagles and Torrey Pines MLS closings and both county-recorded sales, and over 60 months we tracked all 16 MLS closings and all 21 qualified county-recorded sales. Each one is described here by month, section, bedrooms, size and price, never by address or owner.
This page does not value your home. One floor plan has sold anywhere from $874,900 to $1,216,000 in five years, so a single figure printed here would mislead more owners than it helped. It shows the evidence and the method; your number comes from your home.
This page explains the value. Our Gleneagles at Pelican Sound seller's guide explains the sale. Our guide to buying at Gleneagles at Pelican Sound explains what your buyer weighs, which is what sets the price.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the points that decide what a Gleneagles at Pelican Sound home is worth, each sourced below from the Southwest Florida MLS, the Lee County record, the Gleneagles Declaration or the Pelican Sound 2026 Fact Sheet, with the window or date of every figure named beside it.
A Gleneagles at Pelican Sound home is worth what the closings in its own plan band, adjusted for time and condition, say a buyer will pay. Over 60 months the common 1,875 to 1,885 square foot plan sold at a $966,700 median and the larger plans at $1,050,000, with single sales from $750,000 to $1,292,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
| Plan band (MLS living area) | 60-month MLS closings | Median sold | Range | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|---|
| 1,875 to 1,885 sq ft | 8 | $966,700 (mean of $937,300 and $996,100) | $874,900 to $1,216,000 | $514.64 | 7.5 | 104.4% |
| 2,097 to 2,166 sq ft | 5 (small sample) | $1,050,000 | $795,000 to $1,292,000 | $498.58 | 4 | 98.6% |
| 1,770, 1,865 and 1,917 sq ft | 3, listed individually | n/a | $750,000, $1,135,000 and $1,100,000 | n/a | 8, 119 and 12 | 107.3%, 96.6% and 100.0% |
Every figure is our arithmetic from the 16 MLS closings listed later on this page. The mid-band's 104.4% median sold-to-list leans on the 2022 sales; its four closings since 2023 had a $948,750 median (the mean of $875,000 and $1,022,500).
| Section | 60-month MLS closings | Median sold | Range | Median $ per MLS sq ft |
|---|---|---|---|---|
| Gleneagles | 11 | $996,100 | $750,000 to $1,292,000 | $531.25 |
| Torrey Pines | 5 (small sample) | $1,022,500 | $874,900 to $1,285,208 | $498.58 |
| Both | 16 | $1,009,300 | $750,000 to $1,292,000 | $514.91 |
Torrey Pines' lower per-foot figure reflects its larger plans; two of its five sales were 2,106 and 2,166 square foot homes.
The MLS listed 8 of the 16 sales as two bedrooms plus a den and 8 as three bedrooms, with or without a den. The two-bedroom-plus-den homes had a median of $979,900 (the mean of $937,300 and $1,022,500), and the three-bedroom homes $1,023,050 (the mean of $996,100 and $1,050,000). A third bedroom is worth less here than buyers expect, about $43,000 at the median, because two of the eight three-bedroom sales were the smallest plans on the street.
The 5 MLS closings of homes at 2,000 square feet or more had a $1,050,000 median, and the 11 smaller homes a $996,100 median. About $54,000 at the median for roughly 200 more square feet says condition and year of sale move value more than size does.
Eight sales of essentially one floor plan spread across $341,100. A median of those eight, $966,700, would undervalue the best-presented home on the street by about a quarter of a million dollars and overvalue a home with an original roof and kitchen. The median tells you where the middle is; the walk-through tells you where your home is.
Enter your address in the valuation form at the top of this page and Jesse follows up with the closings that fit your home and a written range. If you would rather talk first, Call Jesse direct at (239) 898-6072.
A Gleneagles at Pelican Sound home is valued in ten steps: confirm the section and legal form, pull the plan-band closings, match size and bedrooms, adjust for the year of sale, then for condition, pool and lot, and flood map, add the fee stack a buyer underwrites, test against the live market, and give a range with the reasons.
Is the home in Gleneagles, under Gleneagles at Pelican Sound Neighborhood Association, or in Torrey Pines, under its own association? Both are fee-simple single-family homes under Chapter 720, not condominiums, so the comparison set is single-family sales, never a carriage home or condominium with the same square footage.
The county roll sorts the 69 Gleneagles homes into three bands: 14 of 1,762 to 1,777 heated square feet, 41 of 1,865 to 1,917, and 14 of 2,080 to 2,129. Torrey Pines adds 14 of 1,875 to 1,885 and 10 of 2,081 to 2,344. We start with the MLS and county sales in your band and add the neighboring band only to fill a gap.
The roll counts two bedrooms where many listings show two plus a den, and the MLS measures living area a little differently from the roll. We compare MLS area with MLS area, and roll area with roll area, and we never divide a deed price by an MLS square-foot figure.
