Estero, Florida
Find out what your Oak Run at Pelican Sound home is worth with McGreevy and Comisar, Top 1% nationally since 2008. Values built by floor from every closing since 2021, with a worked 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 my Oak Run at Pelican Sound home worth? The answer starts with which floor you own. Our Oak Run at Pelican Sound neighborhood guide describes the 96 carriage homes on Sound Way, and this page shows how a home there is valued: by floor and plan first, then by condition, the live competition and the costs a buyer carries. Oak Run sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
Over the 36 months to September 29, 2026 the Southwest Florida MLS recorded 13 Oak Run closings at an $820,000 median. No Oak Run home is worth $820,000 because of that number. Six first-floor homes of 1,759 square feet closed at a $770,000 median and seven second-floor homes of about 2,170 square feet closed at $969,000, a gap of $199,000. Within each floor, condition, updates and the asking price move a sale 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 Oak Run seller's guide covers pricing, marketing, costs and the Florida rules, and if you are buying as well, read our Oak Run buyer's guide. For homes elsewhere in the community, see what a Pelican Sound home is worth. To see what a sale would leave you with, estimate your net proceeds with our seller net sheet.
A word on the name, because search engines blur it. This page covers Oak Run at Pelican Sound Condominium Association, Inc. in Estero, Lee County, Florida. It is not Oak Run at Sarasota National, a separate group of condominiums in Venice, and it is not any of the other Oak Run homeowners' associations the state's corporate register lists across Florida.
McGreevy and Comisar are the best realtor for Oak Run at Pelican Sound because a fair value here has to be built from the right floor. We split every Oak Run MLS closing since September 2021 by floor and plan, matched each to its recorded deed, 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 Oak Run at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Oak Run 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 floor, and we show ours below.
Recent Oak Run at Pelican Sound track record (last 12 months): In the last 12 months Oak Run at Pelican Sound has seen 4 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $812,500 (n = 4, even, the mean of the middle pair $765,000 and $860,000; small sample), a range of $761,000 to $995,000, $3,381,000 in total volume, a median of 2.5 days on market and a median sold-to-list ratio of 100.6%. The median price per square foot of MLS living area was $446.61. Over the 36 months to that date, 13 closed at an $820,000 median, the first window that reaches 10 closings.
In the last 12 months we tracked every one of the 4 Oak Run closings in the Southwest Florida MLS, and we tracked all 18 closings the MLS has recorded here since September 2021, each matched to its recorded deed, along with the 120 qualified sales the Lee County record holds. Every value on this page names its window, its count and its source.
For Oak Run owners: a written valuation built from your own floor'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 Oak Run 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 Oak Run homes.
Buying in Oak Run 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 Oak Run 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 Oak Run at Pelican Sound home is worth what homes on its own floor have recently closed for, adjusted for condition. First-floor homes closed at $761,000 to $860,000 across 2025 and 2026 and second-floor homes at $980,000 to $995,000 in 2025, so the floor sets the band and your home sets the number inside it.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The first-floor plan is the club's 1,759 square foot carriage home, which the county records at 1,646 heated square feet, with three bedrooms, two baths, an attached two-car garage and no stairs inside the home. Over 36 months six closed at a $770,000 median (the mean of $765,000 and $775,000), from $761,000 to $860,000. Over 24 months five closed at a $765,000 median, and in the last 12 months three closed at $761,000, $765,000 and $860,000. The county also recorded a first-floor sale at $785,000 in April 2026 that never appeared in the MLS.
The second-floor plan is the club's 2,170 square foot carriage home, which the county records at 2,171 heated square feet, with three bedrooms plus a den, two baths and a two-car garage. Over 36 months seven closed at a $969,000 median, from $800,000 to $995,000. Over 24 months three closed at a $980,000 median, all in 2025, and one closed in the last 12 months at $995,000. The county recorded second-floor sales that the MLS pull does not carry, at $925,000 in October 2024, $930,000 in May 2025 and $935,000 in June 2026.
A range is the honest starting point because two homes on one floor rarely sell alike. In April 2026 two first-floor homes closed at $765,000 and $860,000, a $95,000 spread inside one spring. The lower sale is the better guide for a home that needs updating and the higher for a home that shows well, and a walk-through tells us which you own. The spread is the reason we do not put a single figure on a home sight unseen.
A value is where a home is likely to close, and a list price is a strategy built on it. Oak Run's fast sales were priced at or just under their own floor's recent closings: three of the four closings in the last 12 months sold in four days or less. The one home that listed above every first-floor closing was still for sale after 53 days on September 29, 2026.
We value an Oak Run at Pelican Sound home by choosing the comparable set from your own floor, using only recent closings, matching the square footage measure, adjusting for condition and updates, and testing the answer against the live competition and Palmetto Dunes. Each step is written down so you can check it.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The MLS files every Oak Run sale under one subdivision name, so a published median blends the first and second floors. We split each closing by its plan: the MLS records every first-floor sale as three bedrooms and two baths at 1,759 square feet and every second-floor sale as three bedrooms plus a den and two baths at 2,170 or 2,171 square feet. A first-floor home is compared with the ten first-floor closings of the last five years, a second-floor home with the eight second-floor closings.
A sale from 2022 is not a comparable for 2026. First-floor homes closed at $545,000 in January 2022 and $870,000 in October 2022 during the run-up, and the first-floor band has since held between $761,000 and $860,000 in 2025 and 2026 with one $820,000 sale in December 2023. We weight the last 12 to 24 months and name the older sales only to show the path.
The club lists the lower plan at 1,759 square feet and the upper plan at 2,170, the MLS uses 1,759 and 2,170 or 2,171, and the county records 1,646 and 2,171 heated square feet for the same homes. We state which measure we use in every comparison and never mix them, because a price per square foot on one measure is not a figure on the other.
