Estero, Florida
What is my Island Sound at Pelican Sound home worth? McGreevy and Comisar value coach homes and elevator condos from their own closings, by plan and floor, with the county record back to 2009. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
What is my Island Sound at Pelican Sound home worth? The answer starts with which Island Sound you own. Our Island Sound at Pelican Sound neighborhood guide describes the two condominiums on Island Sound Circle, and this page shows how a home in each is valued: by section, floor and plan, then by condition, the live competition and the costs a buyer carries. Island Sound sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
Over the 12 months to September 29, 2026 the Southwest Florida MLS recorded 11 Island Sound closings at a $450,000 median. No Island Sound home is worth $450,000 because of that number. Six Island Sound I coach homes, each with a one-car garage, closed at a $515,000 median, and five Island Sound II flats in four-story elevator buildings closed at $345,000. Within each half, the floor, the plan and the condition move the price by tens of thousands of dollars, and this page shows by how much.
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. If you are ready to sell, our Island Sound seller's guide covers pricing, marketing, costs and the Florida rules, and if you are buying as well, read our Island Sound buyer's guide. For homes elsewhere in the community, see what a Pelican Sound home is worth.
McGreevy and Comisar are the best realtor for Island Sound at Pelican Sound because a fair value here has to be built from the right half of the neighborhood. We split every Island Sound MLS closing since May 2022 by section and plan, read the county's recorded sales back to 2009, and price from those, not from a blended median.
If you're searching for the best realtor for Island Sound at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Island 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 closings behind a value, by section and floor, and we show ours below.
Recent Island Sound at Pelican Sound track record (last 12 months): In the last 12 months Island Sound at Pelican Sound has seen 11 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $450,000 (n = 11), a range of $320,000 to $565,000, $4,837,000 in total volume, a median of 48 days on market and a median sold-to-list ratio of 96.5%. The median price per square foot of MLS living area was $301.38: $319.87 for Island Sound I and $269.23 for Island Sound II. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day.
In the last 12 months we tracked every one of the 11 Island Sound closings in the Southwest Florida MLS, and we tracked all 247 qualified Island Sound sales the Lee County record holds from 2009 to July 29, 2026. Every value on this page names its window, its count and its source.
For Island Sound owners: a written valuation built from your own section's closings, a walk-through that adjusts for condition and updates, and a plain answer on what a buyer will carry each year. When you are ready to sell, premium marketing follows: cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet.
Honors and recognition:
What is your Island Sound at Pelican Sound home worth? Get a free home valuation or Call Jesse direct at (239) 898-6072. Ready to list? Read how we sell Island Sound homes.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
These are the points an Island Sound at Pelican Sound owner should know about value before any conversation with a buyer or an agent, each sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 Fact Sheet or FEMA.
An Island Sound at Pelican Sound home is worth what its own section and plan have recently closed at, adjusted for floor, condition and the live competition. Over 12 months that meant $450,000 to $565,000 for Island Sound I coach homes and $320,000 to $437,000 for Island Sound II flats, per the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Values below come from MLS closings split by floor plan: every coach home sale is recorded as two bedrooms plus a den at 1,550 to 1,675 square feet, and every elevator condo sale as two or three bedrooms at 1,207 to 1,450 square feet. Medians use the mean of the middle pair when n is even. All counts under 10 are small samples.
The upper-floor plan, 1,669 to 1,675 MLS square feet, is the higher-priced coach home. Over 60 months, 11 closed at a $565,000 median, a $338.32 median per MLS square foot, 15 median days on market and a 98.4% median sold-to-list ratio. In the last 12 months three closed: $530,000, $550,000 and $565,000.
The ground-floor plan, 1,550 to 1,551 MLS square feet, sits closest to the flood elevation and has closed lower. Over 60 months, 6 closed at a $507,500 median (mean of $500,000 and $515,000), a $327.32 median per MLS square foot, 25.5 median days on market and 95.7% median sold-to-list. In the last 12 months three closed: $450,000, $470,000 and $500,000.
The two-bedroom flats, 1,207 to 1,350 MLS square feet, are the neighborhood's entry price. Over 60 months, 18 closed at a $402,500 median (mean of $400,000 and $405,000), a $319.62 median per MLS square foot, 34 median days on market and 97.6% median sold-to-list. In the last 24 months five closed, at $320,000 to $350,000.
The three-bedroom flats, 1,375 or 1,450 MLS square feet, are 36 of Island Sound II's 132 flats on the county roll. Over 60 months, 7 closed at a $470,000 median, a $324.14 median per MLS square foot, 72 median days on market and 96.9% median sold-to-list. In the last 24 months three closed: $380,000, $437,000 and $545,000.
| Section and plan | 60-month closings | 60-month median | Last 12 to 24 months | Median $ per MLS sq ft, 60 months |
|---|---|---|---|---|
| Island Sound I, upper floor | 11 | $565,000 | $530,000 to $565,000 (12 months, 3 sales) | $338.32 |
| Island Sound I, ground floor | 6 | $507,500 | $450,000 to $500,000 (12 months, 3 sales) | $327.32 |
| Island Sound II, two bedrooms | 18 | $402,500 | $320,000 to $350,000 (24 months, 5 sales) | $319.62 |
| Island Sound II, three bedrooms | 7 | $470,000 | $380,000 to $545,000 (24 months, 3 sales) | $324.14 |
Southwest Florida MLS, pulled September 29, 2026; split by floor plan; our arithmetic. Your home's value sits inside its own row's recent range, and where inside it depends on what we see on the walk-through.