The seven 2022 closings had a $937,300 median and sold at a 107.1% median of list; the nine since January 2023 have a $1,050,000 median and sold at 98.6%. A 2022 sale is evidence of how the market moved, not a comparison for 2026. Within the mid-size band the effect is plain: its four closings since 2023 have a $948,750 median (the mean of $875,000 and $1,022,500), against $966,700 for all eight over five years, because the 2022 bidding lifted some older sales above where the same plan has traded since. When the most recent sale in your band is a strong one, as March 2026 was at $1,216,000, we ask why before we lean on it: a sale that sets a five-year high per square foot usually reflects the home's condition as much as the market.
Every Gleneagles home was built in 1998, 1999 or 2000. A second roof, newer air-conditioning, impact glass, an updated kitchen and baths, and permits for all of it are where most of the $341,100 spread on one plan comes from. We see the home before we name a number for exactly that reason.
Section 9.20 of the Declaration lets an owner add a pool and screened enclosure with ARC approval, so some homes have one. Golf or lake frontage, privacy and the lot's position on Gleneagles Links Drive or Court also move value, and the MLS photographs and our walk-through, not the county file, show them.
On October 7, 2026 every Gleneagles street point queried returned shaded Zone X, and all five Torrey Pines Court points returned Zone AE, on FEMA panel 12071C0587G. Section 8.1 of the Declaration requires flood coverage on every Gleneagles home. A buyer prices the premium, so an elevation certificate and a wind mitigation form can be worth real money in a valuation.
Your buyer weighs the $11,495 club assessment, the Gleneagles dues ($787.50 a quarter with termite service in 2025), about $1,209 a year in River Ridge district assessments, and, for a first-time Pelican Sound owner, a $20,300 initiation fee at closing. Those charges are the same for every Gleneagles home, so they do not change the ranking, but they cap what any buyer will pay.
On September 29, 2026 there was no Gleneagles or Torrey Pines listing to test against, so we look at what the nearest alternatives would cost a buyer: The Masters' 12-month MLS median of $1,249,000 for larger homes, and Pelican Sound's carriage homes at $812,500 to $970,000.
The opinion you receive is a range with the closings that support each end, and a recommended list price inside it. If the evidence is thin for your plan, the opinion says so. The neighborhood record behind every step, from the plats to the flood panel, is in our guide to Gleneagles at Pelican Sound and Torrey Pines.
Gleneagles at Pelican Sound had no home for sale on September 29, 2026, and its last MLS sale closed at $645 per square foot, a five-year high. If you own on Gleneagles Links Drive or Court or on Torrey Pines Court or Way, your number starts with the closings in your plan band.
Selling a home in Gleneagles at Pelican Sound? Get a free Gleneagles at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072, and read how we sell a Gleneagles at Pelican Sound home once the number is in hand.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873, read our Gleneagles at Pelican Sound buyer's guide, or read how we represent buyers.
Gleneagles at Pelican Sound and Torrey Pines homes sold 16 times through the Southwest Florida MLS in the 60 months to September 29, 2026, from $750,000 to $1,292,000 at a $1,009,300 median, with $16,288,508 in total volume. The tables below give every window and every sale, newest first.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $1,119,250 (mean of $1,022,500 and $1,216,000) | $595.21 | 1.5 | 101.2% |
| 24 months | 2 (small sample) | $1,119,250 | $595.21 | 1.5 | 101.2% |
| 36 months | 6 (small sample) | $1,092,500 (mean of $1,050,000 and $1,135,000) | $576.96 | 4.5 | 98.7% |
| 60 months, first window with 10+ | 16 | $1,009,300 (mean of $996,100 and $1,022,500) | $514.91 | 7 | 100.0% |
| Closed | Section | Beds and baths | MLS living area | Final list | Sold price | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Mar 2026 | Gleneagles | 2 plus den, 2 baths | 1,885 | $1,157,000 | $1,216,000 | $645 | 105.1% | 3 |
| Oct 2025 | Torrey Pines | 2 plus den, 2 baths | 1,875 | $1,050,000 | $1,022,500 | $545 | 97.4% | 0 |
| Aug 2024 | Torrey Pines | 3 plus den, 2.5 baths | 2,106 | $1,100,000 | $1,050,000 | $499 | 95.5% | 2 |
| Feb 2024 | Torrey Pines | 2 plus den, 2 baths | 1,882 | $874,900 | $874,900 | $465 | 100.0% | 14 |
| Feb 2024 | Gleneagles | 3 plus den, 2 baths | 2,097 | $1,292,000 | $1,292,000 | $616 | 100.0% | 6 |
| Nov 2023 | Gleneagles | 3, 2 baths | 1,865 | $1,175,000 | $1,135,000 | $609 | 96.6% | 119 |
| Jun 2023 | Gleneagles | 3 plus den, 2 baths | 2,103 | $979,000 | $965,000 | $459 | 98.6% | 4 |
| May 2023 | Torrey Pines | 2 plus den, 2 baths | 1,885 | $890,000 | $875,000 | $464 | 98.3% | 20 |
| Jan 2023 | Gleneagles | 2 plus den, 2 baths | 1,917 | $1,100,000 | $1,100,000 | $574 | 100.0% | 12 |
| Dec 2022 | Torrey Pines | 3 plus den, 2 baths | 2,166 | $1,250,000 | $1,285,208 | $593 | 102.8% | 2 |
| Jun 2022 | Gleneagles | 2 plus den, 2 baths | 1,882 | $925,000 | $1,104,500 | $587 | 119.4% | 7 |
| Apr 2022 | Gleneagles | 2 plus den, 2 baths | 1,882 | $875,000 | $937,300 | $498 | 107.1% | 9 |
| Apr 2022 | Gleneagles | 3, 2 baths | 1,770 | $699,000 | $750,000 | $424 | 107.3% | 8 |
| Mar 2022 | Gleneagles | 3, 2 baths | 1,875 | $875,000 | $996,100 | $531 | 113.8% | 7 |
| Feb 2022 | Gleneagles | 2 plus den, 2 baths | 1,885 | $859,000 | $890,000 | $472 | 103.6% | 8 |
| Feb 2022 | Gleneagles | 3 plus den, 2 baths | 2,106 | $830,000 | $795,000 | $377 | 95.8% | 7 |
The top MLS sale in 60 months was a 2,097 square foot three-bedroom-plus-den Gleneagles home at $1,292,000 in February 2024, at list after 6 days. The bottom was a 1,770 square foot three-bedroom Gleneagles home at $750,000 in April 2022. In the same month as the top sale, a 1,882 square foot Torrey Pines home closed at $874,900, so the range in a single month was $417,100.