Oak Run was built in 2000, so a buyer reads every home for age: the air conditioner, water heater, kitchen and baths, flooring, windows and doors. The Village of Estero's May 2026 permit report shows an owner updating a first-floor Oak Run interior with a $51,749 kitchen remodel. The $95,000 spread between two April 2026 first-floor sales is the market's price for condition and presentation within a floor, and we walk the home before we name a number.
The club's 2023 map draws holes of the Sound nine around the lakes near Sound Way, but we do not claim a golf or lake view for any one home without the address in hand. A home that looks onto water or fairway, or toward the neighboring building, can sell differently from its twin, and we record what the unit actually sees.
Furnishings belong in the contract as personal property and are priced apart from the home. A tenant in place does not lower the value, but the buyer takes the lease, the club's lease rules apply, and showings go through the tenant, so we confirm the lease end date and any amenity transfer before we set a number.
In the 24 months to September 29, 2026, eight Oak Run at Pelican Sound homes closed in the Southwest Florida MLS at an $817,500 median, from $761,000 to $995,000, for $6,881,000 in volume. Five were first-floor homes at a $765,000 median and three were second-floor homes at $980,000.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Eight sales is a small sample, so we read them one by one. Each row shows month, floor, MLS living area and price only.
| Closed | Floor and layout | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Apr 2026 | First floor, 3 bed, 2 bath | 1,759 | $774,900 | $765,000 | 98.7% | 0 |
| Apr 2026 | First floor, 3 bed, 2 bath | 1,759 | $849,000 | $860,000 | 101.3% | 4 |
| Dec 2025 | First floor, 3 bed, 2 bath | 1,759 | $749,000 | $761,000 | 101.6% | 1 |
| Oct 2025 | Second floor, 3 + den, 2 bath | 2,171 | $995,000 | $995,000 | 100.0% | 24 |
The four closings total $3,381,000 and the median is $812,500, the mean of $765,000 and $860,000. Three of the four were first-floor homes, which pulls the blended median down, so a second-floor owner should not read $812,500 as their number.
| Closed | Floor and layout | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2025 | Second floor, 3 + den, 2 bath | 2,171 | $995,000 | $980,000 | 98.5% | 8 |
| Jun 2025 | Second floor, 3 + den, 2 bath | 2,170 | $995,000 | $980,000 | 98.5% | 6 |
| Apr 2025 | First floor, 3 bed, 2 bath | 1,759 | $775,000 | $775,000 | 100.0% | 72 |
| Mar 2025 | First floor, 3 bed, 2 bath | 1,759 | $765,000 | $765,000 | 100.0% | 17 |
Every one of these eight closings matches a qualified deed in the Lee County recorded-sales file at the same price. One date differs by two days (an August 2025 closing the MLS dates August 27 and the county records August 25), which is the gap between closing and recording, not a price disagreement.
| 24 months to September 29, 2026 | First floor (1,759 sq ft) | Second floor (2,170 sq ft) |
|---|---|---|
| Closings | 5 (small sample) | 3 (small sample) |
| Median sold | $765,000 | $980,000 |
| Range | $761,000 to $860,000 | $980,000 to $995,000 |
| Median $ per MLS sq ft | $434.91 | $451.61 |
| Median days on market | 4 | 8 |
| Median sold-to-list | 100.0% | 98.5% |
The same eight sales split $215,000 apart at the median. Per MLS square foot the two floors are within $17 of each other, which says the difference between floors is mostly the size of the home and the den.
A first-floor home has a recent band of $761,000 to $860,000 with a $765,000 median across five sales, and four of the five sold in 17 days or fewer. The one slow sale, 72 days in April 2025, still closed at its full $775,000 list price. The $860,000 sale is the top of the band and the only first-floor sale above $775,000 in 24 months, so we treat it as a home that showed unusually well, not as the market.
A second-floor home has three recent closings at $980,000, $980,000 and $995,000, each from a $995,000 list, in 6 to 24 days. That is a tight band, but it is three sales, all on the same plan, all in 2025, and none from 2026. The county's recorded sale of a second-floor home at $935,000 in June 2026, which the MLS pull does not carry, sits $45,000 below the lowest of the three and tells a second-floor owner that condition and position can move the number below the 2025 band.
The county's qualified recorded sales since September 29, 2025 number 6, at an $822,500 median. Two never appeared as MLS closings: a first-floor sale at $785,000 in April 2026 and a second-floor sale at $935,000 in June 2026. Since 2024 the county also carries a first-floor sale at $810,000 in March 2024 and second-floor sales at $925,000 in October 2024 and $930,000 in May 2025. These are recorded deed prices, shown beside the MLS and never blended with the MLS square-foot figures.
Oak Run at Pelican Sound has 96 carriage homes on Sound Way, one association inside the 1,299-home Pelican Sound club, and on September 29, 2026 exactly one home for sale, a first-floor home asking $875,000. In a neighborhood where first-floor homes have closed at a $770,000 median and second-floor homes at $969,000 over 36 months, the owner who knows which floor the buyers are comparing is the owner who prices once.
Selling an Oak Run carriage home in Pelican Sound? Get a free Oak Run home valuation or Call Jesse direct at (239) 898-6072. You can also read how we sell Oak Run homes and our guide to selling a home in Pelican Sound.
Buying at Oak Run at Pelican Sound? Call Marc at (239) 287-5873, start with our Oak Run buyer's guide, or read how we represent buyers.