An Island Sound at Pelican Sound home is valued by building a comparable set from its own section and plan, adjusting each sale for time, floor, condition, furnishings and any lease, then checking the result against the live competition and the buyer's carrying cost. A written valuation shows every comparable and every adjustment.
We never compare a coach home with a flat. For an Island Sound I home, the comparable set is the coach home closings since 2022, 17 in all; for an Island Sound II flat, the 25 flat closings. Within each, we start from your plan and floor, and widen only when the plan's own sales are too few.
A 2022 sale is not a 2026 value. Island Sound II flats that sold for $405,000 to $490,000 in 2022 compete today with 2026 closings at $320,000 to $350,000 for two bedrooms. We weight the most recent sales most heavily and adjust older ones for the change in the section's market, which we measure from the yearly medians below.
In Island Sound I, the upper-floor plan is larger and has closed higher, and the ground floor carries the flood question. In Island Sound II, the elevator makes floor less of a barrier, and the view from the lanai can matter as much as the floor. The MLS rows we hold do not record view, so we adjust for it on the walk-through.
The buildings date from 2001 and 2002. A unit with a recent air conditioner, water heater, kitchen and baths is a different product from one with original finishes, and in a small sample that difference can be most of the spread between two sales in the same month. In April 2026, three Island Sound II flats of 1,275 to 1,300 MLS square feet closed at $320,000, $345,000 and $350,000.
For an Island Sound II ground-floor flat, the Village of Estero's permit reports show Hurricane Ian repair permits across all six buildings in May 2024. A buyer will ask whether a unit was repaired, under which permit, and whether the work passed final inspection. A documented repair supports value; an undocumented one invites a discount.
Many Island Sound homes sell furnished, and a lease can transfer with the sale. We value furnishings separately and tell you how buyers treat them. A tenant in place under the club's rules can help an investor buyer and slow a buyer who wants to move in, so the lease terms change the buyer pool and sometimes the price.
The last 24 months of Island Sound at Pelican Sound sales say the two halves have moved apart: 10 Island Sound I closings at a $522,500 median and 8 Island Sound II closings at $350,000, with the coach homes recovering in 2026 and the flats at their lowest level since 2022.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Section | Beds | MLS living area | List price | Sold price | $ per MLS sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 2026 | I, upper floor | 2 plus den | 1,670 | $565,000 | $565,000 | $338 | 7 |
| May 2026 | I, upper floor | 2 plus den | 1,670 | $549,000 | $530,000 | $317 | 85 |
| Apr 2026 | II | 2 | 1,300 | $355,000 | $350,000 | $269 | 3 |
| Apr 2026 | II | 2 | 1,300 | $325,000 | $320,000 | $246 | 28 |
| Apr 2026 | II | 2 | 1,275 | $360,000 | $345,000 | $271 | 116 |
| Mar 2026 | I, upper floor | 2 plus den | 1,669 | $569,000 | $550,000 | $330 | 93 |
| Mar 2026 | I, ground floor | 2 plus den | 1,551 | $525,000 | $500,000 | $322 | 386 |
| Jan 2026 | II | 2 | 1,300 | $349,000 | $320,000 | $246 | 48 |
| Dec 2025 | II | 3 | 1,450 | $450,000 | $437,000 | $301 | 72 |
| Dec 2025 | I, ground floor | 2 plus den | 1,550 | $499,000 | $450,000 | $290 | 24 |
| Nov 2025 | I, ground floor | 2 plus den | 1,551 | $499,000 | $470,000 | $303 | 27 |
| Closed | Section | Beds | MLS living area | Sold price | $ per MLS sq ft | Days on market |
|---|---|---|---|---|---|---|
| Aug 2025 | II | 3 | 1,450 | $380,000 | $262 | 207 |
| May 2025 | II | 2 | 1,350 | $350,000 | $259 | 82 |
| May 2025 | I | 2 plus den | 1,675 | $475,000 | $284 | 25 |
| Mar 2025 | I | 2 plus den | 1,670 | $625,000 | $374 | 15 |
| Jan 2025 | I | 2 plus den | 1,669 | $549,900 | $329 | 6 |
| Jan 2025 | II | 3 | 1,450 | $545,000 | $376 | 82 |
| Oct 2024 | I | 2 plus den | 1,550 | $515,000 | $332 | 110 |
| Measure, 24 months | Island Sound I | Island Sound II |
|---|---|---|
| Closings | 10 | 8 (small sample) |
| Median sold | $522,500 (mean of $515,000 and $530,000) | $350,000 (mean of $350,000 and $350,000) |
| Range | $450,000 to $625,000 | $320,000 to $545,000 |
| Median $ per MLS sq ft | $325.93 | $265.65 |
| Median days on market | 26 | 77 |
| Median sold-to-list | 96.6% | 96.5% |
Southwest Florida MLS, pulled September 29, 2026; our arithmetic on the rows above.
Island Sound at Pelican Sound closed 11 times in 12 months, more than any other Pelican Sound neighborhood, and on September 29, 2026 it held one coach home for sale at $499,900 and six flats from $297,900 to $439,000. A value built from the right plan is the first step to the right price.
What is your Island Sound home worth? Get a free Island Sound home valuation or Call Jesse direct at (239) 898-6072, and read our plan for selling an Island Sound home.
Buying at Island Sound? Call Marc at (239) 287-5873, start with our Island Sound buyer's guide, or read how we represent buyers.