Per-sale MLS price per square foot ran from $377 (a 2,106 square foot home in February 2022) to $645 (the 1,885 square foot home in March 2026). The 60-month median is $514.91 and the 36-month median $576.96, so the per-foot price of the recent sales is about 12% above the five-year median, on small counts. Price per square foot is a check on a valuation, not the method, because the smaller homes here routinely sell at a higher per-foot figure.
Ten of the 16 MLS closings sold at or above the final list price and 7 sold above it, all seven in 2022 or in March 2026. The six below-list sales ranged from 95.5% to 98.6% of list, so a correctly priced Gleneagles home that sold under list did not sell far under it.
Fourteen of the 16 closings went under contract within 14 days. The 1,865 square foot home that closed in November 2023 took 119 days and finished at 96.6% of list, the clearest sign in the record of what happens to a value set ahead of the street.
In the 60 months to August 21, 2026 the county recorded 21 qualified sales at Gleneagles and Torrey Pines, at a $1,022,500 median (n = 21). Five never closed through the MLS: $845,000 for a 1,767 square foot three-bedroom Gleneagles home in May 2023, $1,225,000 for a two-bedroom Gleneagles home in August 2023, $1,050,000 for a two-bedroom Gleneagles Links Court home in November 2023, $925,000 for another two-bedroom Gleneagles Links Court home in February 2025, and $1,100,000 for a 2,106 square foot three-bedroom Torrey Pines Way home in March 2025. They are deed prices, and we use them beside the MLS sales, never averaged with them.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Gleneagles at Pelican Sound values roughly doubled in a decade on the county record: the qualified-sale median was $520,000 in 2017 and 2019, $937,300 in 2022, and above $1,000,000 in every year since 2023. The MLS shows the same turn, from bidding over list in 2022 to pricing at list since.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
County figures are recorded deed prices the Property Appraiser flags as qualified arm's-length sales, Gleneagles and Torrey Pines together.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to August 21) | 1 | $1,216,000 |
| 2025 | 3 | $1,022,500 |
| 2024 | 3 | $1,050,000 |
| 2023 | 7 | $1,050,000 |
| 2022 | 7 | $937,300 |
| 2021 | 5 | $665,000 |
| 2020 | 3 | $615,000 |
| 2019 | 1 | $520,000 |
| 2018 | 8 | $582,500 |
| 2017 | 6 | $520,000 |
| 2016 | 4 | $590,000 |
| 2015 | 5 | $495,000 |
| 2014 | 5 | $526,000 |
| 2013 | 2 | $472,500 |
| 2012 | 7 | $375,000 |
| 2011 | 4 | $432,500 |
| 2010 | 2 | $497,500 |
| 2009 | 1 | $425,000 |
The county file also holds transfers recorded in 1998, 1999 and 2001 while the homes were being built, including 23 recorded in 1999 at prices above $1,500,000 each; we read those as development transfers, not home prices, and leave them out.
| Year | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 | 7 | $937,300 | $498.03 | 7 | 107.1% |
| 2023 | 4 (small sample) | $1,032,500 (mean of $965,000 and $1,100,000) | $519.00 | 16 | 98.4% |
| 2024 | 3 (small sample) | $1,050,000 | $498.58 | 6 | 100.0% |
| 2025 | 1 | $1,022,500 | $545 | 0 | 97.4% |
| 2026 (to September 29) | 1 | $1,216,000 | $645 | 3 | 105.1% |
Every row is our arithmetic from the MLS closings above; one sale a year is a data point, not a median.