Price per square foot works at Oak Run at Pelican Sound as a cross-check, not a method. The 36-month median is $440.59 per MLS square foot, with first-floor homes at $437.75 and second-floor homes at $446.34, so a buyer pays about the same per foot on either floor and the larger home costs more in total.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The MLS gives 1,759 square feet for the lower plan and 2,170 or 2,171 for the upper plan. The county's heated area is 1,646 and 2,171. A dollar-per-foot figure is only valid against the area it was computed on, so every figure on this page uses MLS living area, computed sale by sale and then medianed.
| Window | First floor | Second floor | All Oak Run |
|---|---|---|---|
| 12 months | $434.91 (3 sales) | $458.31 (1 sale) | $446.61 (4 sales) |
| 24 months | $434.91 (5 sales) | $451.61 (3 sales) | $446.00 (8 sales) |
| 36 months | $437.75 (6 sales) | $446.34 (7 sales) | $440.59 (13 sales) |
| 60 months | $434.91 (10 sales) | $412.71 (8 sales) | $434.91 (18 sales) |
The second floor's 60-month figure is pulled down by the September 2021 sale at $617,000 and the 2024 sales at $800,000 to $823,000 that took 65 to 117 days. Those are the sales that the market priced as a lower-demand stretch for the upper plan.
| Year | MLS closings | Median $ per MLS sq ft | Floors in the year |
|---|---|---|---|
| 2021 (September) | 1 | $284.33 | One second-floor sale |
| 2022 | 4 | $392.27 | Four first-floor sales |
| 2023 | 1 | $466.17 | One first-floor sale |
| 2024 | 4 | $373.79 | Four second-floor sales |
| 2025 | 6 | $446.00 | Three first-floor, three second-floor |
| 2026 to September 29 | 2 | $461.91 | Two first-floor sales |
Our arithmetic on the MLS sold price and living area of each sale. The year medians move with which floor sold, so we compare floor to floor.
A cross-check works when the comparable is right. At $437.75 a foot, a 1,759 square foot first-floor home checks to about $770,000, and at $446.34 a foot a 2,171 square foot second-floor home checks to about $969,000, which agree with the floor medians because they come from the same sales. The check fails when a home's condition, position or updates sit outside the sales it was computed from, which is why we walk the home.
Oak Run at Pelican Sound values have risen from a $326,000 county median in 2009 to $930,000 in 2025, with a jump between 2021 and 2022 and a plateau since. The county's file holds 120 qualified sales, 39 of them the original sales in 2000, and the table below shows every year.
Data updated: October 2026 (Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 4 | $822,500 |
| 2025 | 7 | $930,000 |
| 2024 | 6 | $816,500 |
| 2023 | 1 | $820,000 |
| 2022 | 7 | $700,000 |
| 2021 | 4 | $493,000 |
| 2020 | 2 | $442,500 |
| 2019 | 1 | $383,000 |
| 2018 | 9 | $435,000 |
| 2017 | 5 | $460,000 |
| 2016 | 4 | $453,500 |
| 2015 | 8 | $395,000 |
| 2014 | 5 | $360,000 |
| 2013 | 6 | $353,000 |
| 2012 | 3 | $330,000 |
| 2011 | 3 | $367,000 |
| 2010 | 3 | $334,000 |
| 2009 | 3 | $326,000 |
| 2000 | 39 | $318,300 |
County figures are recorded deed prices flagged as qualified arm's-length sales and blend both floors. Small counts move medians, and 2023 holds one sale, so we describe the direction, not a precise rate.
| If you bought in | County median that year | The 36-month MLS median ($820,000) as a multiple |
|---|---|---|
| 2018 | $435,000 | about 1.9 times |
| 2021 | $493,000 | about 1.7 times |
| 2022 | $700,000 | about 1.2 times |
| 2024 | $816,500 | about 1.0 times |
Our arithmetic. Your own deed price and your floor's median give a sharper comparison than the blended county figure, and a sale resets the assessment under section 193.155, so a buyer's tax bill is not the seller's.
The county median went from $493,000 in 2021 to $700,000 in 2022, about 42 percent, as first-floor homes climbed from $545,000 in January 2022 to $870,000 in October 2022 in the MLS. The next three years held in a narrow band: $820,000 in 2023, $816,500 in 2024 and $930,000 in 2025. The 2025 median is higher in part because four of that year's seven county sales were second-floor homes, three in the MLS pull at $980,000 to $995,000 and the May 2025 sale at $930,000.
The county file includes sales that were never marketed in the MLS, such as the April 2026 first-floor sale at $785,000, and it does not carry days on market or list prices. The MLS carries both. Where the two disagree on a count, we say so and show both, and for the 18 MLS closings since September 2021 the prices match the deeds exactly.
The sold-to-list pattern says Oak Run at Pelican Sound homes sell near their asking price when the ask matches the floor's recent closings: the 36-month median is 99.4 percent, the 24-month median is 100.0 percent, and the homes that closed 4.8 to 9.5 percent below list had been priced above the market.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Year | MLS closings | Median days on market | Median sold-to-list |
|---|---|---|---|
| 2021 (September) | 1 | 0 | 103.7% |
| 2022 | 4 | 5 | 108.7% |
| 2023 | 1 | 4 | 99.4% |
| 2024 | 4 | 65.5 | 95.2% |
| 2025 | 6 | 12.5 | 100.0% |
| 2026 to September 29 | 2 | 2 | 100.0% |
The ratio crossed from over asking in 2021 and 2022 to under asking in 2024, then returned to full asking in 2025 and 2026. Two first-floor homes in 2022 closed at 135.0% and 117.5% of lists of $500,000 and $600,000, which are asks set far below what buyers then paid and not a pattern to expect now.
Over 36 months the nine closings within 30 days held a 100.0% median sold-to-list ratio, and the four that took longer closed at about 95.2%. A home that is slow to sell is usually a home that was priced above its floor's closings, and the market then teaches the seller the number by waiting.