The coach homes have held value better than the flats. The 24-month range runs from $450,000 for a ground-floor home to $625,000 for an upper-floor home in March 2025, and the 2026 sales, $500,000 to $565,000, sit near the middle of it. A coach home in good order and priced to its plan sells in weeks.
The flats have repriced. The two-bedroom sales of the last 24 months ran $320,000 to $350,000, against a $402,500 median for two-bedroom flats over 60 months. The three-bedroom sales were spread from $380,000 to $545,000, too few to set a firm number, which is why a three-bedroom value leans on the walk-through.
Price per square foot at Island Sound at Pelican Sound works only within a section: over 12 months Island Sound I coach homes closed at a $319.87 median per MLS square foot and Island Sound II flats at $269.23. Mixing the two, or mixing MLS and county square footage, produces a number that fits no home.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county roll and the MLS measure different things. The roll records 1,406 heated square feet on every ground-floor coach home and 1,535 on every upper-floor coach home, and 1,207, 1,258 or 1,375 on the Island Sound II flats. The MLS records the coach homes at 1,550 to 1,675 and the flats at 1,207 to 1,450, and the club's flyer markets the coach homes at 1,551 and 1,669. Every dollar-per-foot figure on this page uses MLS living area and MLS sold prices only.
| Year | All Island Sound | Island Sound I | Island Sound II |
|---|---|---|---|
| 2022 (May to December) | $344.72 | $364.07 | $330.73 |
| 2023 | $341.10 | $361.23 | $312.41 |
| 2024 | $331.94 | $342.78 | $324.14 |
| 2025 | $301.38 | $303.03 | $281.72 |
| 2026 to September 29 | $293.98 | $325.96 | $257.69 |
Median of per-sale values, sold price over MLS living area; Southwest Florida MLS, pulled September 29, 2026; our arithmetic. Each year is a small sample.
Island Sound I fell from $364.07 in 2022 to $303.03 in 2025 and recovered to $325.96 in 2026 to date. Island Sound II has fallen every year since 2024, from $324.14 to $257.69. A flat's value today is about a fifth below its 2022 level on this measure, and a coach home's about a tenth, by our arithmetic.
Two flats of the same size can close $30,000 apart because of condition, floor and view. We use dollar per square foot to test a value built from comparable sales, never to set one. A valuation that multiplies your square footage by a neighborhood median is a guess with a decimal point.
Island Sound at Pelican Sound values have roughly doubled since the 2010s and then split by section after 2022. The county's qualified recorded sales show the whole neighborhood's median rising from $170,000 in 2009 to a peak of $495,000 in 2024, with Island Sound I holding near its 2022 level and Island Sound II falling back.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | Qualified county sales | Median, all | Island Sound I | Island Sound II |
|---|---|---|---|---|
| 2026 (to July 29) | 8 | $425,000 | 4, $540,000 | 4, $332,500 |
| 2025 | 10 | $460,000 | 5, $475,000 | 5, $380,000 |
| 2024 | 11 | $495,000 | 4, $554,500 | 7, $430,000 |
| 2023 | 9 | $410,000 | 3, $615,000 | 6, $379,125 |
| 2022 | 17 | $415,000 | 5, $591,000 | 12, $400,000 |
| 2021 | 12 | $344,500 | 6, $378,500 | 6, $270,000 |
| 2020 | 19 | $250,000 | 7 sales | 12 sales |
| 2019 | 14 | $215,000 | 3 sales | 11 sales |
| 2018 | 18 | $253,750 | 7 sales | 11 sales |
| 2017 | 17 | $300,000 | 9 sales | 8 sales |
| 2016 | 19 | $242,000 | 8 sales | 11 sales |
| 2015 | 30 | $199,950 | 12 sales | 18 sales |
| 2014 | 16 | $221,500 | 8 sales | 8 sales |
| 2013 | 11 | $230,000 | 5 sales | 6 sales |
| 2012 | 8 | $177,000 | 2 sales | 6 sales |
| 2011 | 13 | $195,000 | 4 sales | 9 sales |
| 2010 | 10 | $219,000 | 4 sales | 6 sales |
| 2009 | 5 | $170,000 | 2 sales | 3 sales |
Lee County Property Appraiser recorded-sales file, DOR-qualified sales, newest recording July 29, 2026; split medians are our arithmetic on the county's recorded prices, and split medians before 2021 are not shown because the yearly counts are too small to carry them.
An owner who bought before 2020 is very likely above water at today's prices in either section: the neighborhood's county median never passed $300,000 before 2021. An Island Sound I owner who bought in 2022 or 2023, when the county medians were $591,000 and $615,000, faces 2026 MLS closings of $500,000 to $565,000. An Island Sound II owner who bought in 2022 at a $400,000 median faces 2026 closings of $320,000 to $350,000 for two bedrooms.
From 2021 to 2022 the county medians rose from $378,500 to $591,000 in Island Sound I and from $270,000 to $400,000 in Island Sound II. Since 2022, Island Sound I has moved to $540,000 and Island Sound II to $332,500 in 2026 to date. Small counts move medians, so we describe the direction and not a precise rate.
The county records the deed price and flags a sale as qualified; the MLS records the marketed sale with days on market and list price. Since September 29, 2025 the county shows 12 qualified Island Sound sales at a $443,500 median, including one Island Sound II deed in December 2025 at $219,900 with no matching MLS closing, which we report as recorded without explaining it. The two records agree on the shape of the market.