In 2022 six of seven Gleneagles and Torrey Pines closings sold above list. In 2023 and 2024 every one of the seven closings sold at or below list. The March 2026 sale, at 105.1% of list, was the first over-list closing since December 2022. Values held at the higher level; the bidding stopped.
An owner who bought near the 2020 county median of $615,000 is looking at a 2025 median of $1,022,500, about two-thirds higher on the county record (our arithmetic). An owner who bought in the 2022 rush, when the median closing was 107.1% of list, has gained less than the long series suggests once selling costs are counted. The series sets expectations; your home's own condition sets the number.
Our count from the county file: 42 of the 93 homes recorded at least one qualified resale in the ten years since September 2016, 45 sales in all, about four a year. Since 2002 the file holds 59 qualified Gleneagles resales and 16 Torrey Pines resales. That steady turnover is why a valuation here always has some recent evidence, even in a thin year.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Online estimates miss on Gleneagles at Pelican Sound homes because they price by square foot from nearby sales, and here one floor plan has sold across a $341,100 range, two sections share a street map, and only two homes closed through the MLS in the last 12 months. A model cannot see a roof, a kitchen or a flood elevation.
An automated value estimate is a statistical model run over recorded sales and listing data. It works best where many similar homes sell every month. Gleneagles and Torrey Pines together sold through the MLS twice in 12 months, which leaves a model leaning on older sales or on homes outside the neighborhood.
Eight sales of the 1,875 to 1,885 square foot plan spread from $874,900 to $1,216,000. A model that sees the same square footage, the same year built and the same ZIP code gives all eight roughly the same value. The market did not.
It cannot see a second roof, impact glass, a remodeled kitchen, a pool added under section 9.20, a golf view, the termite service level, the last association repaint, or an elevation certificate on Torrey Pines Court. Those are the items that moved real Gleneagles prices.
The Lee County Property Appraiser's just value is a mass-appraisal figure for taxation as of January 1, and an owner's assessed value under the Save Our Homes cap can sit far below market. It is a tax number. Your buyer's tax will reset after purchase, and the section 689.261 disclosure tells them so.
Keep it as one data point and set it beside the closings in your plan band on this page. If it is far from them, ask what it is missing, and the answer is usually one of the items above.
Gleneagles at Pelican Sound and The Masters differ in value mainly by size and bedroom count: Gleneagles, with Torrey Pines, sold at a $1,009,300 60-month MLS median and $514.91 per square foot, The Masters at $1,249,000 and $558.24. Both carry the same bundled club, so the gap is the house, not the membership.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll and recorded sales through August 21, 2026)
| Decision point | Gleneagles at Pelican Sound (with Torrey Pines) | The Masters at Pelican Sound |
|---|---|---|
| Homes | 93 (69 Gleneagles, 24 Torrey Pines) | 100 |
| Year built (county roll) | 1998 to 2000, median 1999 | 2000 to 2002, median 2001 |
| Heated area (county roll) | 1,762 to 2,344 sq ft, median 1,882 | 1,767 to 2,723 sq ft, median 2,100 |
| Bedrooms (county roll) | 47 two, 46 three, none with four | 23 two, 55 three, 22 four |
| 12-month MLS closings | 2, median $1,119,250 (small sample) | 7, median $1,249,000 |
| 12-month median $ per MLS sq ft | $595.21 | $571.01 |
| 12-month median days on market | 1.5 | 4 |
| 12-month median sold-to-list | 101.2% | 100.0% |
| 60-month MLS closings | 16 | 10 marketed |
| 60-month MLS median | $1,009,300 | $1,249,000 |
| 60-month median $ per MLS sq ft | $514.91 | $558.24 |
| 60-month median days on market | 7 | 5.5 |
| Resales in ten years (county) | 42 of 93 homes | 26 of 100 homes |
| Active listings, September 29, 2026 | 0 | 0 |
| Neighborhood dues | Published: $787.50 a quarter with termite service (2025) | Not published |
| Flood zone at points queried | Shaded Zone X (Gleneagles); mostly Zone AE (Torrey Pines Court) | Unshaded Zone X |
| Club membership | Bundled, $11,495 a year (2026) | Bundled, $11,495 a year (2026) |
Both columns come from the same September 29, 2026 MLS pull and the same county files. The Masters figures exclude one sale entered after closing, which carries no days on market.
About $240,000 separates the two 60-month medians, but only about $43 a square foot separates the per-foot medians. A Masters buyer pays mostly for space and a fourth bedroom; a Gleneagles buyer gets the same club, gate and river for less. Our guide to The Masters at Pelican Sound home values shows that street's closings in the same format.
A Masters home of 1,885 square feet sold in April 2026 at $990,000, and one of 2,082 square feet at $1,249,000, so the smaller Masters plans overlap Gleneagles' sizes. We use those as secondary comparisons when Gleneagles' own band is thin, and say so in the opinion.
A buyer who needs four bedrooms or more than 2,200 square feet goes to The Masters. A buyer who wants a detached Pelican Sound home near 1,900 square feet at the lower number comes to Gleneagles. Knowing which buyer your home attracts is part of the valuation.