The fastest Oak Run sales were first-floor homes that closed in 0 to 4 days in April 2026, December 2025 and December 2023, and a February 2024 second-floor home priced at $969,000 that sold the day it listed. The slowest were the 2024 second-floor homes at 117, 66 and 65 days, listed at $840,000, $884,000 and $865,000 and closed at $800,000, $800,000 and $823,000.
The practical rule is to price a home to its own floor's last 12 to 24 months and keep the room for negotiation small. At a 100.0% 24-month median, a seller who lists $50,000 above the floor's closings is asking the buyer to pay for a story the closings do not tell.
The live competition at Oak Run at Pelican Sound on September 29, 2026 was one first-floor home asking $875,000 after 53 days, $15,000 above the highest first-floor closing of the last 36 months. That is about 3.0 months of supply at the 12-month pace, and no second-floor home was for sale.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Status | List price | Beds and baths | MLS living area | Days on market | List price per MLS sq ft |
|---|---|---|---|---|---|
| Active | $875,000 | 3 bed, 2 bath | 1,759 | 53 | $497.44 |
Our arithmetic on the list price and living area. The first-floor closings of the last 24 months ran from $432.63 to $488.91 per MLS square foot, and the highest in the 60-month record was $494.60 at $870,000 in October 2022. The ask sits above all of them.
The ask is $105,000, about 13.6 percent, above the $770,000 first-floor median, and $15,000 above the April 2026 sale at $860,000. It has not sold in 53 days. A first-floor owner reads that two ways: supply is thin, which helps, and the one home that tested a high number is still on the market, which says what the limit is.
No second-floor home was for sale on September 29, 2026, against one second-floor closing in the last 12 months. A second-floor owner who lists has no second-floor competition in Oak Run that day, but buyers will compare the home with second-floor homes in Palmetto Dunes, so supply across both neighborhoods sets the price.
One active listing against four closings a year is 3.0 months of supply, and the first floor alone is 4.0 months, one listing against three first-floor closings. With counts this small, one listing or one closing moves the figure by months, so we use supply to confirm a read, never to set a price.
Online estimates miss at Oak Run at Pelican Sound because one MLS name covers two floors that sell $199,000 apart, the county and the MLS measure the same homes at different square footages, and an automated model cannot see a kitchen remodel, a position or the fees a buyer carries. Your buyer sees the same estimate you do.
The MLS files every Oak Run sale under one subdivision name, so any model that averages by subdivision blends a $765,000 first-floor sale with a $995,000 second-floor sale. The 36-month MLS median of $820,000 describes neither home. A model that reaches back to 2021 also includes a $617,000 second-floor sale and a $545,000 first-floor sale that no buyer would pay today.
The county records 1,646 heated square feet for the lower plan where the club and the MLS say 1,759, a difference of 113 square feet on the same home. A dollar-per-foot estimate built on one record and applied to the other lands off by about 7 percent before any other adjustment.
A model cannot see that the $860,000 sale in April 2026 and the $765,000 sale that month were two different homes in two different conditions. It cannot see a $51,749 kitchen remodel, a buyer's wind mitigation credit, a tenant's lease end date, or which neighbor is across the lake. It also does not know that a first-time buyer in Pelican Sound brings a $20,300 initiation fee to closing.
A buyer's agent pulls the same automated estimate and then pulls Oak Run's closings for the floor. If your list price rests on the estimate and not on the closings, the first showing becomes a negotiation about the difference. A written valuation that names the closings it rests on is the document that holds a price.
Oak Run at Pelican Sound and Palmetto Dunes carry the same two plans, the same two-car garages and the same club, so their values sit close floor for floor: $770,000 against $800,000 on the first floor and $969,000 against $975,000 on the second over 36 months. The blended gap is mostly mix.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Oak Run at Pelican Sound | Palmetto Dunes at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 96 | 156 |
| Regime | One condominium, one association | One association over two recorded declarations (76 and 80 on the roll) |
| Built (county roll) | 2000 | 2001 |
| Plans (club) | Lower 1,759, upper 2,170 sq ft | Lower 1,759, upper 2,170 sq ft |
| Garage | Two-car | Two-car |
| MLS, 12 months | 4 closings, $812,500 median (small sample) | 3 closings, $960,000 median (small sample) |
| MLS, 36 months | 13 closings, $820,000 median | 11 closings, $912,500 median |
| MLS, 60 months | 18 closings, $800,000 median | 21 closings, $850,000 median |
| Median $ per MLS sq ft, 36 months | $440.59 | $454.80 |
| Median days on market, 36 months | 8 | 4 |
| Median sold-to-list, 36 months | 99.4% | 97.0% |
| 36-month first-floor median | $770,000 (n = 6) | $800,000 (n = 7) |
| 36-month second-floor median | $969,000 (n = 7) | $975,000 (n = 4) |
| Active listings, September 29, 2026 | 1 at $875,000 (first floor) | 0 |
| County qualified sales since September 29, 2025 | 6, $822,500 median | 4, $975,000 median |
| Club assessment, initiation, district line | $11,495, $20,300 first-time, $1,208.92 | Identical |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026 (MLS-marketed closings only for both neighborhoods); Lee County Property Appraiser 2026 roll and recorded-sales file through July 29, 2026; Pelican Sound 2026 Fact Sheet, Types of Residences flyer and 2023 map. MLS and county figures are never mixed.
Floor for floor, Palmetto Dunes' 36-month medians sit $30,000 above Oak Run's on the first floor and $6,000 above on the second. A buyer shopping a first-floor home in either neighborhood is choosing on street, building, condition and price, and will compare your home with the other neighborhood's recent sales, so we price against both. Our Palmetto Dunes valuation guide covers that side.