The sold-to-list pattern at Island Sound at Pelican Sound says price right at the start: over 24 months, sales that closed within 30 days held a 98.4% median sold-to-list ratio, and slower sales 96.0%. Over 12 months the median gap between final list and sold price was $19,000, and only one sale closed at its asking price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
In 2022, five of eight Island Sound MLS sales closed above list, at a 104.2% median ratio and a 7-day median on market. In 2024, 2025 and 2026, none did. The neighborhood's median ratio has settled between 96.3% and 97.2% each year since 2023, so a buyer expects to negotiate and a seller should price with that in mind.
| 24 months to September 29, 2026 | Sales | Median sold-to-list |
|---|---|---|
| Closed within 30 days on market | 8 | 98.4% |
| Took more than 30 days | 10 | 96.0% |
Our arithmetic on the Southwest Florida MLS rows. A listing that starts too high does not just take longer; it tends to close at a lower share of its final ask, after one or more price cuts.
In the last 12 months the fastest closings were an Island Sound II flat in 3 days at 98.6% of list and the July 2026 coach home in 7 days at 100%. The slowest were an Island Sound I ground-floor home at 386 days and 95.2% of a reduced $525,000 list, and an Island Sound II flat at 116 days and 95.8%. The fast ones started near the closings; the slow ones started above them.
If your section's sales close at about 96 to 98 percent of list, a list price far above the closings does not buy room to negotiate; it buys time on market. We set a list price that a buyer can see is backed by the closings and leave room for a normal negotiation.
The live competition says an Island Sound II value must sit near today's asks: on September 29, 2026 six flats were for sale at a $254.10 median ask per MLS square foot, below the $269.23 closed median of the last 12 months. The single coach home for sale asked $322.31 per square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Section | Beds | MLS living area | List price | Ask per MLS sq ft | Days on market |
|---|---|---|---|---|---|
| I | 2 plus den | 1,551 | $499,900 | $322.31 | 12 |
| II | 3 | 1,450 | $439,000 | $302.76 | 6 |
| II | 2 | 1,207 | $369,900 | $306.46 | 75 |
| II | 2 | 1,300 | $324,900 | $249.92 | 5 |
| II | 2 | 1,258 | $324,900 | $258.27 | 73 |
| II | 2 | 1,207 | $299,500 | $248.14 | 90 |
| II | 2 | 1,258 | $297,900 | $236.80 | 16 |
Southwest Florida MLS, pulled September 29, 2026; ask per square foot is our arithmetic.
Seven actives at the 12-month pace of 11 sales is about 7.6 months of supply, but the split is what matters. One coach home against six coach home sales a year is about 2.0 months; six flats against five flat sales a year is about 14.4 months. Both are our arithmetic on the MLS counts.
Four of the six flat asks sat below the $345,000 12-month median, and the lowest was $297,900. A buyer touring flats in October 2026 sees those asks, so a two-bedroom flat's value is bounded by them unless it is clearly better in condition, floor or view.
The one coach home for sale, a ground-floor plan at $499,900, sits at the top of the ground-floor closings of the last 12 months. An upper-floor owner has no active competitor in the same plan, which supports a value near the 2026 upper-floor sales of $530,000 to $565,000.
Online estimates miss at Island Sound at Pelican Sound because one MLS name covers two building types with a $170,000 gap between their 12-month medians, and because the models cannot see the floor, the garage, the condition, the storm repair history or the club charges a buyer carries.
An automated model that reads "Island Sound" sees a $345,000 flat and a $565,000 coach home as the same neighborhood. Unless it splits them by plan, as we do, its estimate drifts toward the blended $450,000 median, high for a flat and low for an upper-floor coach home.
The county roll and the MLS record different square footages for the same unit, by about 130 to 145 square feet on a coach home. A model that mixes county area with MLS prices produces a dollar-per-foot figure no buyer will pay.
Condition, updates, furnishings, the view from the lanai, a documented Ian repair, a lease in place, and the $11,495 club assessment a buyer pays every year: these move an Island Sound value and none of them is in a model's inputs.
Your buyer sees the same online estimate you do. A written valuation that names the closings behind your number is how you answer it at the negotiating table.
Island Sound at Pelican Sound and Turnberry value almost identically for a two-bedroom elevator condo, $332,500 at the 12-month median in both, and differ everywhere else: Island Sound adds garaged coach homes at $515,000, sells faster, and maps in Zone AE where Turnberry's points map in Zone X.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Island Sound at Pelican Sound | Turnberry at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 216: I 84, II 132 | 180: I 132, II 48 |
| Product (club flyer) | I: two-story coach homes, one-car garage; II: four-story, carports and elevators | I: four-story, carports and elevators; II: two-story, carports |
| Built (roll) | 2001 to 2002 | 2000 to 2001 |
| Heated area (roll) | 1,207 to 1,535 | 1,207 to 1,375 |
| MLS, 12 months | 11 closings, $450,000 median | 7 closings, $470,000 median (small sample) |
| MLS, 36 months | 30, $485,000 | 13, $470,000 |
| MLS, 60 months | 42, $470,000 | 24, $470,000 |
| Two-bedroom elevator-type condos, 12 months | Island Sound II: 4, $332,500 (mean of $320,000 and $345,000) | 3, $332,500 |
| Three-bedroom condos, 12 months | Island Sound II: 1 at $437,000 | 4, all at $470,000 |
| Median $ per MLS sq ft, 12 months | $301.38 | $301.28 |
| Median days on market, 12 months | 48 | 102 |
| Median sold-to-list, 12 months | 96.5% | 94.2% |
| Active listings, September 29, 2026 | 7, median $324,900 | 2, median $326,500 |
| County qualified sales, 2025 | 10, $460,000 median | 8, $418,100 median |
| FEMA zone at the points we queried | AE, base flood elevation 11.0 feet | X, 0.2 percent annual chance flood hazard |
| Houseguest registrations a year | 2 in I and II | 2 in I, 6 in II |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales; club 2026 Fact Sheet and 2022 flyer; FEMA flood layers queried October 7, 2026. MLS and county figures are never mixed.