Gleneagles at Pelican Sound sits in Pelican Sound's single-family tier, priced above every condominium and carriage-home neighborhood and below The Masters on the 12-month MLS measure. The yardstick below puts all eleven neighborhood pages on the same measure from the same September 29, 2026 pull, so a Gleneagles owner can see where a buyer's alternatives sit.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Neighborhood | Homes | Regime | Year built (roll) | 12-month MLS closings | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium | 2000 | 4 | $812,500 (small sample) |
| Gleneagles, with Torrey Pines | 93 | Single-family, Chapter 720 | 1998 to 2000 | 2 | $1,119,250 (small sample) |
| Southern Hills | 84 | Condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 (6 in 60 months) | none in 12 months |
| Seaside | 80 | Condominium | 1998 to 2000 | 1 | $970,000 (one sale) |
The eleven rows hold all 1,299 residences and all 50 MLS closings of the last 12 months.
Pinehurst shares Gleneagles' founding year, plats and builder, but its 82 estate homes run about 2,100 to 3,200 heated square feet on the roll. It had no MLS closing in the last 12 months and six in 60 months, so it rarely gives a Gleneagles valuation a current comparison.
Palmetto Dunes, Oak Run and Seaside are two-story carriage-home condominiums of 1,759 and 2,170 square feet with 12-month medians of $812,500 to $970,000. A detached Gleneagles home of similar size carries a premium over them, and the size of that premium is a fair test of any Gleneagles value.
Island Sound, Turnberry, Edgewater, Southern Hills and Hammock Greens sold at 12-month medians of $357,000 to $585,000. They share the club but not the product, so they never serve as comparisons for a Gleneagles home.
The live market says little directly about a Gleneagles at Pelican Sound value, because on September 29, 2026 there was no Gleneagles or Torrey Pines listing at all. Without an active ask to test against, the closings, the county record and the nearest alternatives at The Masters and the carriage homes carry the whole valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
No active listing means no seller is undercutting you and no buyer can compare your ask with a neighbor's. It also means the first listing sets the market's expectation, which is why a valuation here should be built before any list price is chosen.
The two most recent MLS closings ($1,022,500 in October 2025 and $1,216,000 in March 2026), the 36-month median of $1,092,500, and the county's 2025 and 2026 sales. Together they bracket where a well-presented home lists today.
A new Gleneagles or Torrey Pines listing, a Masters sale in the 1,900 to 2,100 square foot range, or a pending sale on your street changes the picture. We refresh a valuation when any of those happens.
The best time to have a Gleneagles at Pelican Sound home valued is two to three months before you would list, so there is time to fix what the valuation finds. Nine of the 16 MLS closings in 60 months happened between January and April, Pelican Sound's busiest season, which makes autumn the natural time to prepare.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Months | MLS closings, 60 months | Share |
|---|---|---|
| January to April | 9 | 56% |
| May to August | 4 | 25% |
| September to December | 3 | 19% |
Our arithmetic from the 16 MLS closings above, by closing month.
A winter closing usually means an autumn or early-winter contract, so a valuation in late summer or early autumn leaves time for the roof, paint and termite records and a pre-listing inspection. With zero inventory, a ready home can also sell out of season: the October 2025 sale went under contract the day it listed.
Update it whenever a Gleneagles, Torrey Pines or comparable Masters home closes, and at least before each season. On a street with three or four sales a year, one new closing can move the right list price.
A Gleneagles at Pelican Sound buyer weighs four published charges against your price: the $11,495 club assessment, Gleneagles dues of $787.50 a quarter with termite service in 2025, about $1,209 a year in River Ridge district assessments, and, for a first-time Pelican Sound owner, a $20,300 initiation fee at closing.
| Item | Amount | Source |
|---|---|---|
| Club initiation fee at closing, first-time owner | $20,300 | Pelican Sound 2026 Fact Sheet |
| Resale capital fee, returning owner instead | $11,495 | Pelican Sound 2026 Fact Sheet |
| Club annual assessment | $11,495 | Pelican Sound 2026 Fact Sheet |
| Gleneagles dues with termite service | $3,150 a year (2025 rate, $787.50 a quarter) | Board minutes, November 22, 2024 |
| Gleneagles dues without termite service | $2,884 a year (2025 rate, $721.00 a quarter) | Board minutes, November 22, 2024 |
| River Ridge district assessment | about $1,209 a year | River Ridge CDD FY2026 budget |
For a first-time Pelican Sound buyer the published items come to about $36,154 in the first year at the 2025 Gleneagles rate with termite service (our arithmetic), before property tax and insurance.
Gleneagles is one of the few Pelican Sound neighborhoods whose dues are on the public record, in board minutes the association posts online. A buyer who can read the carry before writing an offer has one less unknown to discount. The 2026 amount is not posted; your estoppel will state it.
Your tax bill reflects your own assessed value and exemptions. Your buyer's bill will reset after the purchase, which section 689.261 requires the buyer to be told before the contract. A buyer budgets the reset, not your bill, and that affects what they can pay.