The blended 36-month median is $92,500 higher at Palmetto Dunes ($912,500 against $820,000), but that is mix: more of Oak Run's recent closings were first-floor homes. Palmetto Dunes ran $14.21 higher per MLS square foot and sold faster (4 median days against 8), while Oak Run closed nearer to list (99.4% against 97.0%). The county's 2025 record points the other way, with Oak Run's seven sales at a $930,000 median against Palmetto Dunes' three at $760,000, which again is which floors happened to sell.
A 4-day median at Palmetto Dunes against 8 at Oak Run, and a 97.0% ratio against 99.4%, say Palmetto Dunes buyers moved quickly and negotiated more. For an Oak Run owner it means the neighbor's buyers are used to a discount of about 3 percent, and an Oak Run asking price that ignores that will be tested.
Oak Run at Pelican Sound values sit on the carriage-home rung of the twelve-name ladder at Pelican Sound: an $812,500 12-month median on 4 closings, between the coach homes below at $537,500 to $585,000 and the single-family neighborhoods above, where The Masters reached $1,249,000.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Neighborhood | Units | Regime | Built (county roll) | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium, two associations | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium, two associations | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium, one association | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium, four associations | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium, four associations | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium, one association | 2000 | 4 | $812,500 (small sample) |
| Southern Hills | 84 | Condominium, one association | 2001 | 6 | $537,500 (small sample) |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 | none (6 closings in 60 months) |
| Seaside | 80 | Condominium, three associations | 1998 to 2000 | 1 | $970,000 (one sale) |
| Gleneagles, with Torrey Pines | 69 and 24 | Single-family | 1998 to 2000 | 2 (one each) | $1,119,250 (two sales) |
The units sum to 1,299, the club's stated total, and the 12-month closings sum to 50, from the Southwest Florida MLS pull of September 29, 2026. Medians come from each neighborhood's own MLS rows; most are small samples, so read them as a ladder, not as precise prices.
The three carriage-home neighborhoods share the club's product: two-story buildings, a two-car garage per home, a 1,759 square foot lower plan and a 2,170 square foot upper plan. Seaside is the thinnest market, with 10 MLS closings in 60 months at a $916,050 median, so it rarely serves as an Oak Run comparable. Palmetto Dunes is the comparable that matters.
The one-car-garage coach homes of Southern Hills, Edgewater and Island Sound I are the rung below, with 12-month medians of $537,500 and $585,000 against Oak Run's $812,500. A coach home sale is not an Oak Run comparable: Oak Run buyers pay for a second garage bay, a third bedroom and, upstairs, a den.
The Masters' 12-month MLS median of $1,249,000 sits about $437,000 above Oak Run's, the price of a detached home and its own lot inside the same club. For an Oak Run owner, that gap is why a buyer who wants a yard looks elsewhere and why the buyer who stays wants a lock-and-leave home.
An Oak Run home priced near Palmetto Dunes must show why it is worth it, and one priced at Oak Run's own floor closings is the value play between the coach homes and the single-family homes. The full neighborhood guide, with the fee and rule detail behind this yardstick, is our guide to living in Oak Run at Pelican Sound.
A buyer's costs shape your Oak Run at Pelican Sound value because every buyer underwrites the same carry: the club's $11,495 annual assessment and the River Ridge district's $1,208.92, together $12,703.92 a year or about $1,059 a month, plus the Oak Run association's quarterly dues and a one-time charge to the club at closing.
Data updated: October 2026 (Pelican Sound 2026 Fact Sheet; River Ridge CDD fiscal 2026 adopted budget; our arithmetic on the MLS medians pulled September 29, 2026)
| Line | Amount | Source |
|---|---|---|
| Club annual assessment, 2026 | $11,495 | Pelican Sound 2026 Fact Sheet |
| River Ridge CDD, fiscal 2026 | $1,208.92 | District adopted budget |
| Known annual total | $12,703.92 | Our arithmetic |
| Known monthly equivalent | about $1,059 | $12,703.92 divided by 12 |
| Oak Run association quarterly dues | Not published | Stated on the association's estoppel |
At $770,000 the known carry is about 1.6 percent of the price a year, at $820,000 about 1.5 percent and at $969,000 about 1.3 percent. Because the club charge is the same for every one of the 1,299 homes, it weighs less on a larger, higher-priced second-floor home than on a first-floor home.
A buyer new to Pelican Sound pays the club a $20,300 initiation fee at closing and a $299 estoppel fee, $20,599 together. A buyer who owns or has owned in Pelican Sound pays an $11,495 resale capital fee instead, $11,794 with the estoppel. On a $770,000 first-floor home the first-time charge is about 2.6 percent of the price. It does not change what a home is worth, but it is cash the buyer is not putting toward your price, and a returning Pelican Sound owner pays $8,805 less at closing than a first-time owner.
Zone X at all five Sound Way points we queried means a lender does not require flood insurance on the map alone, a point in your favor. One of the five points fell in the shaded 0.2 percent annual chance band, so we tell buyers to price a policy anyway, and we do not publish an Oak Run premium because no public source does.
Two homes at the same price are not the same purchase if one buyer carries a higher monthly total. At Oak Run the club and district lines are identical for every home, so the differences a buyer weighs are the association's dues, the age of the roof and systems, and the price. A seller who has the association's dues, budget and reserve information in the listing file removes the largest unknown from the buyer's calculation.
The flood map, the storm record and the building rules move an Oak Run at Pelican Sound value mostly by removing doubt: FEMA shows Zone X at all five Sound Way points we queried on October 7, 2026, the buildings are two-story, and the leasing and pet rules are known. What is not published, the association's dues and reserves, is where value is won or lost.