The two-bedroom flats. Island Sound II's four two-bedroom sales and Turnberry's three closed at the same $332,500 median over 12 months, and the two neighborhoods' 12-month price per square foot differs by ten cents. A two-bedroom value in either is set by the same buyer.
Three-bedroom condos have closed higher in Turnberry over 12 months, four at $470,000 against Island Sound II's one at $437,000, on very small samples. Island Sound's coach homes have no Turnberry counterpart. Our Turnberry home valuation guide covers Turnberry's side.
Zone AE brings mortgage flood insurance into an Island Sound buyer's costs, which Turnberry's Zone X points do not. That cost is part of why an Island Sound flat must be priced at or below a comparable Turnberry flat to compete for the same buyer.
Island Sound sold in a 48-day median against 102 in Turnberry over 12 months, at a higher sold-to-list ratio. More buyers look at Island Sound, which supports a value close to the closings when the unit is priced right.
Island Sound at Pelican Sound's 12-month median of $450,000 is the second-lowest of Pelican Sound's neighborhoods, after Hammock Greens, and its $301.38 median per MLS square foot sits with Turnberry's at the low end. Island Sound I's coach homes value below Edgewater and Southern Hills, which market the same plans.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Neighborhood | Product | MLS closings, 12 months | 12-month median | Median $ per MLS sq ft, 12 months |
|---|---|---|---|---|
| Island Sound | Coach homes (I) and elevator condos (II) | 11 | $450,000 | $301.38 |
| Turnberry | Elevator condos (I) and two-story condos (II) | 7 | $470,000 | $301.28 |
| Hammock Greens | Mostly four-story elevator condos | 2 | $357,000 (mean of $345,000 and $369,000) | $274.62 |
| Southern Hills | Condominium coach homes | 6 | $537,500 (mean of $535,000 and $540,000) | $341.83 |
| Edgewater | Condominium coach homes | 7 | $585,000 | $354.84 |
| Oak Run | Condominium carriage homes | 4 | $812,500 (mean of $765,000 and $860,000) | $446.61 |
| Palmetto Dunes | Condominium carriage homes | 3 | $960,000 | $454.80 |
| The Masters | Single-family | 7 | $1,249,000 | $571.01 |
Southwest Florida MLS Matrix, pulled September 29, 2026; our Pelican Sound roster reconciliation of September 30, 2026. All rows are small samples.
The club's flyer markets the same coach home plans, 1,551 square feet below and 1,669 above with a one-car garage, in all three. Over 12 months Edgewater closed at a $585,000 median and $354.84 per square foot, Southern Hills at $537,500 and $341.83, and Island Sound I at $515,000 and $319.87. The gap is location, association, flood reading and rules, not the floor plan.
Hammock Greens' two sales at a $357,000 median and Island Sound II's five at $345,000 are the two lowest prices into the club. A flat in either is valued against the other and against Turnberry I.
An Island Sound I value that reaches toward Southern Hills or Edgewater must be earned by condition and floor. An Island Sound II value is bounded below by the entry-level competition across three neighborhoods. The full Pelican Sound picture is on our Pelican Sound community guide.
A buyer's costs pull an Island Sound at Pelican Sound value down at the low end of the price range: every buyer pays the same $11,495 annual club assessment and about $1,209 in CDD charges, about 3.7 percent of the Island Sound II median a year against 2.5 percent of the Island Sound I median, plus a one-time club charge at closing.
Data updated: September 2026 (club 2026 Fact Sheet; River Ridge CDD FY2026 budget; Southwest Florida MLS medians pulled September 29, 2026; our arithmetic)
| Annual charge | Amount | Share of a $345,000 flat | Share of a $515,000 coach home |
|---|---|---|---|
| Club annual assessment, 2026 | $11,495 | 3.33 percent | 2.23 percent |
| River Ridge CDD, FY2026 | $1,208.92 | 0.35 percent | 0.23 percent |
| Together | $12,703.92 | 3.68 percent | 2.47 percent |
| Condominium dues | not published; the estoppel states them |
Our arithmetic on the club's 2026 Fact Sheet and the CDD's FY2026 adopted budget. Neither Island Sound association publishes its dues, so we do not state a figure.
A buyer new to Pelican Sound pays the club a $20,300 initiation fee at closing, and a buyer who owns or has owned in Pelican Sound pays an $11,495 resale capital fee instead, per the 2026 Fact Sheet. On a $320,000 flat the initiation is about 6.3 percent of the price; on a $565,000 coach home, about 3.6 percent.
A mortgaged buyer of a home in Zone AE needs flood insurance. The building's master policy and the buyer's own coverage both enter the buyer's math, and the Village's Community Rating System Class 6 rating gives a 20 percent discount on National Flood Insurance Program premiums in the special flood hazard area.
A buyer with a fixed monthly budget pays less for a home with a higher fixed carry. Because the club's charges are the same dollars on every Island Sound home, they weigh more on a flat's value than on a coach home's, and that is part of why the flats have softened more since 2024.