Section 8.1 of the Gleneagles Declaration requires every owner to carry windstorm and flood coverage at full replacement cost. On the Gleneagles streets the map is shaded Zone X; on most of Torrey Pines Court it is Zone AE, where a federally backed mortgage requires flood insurance. The Village of Estero takes part in FEMA's Community Rating System at Class 6, a 20% discount on National Flood Insurance Program premiums.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida rules shape a Gleneagles at Pelican Sound sale price through the costs and disclosures that come out of it: the seller's deed doc stamps and, in Lee County, the owner's title policy; the section 720.401 disclosure summary owed before the contract; the section 720.30851 estoppel; and the property tax and flood disclosures a buyer reads before signing.
The deed doc stamp tax is $0.70 per $100 of price under section 201.02, and in Lee County the seller customarily pays it along with the owner's title policy, whose premium the state promulgates under Rule 69O-186.003. On a $1,009,300 sale that is $7,065.10 in doc stamps and about $5,100 in title premium (our arithmetic). The contract controls.
Gleneagles and Torrey Pines are Chapter 720 homeowners' associations, so section 720.401 applies: on a resale the seller supplies the disclosure summary before the buyer executes the contract, the contract carries the statute's voidability clause, and a buyer who did not receive it may cancel within 3 days after receipt or before closing, whichever comes first. Pelican Sound's condominium neighborhoods instead follow Chapter 718, with section 718.503 disclosures and a different cancellation window; this is information, not legal advice, and your closing agent or attorney confirms it for your sale.
A Gleneagles sale needs the club's estoppel ($299 under the 2026 Fact Sheet) and the association's, whose fee section 720.30851 caps at $299 for a current account, plus up to $119 for rush delivery and up to $179 more if the account is delinquent. Both state what is owed at closing, including any special assessment.
Section 689.261 requires the property tax disclosure summary before the contract, and section 689.302 requires the seller to disclose known flood damage, flood insurance claims and federal flood assistance. Both bear on value, because a buyer prices what the disclosures reveal.
Since August 17, 2024 a buyer signs a written agreement with their own agent before touring, and offers of compensation to a buyer's agent no longer appear in the MLS. Commission is negotiable. Whether a seller contributes toward a buyer's agent is a pricing decision we model in the net sheet, not a fixed cost.
What moves a Gleneagles at Pelican Sound number before listing is the evidence a buyer needs to pay the top of the plan-band range: a sound roof with its permit, current termite proof, the association's repaint date, a wind mitigation form, an elevation certificate where the map calls for one, and clean ARC and permit files.
On a 1998 to 2000 home the inspector looks first at the roof, the air-conditioning, the water heater, the windows and the plumbing. Repair or document each one before listing, because an inspection surprise becomes a price reduction, not a repair bill.
Section 7.7 requires termite proof by March 31 each year, and the 2025 dues come in two amounts depending on whether the association's termite contract is included. The association paints on the board's schedule under the 2020 amendment. Both answers belong in the listing packet.
A current Uniform Mitigation Verification Inspection Form shows the insurance credits a home earns under section 627.711. On Torrey Pines Court, where the map is Zone AE, an elevation certificate turns the biggest unknown into a number.
Any exterior change needs written approval of the Gleneagles board and Pelican Sound's Architectural Review Committee under section 5 of the Declaration, and a permit from the Village of Estero. Approvals and finals on file let a buyer pay for an improvement instead of discounting it.
The association posts its 2013 restated Declaration, Bylaws, the 2020 and 2021 amendments and its minutes on its public website. A buyer who reads them early, including the leasing, pet and parking rules, writes a firmer offer.
What you net from a Gleneagles at Pelican Sound sale is the price less the commission you negotiate, the deed doc stamps, the owner's title policy, two estoppels, settlement and lien-search fees and the property tax proration, under Lee County custom. The fixed lines at four price points taken from this page's sales are below.
| Price | Basis on this page | Deed doc stamps | Owner's title policy, approximate | Club and association estoppels |
|---|---|---|---|---|
| $875,000 | Low end of the 1,875 to 1,885 sq ft plan since 2023 | $6,125.00 | about $4,450 | up to $598 |
| $1,009,300 | 60-month MLS median | $7,065.10 | about $5,100 | up to $598 |
| $1,216,000 | Most recent MLS closing | $8,512.00 | about $5,615 | up to $598 |
| $1,292,000 | Highest MLS closing in 60 months | $9,044.00 | about $5,805 | up to $598 |
Doc stamps are $0.70 per $100 or portion under section 201.02; the title premium follows the promulgated schedule; estoppels are $299 each for a current account. Settlement, title search and lien search fees vary by title company, and commission is negotiated; as arithmetic only, each 1% of a $1,009,300 sale is $10,093.
A value without a net is half an answer. Every written Gleneagles valuation we deliver includes a net sheet at the recommended price, with the proration estimated from your actual tax bill and any payoff you give us.
Whether to rent or sell a Gleneagles at Pelican Sound home turns on the Declaration's leasing limits, the club's lessee rules and the carry you keep paying, set against the value a sale would realize today. With no competing listing on September 29, 2026, a written valuation usually makes the choice clear.