We queried FEMA's National Flood Hazard Layer at five points along Sound Way. All five returned Zone X, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. Four read minimal flood hazard and one read the shaded 0.2 percent annual chance band. That is a map reading, not an elevation survey of any one building.
Hurricane Ian made landfall in Lee County in September 2022 as a Category 4 storm, per the National Hurricane Center, and its worst surge struck the coast and islands. Oak Run sits in the south-central part of Pelican Sound, inland from the Estero River, so its exposure is mainly wind and rain. We found no Oak Run storm-repair permit in the one monthly permit report we read, and we have not confirmed Oak Run's evacuation zone letter, which Lee County's lookup answers by address.
All 24 Oak Run buildings date to 2000, so the roofs, windows and mechanical systems started the same clock and reach 30 years in 2030. A buyer reads the association's reserve schedule for the next roof cycle. The club describes the carriage-home buildings as two-story, below the three-habitable-story line for the state's milestone inspection and structural integrity reserve study rules, and the association confirms its own status in writing.
Leases run at least 30 days with association approval and a lessee aged 25 or older, nothing shorter is allowed, lessees may not keep pets other than service animals, and owners' pet rules sit in the Oak Run documents we have not read. A buyer who wants rental income or a pet reads these rules first, so a seller who has them in writing keeps those buyers in the pool.
Four things move an Oak Run at Pelican Sound number before you list: documented updates, a complete association file, a wind mitigation report and presentation. None of them changes the floor you own, but together they decide whether a home closes at the bottom or the top of its floor's band.
An update with a permit and a final inspection is evidence. The Village of Estero's records show owners remodeling these 2000-built interiors, including a $51,749 kitchen remodel in May 2026. Gather permits, final inspections, contractor paperwork and receipts for the air conditioner, water heater, kitchen, baths, flooring, windows and doors, and tell us about any work done without a permit.
With no public Oak Run association website, a complete file is the difference between a smooth contract and a stall: the declaration and any amendments, articles, bylaws and rules, the budget and year-end financial statement, the insurance summary, the frequently asked questions document and any reserve study or milestone statement, which section 718.503 requires a resale seller to give the buyer. Order the estoppels early.
A wind mitigation inspection on the state's uniform form documents the roof, openings and tie-downs that insurers credit under section 627.711. Because the association owns the roof, some items are the association's to answer, but the report gives the buyer's agent facts to quote.
The $95,000 spread between two April 2026 first-floor sales is the market's price for condition and presentation. Fresh paint, working fixtures, a clean garage and professional photography are the cheapest ways to move toward the top of a floor's band. A full remodel needs association and Village approval and permits, and the time can cost a season.
Price to your own floor's last 12 to 24 months and let the documents file and presentation do the rest. Three of the last four Oak Run closings sold in four days or less because they were priced to the closings.
You net from an Oak Run at Pelican Sound sale the price less deed doc stamps, the owner's title policy, the association estoppel, settlement charges, commission, prorations and your mortgage payoff. At the $820,000 36-month median the first three come to $10,214, leaving $809,786 before the lines your contract and loan set.
Data updated: October 2026 (Florida Statutes, Florida Administrative Code and Department of Revenue rules; our arithmetic on the Southwest Florida MLS medians pulled September 29, 2026)
This is an illustration, not a forecast of your sale. It starts from the $820,000 36-month MLS median and prices only the lines the state sets or caps. The lines that depend on your contract, your title company and your loan are shown as variables, not guessed. To run your own numbers, estimate your net proceeds with our seller net sheet.
| Line | Amount | How it is computed |
|---|---|---|
| Sale price | $820,000 | Oak Run 36-month MLS median (13 closings) |
| Deed doc stamps | $5,740 | 8,200 units of $100 at $0.70 each (section 201.02) |
| Owner's title policy | $4,175 | Promulgated rate, Rule 69O-186.003: $575 on the first $100,000 plus $3,600 on the next $720,000 |
| Oak Run association estoppel | $299 | Statutory cap for a current account, section 718.116(8); $119 more if you need it within three business days |
| Settlement fee | Varies, ask your title company | Not promulgated; set by the closing agent |
| Listing commission | Negotiable; enter your own | Not set by law; agreed with your listing agent in writing |
| Offer to the buyer's agent, if any | Negotiable; enter your own | Optional, made off the MLS |
| Property tax proration | Credit to the buyer for your days of ownership | Calendar-year taxes are paid in arrears; the closing agent computes it from the bill |
| Oak Run association transfer fee or capital contribution | Per association, verify | The Oak Run association's charges, if any, are stated on its estoppel |
| Mortgage payoff | Your loan balance | From your lender's payoff letter |
| Known costs subtotal | $10,214 | $5,740 plus $4,175 plus $299 |
| Estimated proceeds before mortgage payoff and commission | $809,786 | $820,000 less $10,214 |
The known costs are about 1.25 percent of the price. Commission, the settlement fee, the tax proration and your payoff then come out of the $809,786. Our arithmetic. Your closing agent's settlement statement controls.
| Line | First floor at $770,000 | Second floor at $969,000 |
|---|---|---|
| Deed doc stamps | $5,390 | $6,783 |
| Owner's title policy | $3,925 | $4,920 |
| Association estoppel | $299 | $299 |
| Known costs subtotal | $9,614 | $12,002 |
| Estimated proceeds before mortgage payoff and commission | $760,386 | $956,998 |
The same lines vary by floor only through the price. Commission, settlement, proration and payoff are yours and your contract's.
In Lee County the seller customarily pays the deed documentary stamp tax and the owner's title insurance policy and usually chooses the closing agent; the buyer customarily records the deed and pays for any mortgage. Florida law does not assign these costs, so the purchase contract controls every line. The club's initiation or resale capital fee is the buyer's at closing under the club's Fact Sheet.