The flood map, the Ian record and the building rules move an Island Sound at Pelican Sound value through the buyer's insurance, inspection and paperwork: Zone AE at an 11-foot base flood elevation, Ian repair permits on Island Sound II ground floors, milestone and reserve study rules on the four-story buildings, and a two-registration houseguest limit.
At five Island Sound Circle addresses we queried on October 7, 2026, FEMA's National Flood Hazard Layer returned Zone AE with an 11.0-foot base flood elevation on panel 12071C0587G, effective November 17, 2022. Our Island Sound neighborhood guide sets out every reading and the 2018 elevation certificate.
A 2018 elevation certificate for one ground-floor Island Sound I home records the top of the bottom floor at 10.0 feet, now about one foot below the current base flood elevation by our arithmetic. Ground-floor values in both sections carry that question, and a certificate on the current map answers it for a buyer's insurer.
The Village of Estero's permit reports list two Ian repair permits on Island Sound II ground-floor units in June 2023 and 36 in May 2024 across all six buildings. A documented, inspected repair is a value point for a seller; a missing record is a question a buyer prices in.
Island Sound II's four-story buildings fall under Florida's milestone inspection and structural integrity reserve study rules for buildings of three or more stories; Island Sound I's two-story buildings do not, by their terms. A flat buyer's lender and attorney will ask about reserves and any planned assessment, and a well-funded reserve supports value.
The two-registration houseguest limit in Island Sound I and II, the $310 lease application in Island Sound II, the club's 30-day minimum lease and the lessee pet rule all narrow some buyers' interest. A value assumes the buyer who fits the rules, and we market to that buyer.
The number moves most before listing at Island Sound at Pelican Sound through things a buyer can verify: documented updates, a current elevation certificate for a ground-floor home, a wind mitigation report, the association's reserve and insurance papers, and a clean, staged unit. Each one narrows the discount a buyer asks for.
Keep the dates and invoices for the air conditioner, water heater, kitchen, baths, flooring and any window or door work the association approved. A buyer pays for an update they can see on paper.
For a ground-floor home especially, a certificate on the 2022 map tells the buyer's insurer where your floor sits now, which speeds the quote and removes a guess.
Florida requires insurers to offer discounts for qualifying wind-resistant features, documented on the state's uniform mitigation verification form under section 627.711. A current report can lower a buyer's premium and so support your price.
The section 718.503 resale package, the budget, the master insurance summary and, for Island Sound II, the reserve study and milestone status. A buyer who sees a complete file early discounts less for uncertainty.
Island Sound's 216 homes share plans. Clean, neutral, well-lit rooms and professional photographs make yours the one a buyer remembers, which is the cheapest way to move toward the top of your plan's range.
What you net from an Island Sound at Pelican Sound sale is the price less commission, deed doc stamps at $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, the estoppel and closing charges. At the section medians, those costs ran about 4.0 to 4.2 percent of price before any buyer-agent offer.
Data updated: September 2026 (Florida Statutes and Department of Revenue rules; our arithmetic on the Southwest Florida MLS medians pulled September 29, 2026)
This is arithmetic, not a forecast. It uses the shared estimates in our Florida cost-of-selling research: settlement and title search about $1,200, a municipal lien search about $175, one $299 association estoppel, and a 2.5 percent listing commission, all negotiable. It leaves out the tax proration and any mortgage payoff.
| Item | Island Sound II at $345,000 | Island Sound I at $515,000 |
|---|---|---|
| Listing commission at 2.5 percent (negotiated) | $8,625 | $12,875 |
| Deed doc stamps at $0.70 per $100 | $2,415 | $3,605 |
| Owner's title premium (Lee custom, seller; promulgated estimate) | $1,800 | $2,650 |
| Settlement, search, lien search and estoppel (estimates) | $1,674 | $1,674 |
| Costs without a buyer-agent offer | $14,514 (4.21 percent) | $20,804 (4.04 percent) |
| Net before payoff and proration | $330,486 | $494,196 |
| Costs if you also offer 2.5 percent to the buyer's agent | $23,139 (6.71 percent) | $33,679 (6.54 percent) |
| Net before payoff and proration | $321,861 | $481,321 |
Our arithmetic. Commission and any buyer-agent offer are negotiable, and your closing agent's settlement statement controls.
In Lee County the seller customarily pays the deed doc stamps, the owner's title policy and the association estoppel, and the buyer records the deed and pays its own mortgage costs; the contract controls every line. The club's one-time charge at closing, $20,300 or $11,495, is the buyer's under the 2026 Fact Sheet.
Since August 17, 2024, commissions have been negotiable and not set by law, offers of compensation to a buyer's agent cannot be advertised in the MLS, and buyers sign a written agreement with their own agent before touring. A seller may still offer compensation off the MLS.
Property tax is paid in arrears, so the seller credits the buyer for the days owned in the year, and the club, condominium and CDD charges are prorated to closing. Our Island Sound seller's guide walks through every cost line in detail.
Renting or selling an Island Sound at Pelican Sound condo comes down to net rent after the $11,495 club assessment, about $1,209 in CDD charges, condominium dues, insurance and tax, set against a sale at your section's value today. The club's 30-day minimum lease, its lessee rules and, in Island Sound II, a $310 application all shape the rental math.
Leases run at least 30 days under the club's published rules, need association approval and a club application filed 20 business days ahead, and require the lessee and primary occupant to be at least 25. Lessees may not keep animals except service animals. The club's Q and A notes that a few Pelican Sound associations require a 60-day minimum; the Island Sound I or II documents answer that for your unit.