Section 9.3 of the Declaration allows written leases of at least 30 consecutive days, no more than four a calendar year without board approval, with no subleasing and a signed copy to the association three days ahead. The club requires its application 20 business days before the lease, a $260 approval fee and a $465 plus tax amenity transfer fee, and bars lessee pets.
A written value and net sheet put a number on the sale. Set against the rental limits and the carry, it shows whether holding earns enough to justify waiting for the next buyer.
You get a free Gleneagles at Pelican Sound home valuation by entering your address in the valuation form at the top of this page or by calling Jesse at (239) 898-6072. We answer with the closings in your plan band, adjusted for your home, a written range and a net sheet, with no obligation to list.
The Gleneagles and Torrey Pines MLS closings in your plan band, the county-recorded sales that never reached the MLS, adjustments for condition, pool, lot and flood map, The Masters and carriage-home alternatives your buyer will weigh, the fee stack, and a net sheet under Lee County custom.
A list price chosen before the evidence is a guess, and on a street with no listings a wrong first price is expensive. The record shows it: the one Gleneagles listing that started above the street took 119 days and closed at 96.6% of list.
Use the form at the top of this page, request a free home valuation, or Call Jesse direct at (239) 898-6072. Confidential conversations welcome.
If you're searching for a Gleneagles at Pelican Sound listing agent, or thinking, "I need someone to sell my Gleneagles at Pelican Sound home," your home's value is set against 16 MLS closings in five years and no competing listing on September 29, 2026. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Gleneagles, The Masters, Pinehurst or anywhere else in Pelican Sound, or in The Brooks, Grandezza, West Bay Club or Wildcat Run, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Honors and recognition:
Start with a free Gleneagles at Pelican Sound home valuation. Jesse follows up with the Gleneagles and Torrey Pines closings that fit your home and a written range. (239) 898-6072, text or call.
Nine of 16 MLS closings in 60 months happened from January to April, but a ready home sold in October 2025 the day it listed. Preparation moves value more than the month does.
At the median, yes, $498.58 against $531.25 over 60 months, mostly because Torrey Pines' sales included its larger plans.
No. They help a buyer, not the valuation; gather them while we prepare it.
Yes. A valuation carries no obligation, and we keep the conversation confidential.
Ask each one for the closings behind their number and what happened to the Gleneagles listing that took 119 days. A number without its comparable sales is a pitch.
Sellers who have worked with McGreevy and Comisar describe repeat business, patient handling of a sale from out of the area, and support on both sides of a move, which matters to a Gleneagles at Pelican Sound owner valuing a seasonal home. The quotes below are genuine five-star Google reviews, word for word.
McGreevy and Comisar is a top-reviewed Gleneagles at Pelican Sound realtor on Google. We publish no aggregate score and no rating widget.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" 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 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
Gleneagles at Pelican Sound owners work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group and have sold Southwest Florida real estate for more than twenty years. Every valuation on this street is written by one of us from the closings in the owner's plan band, after a walk-through of the home itself.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy, Sales Associate, writes Gleneagles valuations and leads listing strategy. Call Jesse direct at (239) 898-6072.
Marc Comisar, Broker Associate, leads buyer representation and brings the buyer's view of value. Call Marc at (239) 287-5873.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions Gleneagles at Pelican Sound owners ask about value, answered from the Southwest Florida MLS, the Lee County record, the Gleneagles Declaration, the Pelican Sound 2026 Fact Sheet and Florida law. Each answer names its window or document; where a record is not public, the answer says so rather than guessing.
It depends on your plan band and condition. Over 60 months the 1,875 to 1,885 square foot plan sold from $874,900 to $1,216,000 and the 2,097 to 2,166 square foot plans from $795,000 to $1,292,000. Request a free valuation for your home's own range.
$1,009,300 over 60 months on 16 MLS closings, and $1,119,250 over 12 months on just 2 (Southwest Florida MLS, September 29, 2026).
A median of $514.91 per MLS square foot over 60 months and $576.96 over 36 months, from $377 to $645 per sale.
The 8 MLS sales listed as two bedrooms plus a den had a $979,900 median over 60 months, from $874,900 to $1,216,000.
The 8 MLS sales listed with three bedrooms had a $1,023,050 median over 60 months, from $750,000 to $1,292,000.
Yes, from the same plan bands, but compared first with Torrey Pines sales: 5 MLS closings in 60 months at a $1,022,500 median, plus the county's March 2025 sale at $1,100,000.
Year of sale and condition. Eight sales of the 1,875 to 1,885 square foot plan spread across $341,100 in five years.
Yes on the county record: medians of $615,000 in 2020 and $665,000 in 2021 against more than $1,000,000 in every year since 2023.
The prices held; the bidding stopped. The 2022 MLS median sold-to-list was 107.1%, and since January 2023 it has been 98.6%, while the median price rose from $937,300 to $1,050,000.