Since the NAR settlement practice changes took effect on August 17, 2024, commissions are negotiable and not set by law, offers of compensation to a buyer's agent cannot be advertised in the MLS, and a buyer must sign a written agreement with their own agent before touring. A seller may still offer to pay or contribute to the buyer's agent off the MLS, and may offer concessions in the MLS. We put the commission conversation in writing at the start.
Florida property tax is assessed for the calendar year and paid in arrears, so at a closing before the bill is paid, the seller credits the buyer for the days owned that year. The club assessment, the Oak Run association's dues and the River Ridge district line, $1,208.92 on the tax bill for fiscal 2026, are prorated to the closing date as well. The closing agent prepares the figures from the actual bills.
Rent or sell depends on the rules and the carry: an Oak Run at Pelican Sound home may be leased for 30 days or more with association approval, a lessee aged 25 or older and a $260 club application, while the known club and district carry is $12,703.92 a year whether the home is rented, vacant or sold.
The club's 2026 Fact Sheet sets a 30-day minimum lease, a lessee of at least 25, accounts and dues current, no animals for lessees other than service animals, approval by the neighborhood association and the club's Application to Lease filed 20 business days before the lease starts. Whether Oak Run's own declaration sets a 60-day minimum or a yearly limit on leases is in documents we have not read, so ask the manager in writing.
The Fact Sheet lists a $260 application for approval to lease, a $155 annual lease renewal and a $465 plus tax transfer of amenities, which moves the owner's golf, tennis, pool and fitness privileges to the tenant for the lease term. Nothing shorter than 30 days is allowed, so an Oak Run home is not a vacation-rental property.
While a tenant holds the amenity privileges, the owner does not use the golf, tennis, pool or fitness privileges the home carries. The owner also keeps carrying the club assessment, the district line and the association's dues, and the tenant brings no pets under the club's rules, which narrows the pool of renters.
Florida's transient rental tax rules in section 212.03 apply to a rental of six months or less. A lease at the 30-day minimum sits well inside that six-month line, so ask your tax professional how the rules apply to your lease and your rental income. Rental rates are not in the records this page uses, and we do not publish a figure we cannot source.
If you want the use of the home, renting trades it away. If you want the capital, the net sheet above shows what a sale at your floor's median leaves before commission and payoff. If you are undecided, a free valuation costs nothing, and with a $12,703.92 known annual carry the months you wait are not free.
You get a free Oak Run 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 floor's closings, adjusted for your plan, condition, position 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 Oak Run 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 Oak Run seller's guide shows how we take a home to market, and our Oak Run buyer's guide covers the next purchase.
For the sharpest number, we walk the home. Jesse or Marc looks at the condition, the updates, the position, the furnishings and any lease in place, 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 Oak Run at Pelican Sound listing agent, or thinking, 'I need someone to sell my Oak Run at Pelican Sound home...' start with a value built from your own floor's closings, then a plan that sells to the right buyer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my condo 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 Oak Run, elsewhere in Pelican Sound, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
In the last 12 months we tracked all 4 Oak Run closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 18 the MLS has recorded since September 2021, sorted by floor and matched to their deeds. 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 Oak Run and Palmetto Dunes closings that fit your home. (239) 898-6072, text or call. Confidential conversations welcome.
As accurate as the comparable set. With 10 first-floor and 8 second-floor closings since September 2021, a floor-level range is solid; where recent sales on your floor are few, we widen the window and say so.
Every few months while you are deciding. Oak Run's prices moved from a $545,000 first-floor sale in January 2022 to $870,000 in October 2022, and 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 floor. 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 Oak Run at Pelican Sound owners ask about value, answered from the MLS, the county record and the club's published rules. Each names the record behind it. Where the answer depends on your home, your floor or your association's documents, we say so, and for a number on your home, Call Jesse direct at (239) 898-6072.
Start with your floor. Over 36 months Oak Run first-floor homes closed at a $770,000 median and second-floor homes at $969,000 in the MLS. Condition, updates and position move a home within that band; a free home valuation prices yours.
First-floor homes closed at $761,000, $765,000 and $860,000 in the last 12 months and at a $770,000 median over 36 months (n = 6). The county also recorded a $785,000 first-floor sale in April 2026 that the MLS pull does not carry.
Second-floor homes closed at a $969,000 median over 36 months (n = 7), with the three 2025 sales at $980,000 to $995,000 and a $995,000 sale in October 2025. The county recorded a $935,000 second-floor sale in June 2026.
The 36-month median is $440.59 per MLS square foot, $437.75 for first-floor homes and $446.34 for second-floor homes. Those use MLS living area; the county's heated area differs, so the two are never mixed.
The county records 1,646 heated square feet for the lower plan and 2,171 for the upper plan, and the club and MLS give 1,759 and 2,170 or 2,171. They are different measures of the same homes, and we state which one a figure uses.
Up sharply from 2021 into 2022, a slow 2024 for second-floor homes, then firm: second-floor homes closed at $980,000 to $995,000 in 2025 and first-floor homes at $761,000 to $860,000 across 2025 and 2026. The county median rose from $435,000 in 2018 to $930,000 in 2025.
If you bought in 2018 or 2021 almost certainly, because county medians were $435,000 and $493,000 against an $820,000 36-month MLS median. If you bought in 2022 at the county's $700,000 median the gap is smaller, and a 2024 purchase at about $816,500 is near the current median. Your floor and price decide.
The 36-month median sold-to-list ratio is 99.4%, and 7 of 13 sold below final list. The three that sold at 90.5% to 95.2% were second-floor homes in 2024 that took 65 to 117 days.