An owner who transfers the amenity privilege to a tenant keeps dining privileges only during the lease, pays a $465 transfer fee plus tax, and stays responsible for dues and the tenant's conduct. A $155 annual lease renewal applies.
Florida's transient rentals tax applies to rentals of six months or less under section 212.03, which covers most seasonal Island Sound leases.
If the net rent after every carrying cost is thin and your section's value has held, as Island Sound I's has in 2026, selling may serve you better. If your Island Sound II flat would sell below what you need today, a well-run lease can bridge the gap. We run both numbers with you.
You get a free Island Sound at Pelican Sound home valuation by using the Home Valuation form at the top of this page or calling Jesse direct at (239) 898-6072. Jesse follows up with a written value built from your section's closings, adjusted for your floor, plan, condition and the live competition on the day you ask.
The form takes about a minute, with no cost and no obligation. Start with a free Island Sound home valuation, use the valuation form on this page, or call (239) 898-6072, text or call. Confidential conversations welcome. When you are ready, our Island Sound seller's guide shows how we take a home to market, and our Island Sound buyer's guide covers the next purchase.
For the sharpest number, we walk the unit. Jesse or Marc looks at the condition, the updates, the view, the furnishings and any storm repair record, and puts the written valuation in your hands with every comparable named. Call (239) 898-6072 to set a time.
If you're searching for an Island Sound at Pelican Sound listing agent, or thinking, 'I need someone to sell my Island Sound at Pelican Sound home...' start with a value built from your own section's closings, then a plan that sells to the right buyer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 11 Island Sound closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 42 the MLS has recorded since May 2022, sorted by section and plan. 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 Island Sound closings that fit your unit. (239) 898-6072, text or call. Confidential conversations welcome.
As accurate as the comparable set. With 17 coach home and 25 flat closings since 2022, a plan-level range is solid; where your plan has few recent sales, we widen the window and say so.
Every few months while you are deciding. Island Sound II's 2026 closings sit below every yearly MLS median since 2022, so a value from a year ago may be out of date.
No. A valuation costs nothing and carries no obligation. Many owners use one to plan a sale a season ahead.
We can give a range from the closings for your plan. A walk-through narrows it to a number, because condition and updates decide where inside the range you sit.
Yes, with the closings documented. For a formal appraisal a court or lender requires, you need a licensed appraiser, and we can explain how our market valuation differs.
These are the questions Island Sound at Pelican Sound owners ask most about what their coach home or condo is worth, answered from the Southwest Florida MLS, the Lee County record and the club's published charges. For a number on your own home, use the free home valuation or Call Jesse direct at (239) 898-6072.
It depends on your section and plan. Over 12 months Island Sound I coach homes closed at a $515,000 median (n = 6) and Island Sound II flats at $345,000 (n = 5). For your unit, use the free home valuation or Call Jesse direct at (239) 898-6072.
The three upper-floor sales of the last 12 months closed at $530,000, $550,000 and $565,000. Over 60 months the plan's median was $565,000 (n = 11).
The three ground-floor sales of the last 12 months closed at $450,000, $470,000 and $500,000. Over 60 months the plan's median was $507,500 (n = 6), and one ground-floor home was for sale at $499,900 on September 29, 2026.
The four two-bedroom sales of 2026 closed at $320,000 to $350,000. Over 60 months the median was $402,500 (n = 18), so today's values sit well below the five-year figure.
The one three-bedroom sale of the last 12 months closed at $437,000; over 24 months three closed at $380,000, $437,000 and $545,000. Over 60 months the median was $470,000 (n = 7). A walk-through matters most here.
Over 12 months the median was $301.38 per MLS square foot: $319.87 in Island Sound I and $269.23 in Island Sound II. County heated area and MLS living area differ, so we never compare them.
They measure different things. The roll records 1,406 or 1,535 heated square feet on coach homes and 1,207, 1,258 or 1,375 on flats; the MLS records 1,550 to 1,675 and 1,207 to 1,450. We use MLS figures with MLS prices only.
It depends on the section. Island Sound I's MLS median moved from $475,000 in 2025 to $540,000 in 2026 to date; Island Sound II's from $430,000 in 2024 to $332,500 in 2026. Each year is a small sample.
If you bought before 2021, very likely: the county median never passed $300,000 before then. If you bought an Island Sound II flat in 2022 at the $400,000 county median, 2026 two-bedroom closings of $320,000 to $350,000 sit below that.
Over 12 months the median sold-to-list ratio was 96.5% and the median gap between final list and sold price $19,000. Ten of 11 sales closed below list and one at list.
On the record, yes. Over 24 months, sales that closed within 30 days held a 98.4% median sold-to-list ratio and slower sales 96.0%. A price that matches the closings tends to sell sooner and closer to list.
Directly. On September 29, 2026 six Island Sound II flats were for sale from $297,900 to $439,000, at a $254.10 median ask per MLS square foot, and one coach home at $499,900. Buyers tour them before they tour yours.
Because one MLS name covers coach homes and flats with a $170,000 gap between their 12-month medians, and because a model cannot see your floor, condition, view, storm repair record or the club charges a buyer pays.
The garage is what defines Island Sound I, and the coach homes have closed far above the carport flats of Island Sound II. We cannot isolate the garage's dollar value from the other differences, so we value the coach home as a whole.
It widens the buyer pool for upper-floor flats, since every floor is reachable without stairs. The MLS rows we hold do not record the floor of each flat, so we read floor and view on the walk-through.