As many as your plan band has. We use every MLS and county sale in the band over 60 months, weight the recent ones, and add The Masters' overlapping plans only when the band is thin.
Yes, beside the MLS sales and never averaged with them. Five county sales in 60 months never closed through the MLS.
Rarely close, because it prices by square foot and cannot see roofs, kitchens, pools or flood elevations, the things that moved real Gleneagles prices.
No. It is a mass-appraisal figure for tax, and under the Save Our Homes cap your assessed value can sit far below market.
It changes the buyer's insurance cost, and so what they can pay. The Gleneagles streets map shaded Zone X; most of Torrey Pines Court maps Zone AE.
Indirectly. A first-time Pelican Sound buyer brings $20,300 to closing for the club, cash that is not available for your price.
$11,495 a year, effective January 1, 2026, under the club's Fact Sheet.
$787.50 a quarter with termite service or $721.00 without it under the 2025 budget; the 2026 amount is not posted and appears on the estoppel.
It adds about $1,209 a year to every Pelican Sound tax bill for FY2026, a carry your buyer budgets.
Usually, but the county file we hold does not record pools, so we read it from the listing photographs and the walk-through rather than from a formula.
On a home built in 1998 or 1999, a permitted newer roof is one of the clearest separations between the top and bottom of a plan band, because buyers and insurers ask about it first.
A first range follows the 60-second form; the written opinion follows a walk-through, usually within days.
Nothing, and it carries no obligation to list.
A valuation is our opinion of the price a buyer will pay; an appraisal is a licensed appraiser's report, usually for a lender. On a thin street we give the appraiser the closings in your band in writing.
Two to three months before you would list. Nine of 16 MLS closings in 60 months happened between January and April.
After every Gleneagles, Torrey Pines or comparable Masters closing, and before each season.
Yes. With no listing on September 29, 2026, your home faces no direct competition, but its list price also has no live ask to lean on, so the evidence must carry it.
In Lee County the seller customarily pays doc stamps of $0.70 per $100, the owner's title policy, two estoppels and settlement fees, plus the commission you negotiate; the contract controls.
The seller, by custom; in Collier County the buyer customarily does. The contract controls.
The section 720.401 disclosure summary before the contract, the section 689.261 property tax disclosure summary, and the section 689.302 flood disclosure.
It depends on your carry and the leasing limits: 30-day minimum leases, four a year, no subleasing and no lessee pets. A valuation puts a number on the sale side.
At it. The one Gleneagles listing in 60 months that started above the street took 119 days and closed at 96.6% of list.
Possibly. IRS Topic 701 and Publication 523 explain the exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a qualifying main home; ask your tax adviser.
The Masters' 60-month MLS median is $1,249,000 against $1,009,300 here, but the per-foot gap is only about $43, $558.24 against $514.91.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Use the form at the top of this page, request a free home valuation, or Call Jesse direct at (239) 898-6072.
You reach the Gleneagles at Pelican Sound valuation team by entering your address in the valuation form at the top of this page, which goes straight to Jesse and Marc, or by calling Jesse at (239) 898-6072. Every valuation is built from your plan band's closings and comes with a net sheet.
Go to the valuation form on this page, request a free home valuation, or Call Jesse direct at (239) 898-6072. Buying as well? Call Marc at (239) 287-5873 or read how we represent buyers.
Every fact on this Gleneagles at Pelican Sound home valuation guide traces to a primary record below: the association's recorded documents and website, Pelican Sound Golf & River Club documents, Florida statutes and agencies, Lee County, the Village of Estero, FEMA, NAR and federal sources, the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Gleneagles at Pelican Sound's key documents are published by the association, Pelican Sound Golf & River Club, the State of Florida, the River Ridge district and federal agencies; the table links each one to its issuing authority. The recorded instruments are also available through the Lee County Clerk's official records, and the association's estoppel through its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Amended and Restated Declaration, Bylaws and Articles | Gleneagles at Pelican Sound Neighborhood Association, recorded in Lee County | April 26, 2013 | Declaration, PDF |
| Certificate of Amendment (paint, roof cleaning, water lines) | Gleneagles at Pelican Sound Neighborhood Association | March 2020 | Amendment, PDF |
| Certificate of Amendment (roof cleaning, mailboxes) | Gleneagles at Pelican Sound Neighborhood Association | March 2021 | Amendment, PDF |
| Amended and Restated Articles of Incorporation | Florida Division of Corporations | October 2, 1997 | Articles, PDF |
| Torrey Pines Articles of Incorporation | Florida Division of Corporations | June 7, 1999 | Articles, PDF |
| 2026 Fact Sheet, fees and membership rules | Pelican Sound Golf & River Club | January 1, 2026 | Fact Sheet, PDF |
| ARC Guidelines and Procedures | Pelican Sound Golf & River Club | current file | ARC guidelines, PDF |
| ARC Application | Pelican Sound Golf & River Club | current file | ARC application, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | FY2026 | District budget, PDF |
| Estoppel fee analysis, CS/CS/HB 979 | Florida Legislature | 2024 | Staff analysis, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.