Often it means a better ratio. The nine closings within 30 days held a 100.0% median sold-to-list ratio, and the four that took longer about 95.2%.
On September 29, 2026 one Oak Run home was for sale, a first-floor home asking $875,000 after 53 days. It sets the ceiling a first-floor buyer sees and, so far, has not been tested by a sale.
Because one MLS name covers two floors that closed $199,000 apart at the 36-month median, because the county and MLS square footages differ, and because a model cannot see your updates or position.
Every Oak Run home, upper and lower, has a two-car garage per the club, so the garage does not separate Oak Run homes from each other. It separates Oak Run from the one-car-garage coach homes of Southern Hills, Edgewater and Island Sound I.
The upper plan is about 411 square feet larger than the lower plan and adds a den, and it has closed about $199,000 higher over 36 months. Per square foot the two floors are close, so the den and the size are what the price buys.
It is a feature some buyers want, and the first floor sold in a median 4 days over 36 months. The record does not isolate a premium for it, because first-floor homes are also the smaller plan.
It helps. Zone X at all five Sound Way points we checked means a lender does not require flood insurance on the map alone, though one point sat in the shaded 0.2 percent band and a buyer should price a policy.
Every buyer carries it. The $11,495 assessment is the same for all 1,299 homes, so it does not separate one Oak Run home from another, but it is part of the carry a buyer weighs against price.
It is cash the buyer is not putting toward your price. A first-time Pelican Sound buyer pays a $20,300 initiation fee at closing and a returning owner an $11,495 resale capital fee, so a returning owner has $8,805 less to pay.
Yes, and they are not published. The Oak Run association's quarterly dues appear on its estoppel, and a buyer cannot price a home without them, so we get your current statement into the listing file.
It can. Disclose any special assessment you know of, because it is a fact that affects value, and the estoppel states any unpaid amount. Who bears it is negotiated in the contract.
The club describes the carriage-home buildings as two-story, below the three-habitable-story trigger, but the association and its engineer confirm each building's status, and we advise getting that answer in writing.
They do not change the home's value. Furnishings are personal property, listed in the contract and priced apart from the home.
Not by itself. The buyer takes the lease, the tenant holds the amenity privileges if the owner transferred them, and showings go through the tenant, so we confirm the lease end date with the club before setting a number.
Little. Gather permits, the association file and your current dues statement, and note repairs. A full remodel before a sale needs association and Village approval and can cost a season.
Floor for floor within $30,000 on the first floor and $6,000 on the second over 36 months, on the same plans, garages and club. Palmetto Dunes' blended median is higher because more of its recent sales were second-floor homes.
The one-car-garage coach homes of Southern Hills and Edgewater had 12-month medians of $537,500 and $585,000 against Oak Run's $812,500. They are a different product with a different price band.
At $820,000 the deed doc stamps are $5,740, the owner's title policy $4,175 and the association estoppel $299, leaving $809,786 before commission, settlement charges, prorations and your payoff. Estimate your net proceeds with our seller net sheet.
At the $770,000 first-floor median the same three lines are $9,614, leaving $760,386, and at the $969,000 second-floor median they are $12,002, leaving $956,998, both before commission, settlement charges, prorations and payoff.
In Lee County the seller customarily pays the deed stamp tax of $0.70 per $100 and the owner's title policy, and the contract controls both.
No. A valuation is a market opinion built from comparable closings for a seller deciding on a price. An appraisal is a licensed appraiser's report, usually ordered by a lender.
Before you decide, and again before you list. Three of the last four closings sold in four days or less, so a valuation a season ahead lets you prepare the documents file and updates.
Your buyer does. An Application for Approval to Purchase goes to the Oak Run association through its manager before closing, and the club requires a certificate of approval for membership.
Yes, for 30 days or more with association approval, a lessee aged 25 or older and a $260 club application. Oak Run's own minimum and any yearly limit are in documents we have not read; ask the manager in writing.
An agent who values from Oak Run's and Palmetto Dunes' own floor-by-floor sales and shows the work. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; Call Jesse direct at (239) 898-6072.
In the sources below. The MLS and county rows are listed sale by sale, the arithmetic is shown in the net sheet and the tables, and our Oak Run neighborhood guide holds the full market record.
Oak Run at Pelican Sound owners who want a value work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and split every Oak Run closing since September 2021 by floor 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 Oak Run 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 Oak Run specifically, we tracked all 18 MLS closings since September 2021 and the 120 qualified recorded sales the Lee County file holds, and every price 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 Oak Run 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.
★★★★★ "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 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
★★★★★ "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
Selling your Oak Run at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oak Run 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 Oak Run 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 Oak Run at Pelican Sound value are published by the club, the River Ridge district, the State of Florida, the Village of Estero and the federal government; 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 at Book 3290, Page 4893.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, membership terms, leasing and guest rules) | Pelican Sound Golf & River Club | fees as of January 1, 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 |
| Fiscal 2026 adopted budget | River Ridge Community Development District | fiscal 2026 | Budget, PDF |
| Master Architectural Review guidelines | Pelican Sound master association (hosted by Hammock Greens III) | current file | ARC guidelines, PDF |
| Oak Run at Pelican Sound Condominium Association, Inc. record | Florida Division of Corporations | filed September 13, 1999 | Sunbiz detail |
| Building Permit Report, May 2026 | Village of Estero | May 2026 | Permit report, PDF |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | adopted November 2, 2022 | Ordinance, 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 |
| 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 |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the Oak Run 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 Oak Run at Pelican Sound home worth? Get a free home valuation or Call Jesse direct at (239) 898-6072. Run the numbers first with our seller net sheet.
Buying in Oak Run at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Our Oak Run buyer's guide covers the next purchase.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.