Zone AE at an 11-foot base flood elevation brings mortgage flood insurance and the substantial improvement rule into a buyer's math. A current elevation certificate, the association's flood policy and a wind mitigation report help a buyer underwrite the unit and protect your value.
A documented, inspected repair usually supports value. The Village's permit reports list Ian repair permits on Island Sound II ground-floor units in 2023 and 2024. Have your permit and final inspection ready; an undocumented repair invites a discount.
Yes, especially for a flat. Every buyer pays the $11,495 annual assessment plus about $1,209 in CDD charges, about 3.7 percent of the Island Sound II median a year against 2.5 percent of the Island Sound I median.
It can. A buyer new to Pelican Sound pays a $20,300 initiation fee at closing, about 6.3 percent of a $320,000 flat. A buyer who has budgeted that cash has less to put toward your price.
They do, and neither Island Sound association publishes them. Your estoppel states the current dues and any special assessment; share them early so a buyer is not guessing.
It changes the buyer's math and must be disclosed. The contract decides who pays it. We want the board's notice and schedule before we name a value.
They can. Island Sound II's four-story buildings fall under Florida's three-story rules, so lenders and buyers ask about the structural integrity reserve study and any milestone inspection. A well-funded reserve supports value.
Many Island Sound homes sell furnished. Buyers seldom pay full replacement value for furniture; we value it separately and tell you how buyers in your plan have treated it.
It changes the buyer pool. An investor may value a tenant at a sound rent; a buyer who wants to move in may not. The lease, the club's amenity transfer and the association approval all need to be clear.
Nothing, before the first conversation. We will tell you which repairs and updates move the number and which do not. Documented system dates and a clean, staged unit usually help most.
Two-bedroom elevator condos in both closed at a $332,500 median over 12 months, and the two neighborhoods' price per square foot differs by ten cents. Island Sound adds garaged coach homes and sells faster; Turnberry mapped in Zone X at the points we checked.
Same marketed plans, different values. Over 12 months Edgewater closed at a $585,000 median, Southern Hills at $537,500 and Island Sound I at $515,000. Location, association, flood reading and rules explain the gap.
On our illustrative net sheet, about $330,486 at $345,000 before payoff and proration with no buyer-agent offer, or about $321,861 if you also offer 2.5 percent. Commission is negotiable; your settlement statement controls.
About $494,196 at $515,000 before payoff and proration with no buyer-agent offer, or about $481,321 with a 2.5 percent offer, on the same estimates. Commission is negotiable.
In Lee County the seller customarily pays the deed doc stamps at $0.70 per $100 and the owner's title policy; the contract controls. At $450,000, doc stamps are $3,150 and a promulgated owner's policy about $2,325.
No. Our valuation is a market opinion from closings, free and without obligation. A lender's appraisal is ordered by the buyer's lender during the contract, and a formal appraisal for a court or estate comes from a licensed appraiser.
A season before you plan to list. Pelican Sound's winter season brings the most buyers, and Island Sound's 2026 closings ran from January to July, so an autumn valuation leaves time to prepare.
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 Island Sound home from its own section's closings, which is why this page lists them. Call Jesse at (239) 898-6072.
Every figure names its window and source: the Southwest Florida MLS pulled September 29, 2026, the Lee County qualified sales through July 29, 2026, the club's 2026 Fact Sheet and FEMA's flood layers. Our Island Sound neighborhood guide carries the full record.
Island Sound at Pelican Sound owners who want a value 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 split every Island Sound closing since 2022 by section and plan before writing 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 Island Sound at Pelican Sound guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. For Island Sound specifically, we tracked all 42 MLS closings since May 2022 and all 247 qualified county sales on file since 2009, and every value on this page is built from those records.
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 Island Sound at Pelican Sound listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "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
★★★★★ "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
★★★★★ "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
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
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, and anyone can confirm a license on the state's licensee search.
Every value on this Island Sound at Pelican Sound valuation guide traces to a primary record below: the Southwest Florida MLS, the Lee County roll and recorded sales, the club's own documents, Florida statutes, FEMA and federal sources. No brokerage, listing portal, automated estimate or IDX feed is cited.
The documents behind an Island Sound at Pelican Sound value are published by the club, the State of Florida, the Village of Estero, the River Ridge CDD and federal agencies; the table links each to its issuing authority. Your association's budget, estoppel and resale package come from its manager, and recorded declarations from the Lee County Clerk.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet: fees, managers, lessee and houseguest rules | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer | Pelican Sound Golf & River Club | 2022 | Flyer, PDF |
| Community Map | Pelican Sound Golf & River Club | 2023 | Map, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Building Permit Report, June 2023 | Village of Estero | June 2023 | Permit report, PDF |
| Building Permit Report, May 2024 | Village of Estero | May 2024 | Permit report, PDF |
| Public condominium extract | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Condominium resale disclosure, Fla. Stat. 718.503 | State of Florida | current statute | Statute text |
| Condominium estoppel certificates, Fla. Stat. 718.116 | State of Florida | current statute | Statute text |
| Flood disclosure, Fla. Stat. 689.302 | State of Florida | current statute | Statute text |
| Estoppel certificate reform, 2024 staff analysis (HB 979) | Florida House of Representatives | 2024 | Staff analysis, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the Island Sound 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 on this page. The first conversation is free and carries no obligation.
Honors and recognition:
What is your Island Sound at Pelican Sound home worth? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound 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.