Estero, Florida
What is my Pinehurst at Pelican Sound home worth? McGreevy and Comisar value estate homes from every MLS and county sale of five years, by plan, date and condition, 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 a Pinehurst at Pelican Sound home is worth is a harder question than it looks, because the street sells so rarely. Our Pinehurst at Pelican Sound neighborhood guide describes the 82 estate homes on Pinehurst Greens Drive and Court, and this page does one job: it shows how a Pinehurst number is built from the sales that actually happened, so you can check an estimate, an agent's opinion or your own expectation against the record. Pinehurst sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
The record is short and unusual. The Southwest Florida MLS shows seven Pinehurst closings in five years and none in the 12 months to September 29, 2026, while the Lee County recorded-sales file holds 15 qualified sales in the same five years, from $755,000 to $1,650,000, at a $1,210,000 median. Eight of those 15 never closed through the MLS. A value built from the MLS alone reads less than half the street, and a value built from a blended Pelican Sound figure reads a different product. We use both sources, label each, and never average them.
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. Two companion pages finish this set. If you are ready to list, read our Pinehurst at Pelican Sound seller's guide, and if your next move is a purchase, read our Pinehurst at Pelican Sound buyer's guide. For the rest of the community, our guide to home values in Pelican Sound covers all twelve marketed neighborhoods.
A word on the name, because search engines blur it. This page values homes in Pinehurst at Pelican Sound Neighborhood Association, Inc. (Florida document N97000005326), in Estero, Lee County. It is not Pinehurst, North Carolina, and it is not Pinehurst at Stratford Place. Pelican Sound is also a different community from Pelican Landing, Pelican Bay, Pelican Marsh and Pelican Preserve.
McGreevy and Comisar are the best realtor for Pinehurst at Pelican Sound because a value is only as good as the record behind it. We read every Pinehurst MLS closing, all 15 qualified county sales, the roll for all 82 homes and the club's fee schedule, and we show the work before asking for your trust.
If you're searching for the best realtor for Pinehurst at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Pinehurst at Pelican Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Owners comparing the best real estate agents in Estero should ask each one the same test question: which Pinehurst sales did you use, and why those?
Recent Pinehurst at Pelican Sound track record (last 12 months): In the last 12 months Pinehurst at Pelican Sound has seen 1 recorded resale, a four-bedroom home that the Lee County file records at $1,375,000 in January 2026, and no closing marketed through the Southwest Florida MLS (Matrix, pulled September 29, 2026). Across five years there are 7 MLS closings and 15 qualified county-recorded sales, with a county median of $1,210,000 (n = 15). The six marketed MLS sales closed at a median of 100.0% of final list price and 0.5 days on market.
We tracked every one of the 7 Pinehurst MLS closings and all 15 qualified county-recorded Pinehurst sales of the last 60 months, and each is listed on this page by month, price, bedrooms and size only.
For Pinehurst at Pelican Sound owners: a valuation that names its comparable sales, adjusts for date and condition, and tells you plainly where the record is thin. We pair it with premium marketing, including cinematic video, drone and professional photography, if you decide to sell.
Honors and recognition:
Selling your Pinehurst at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pinehurst at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the points a Pinehurst at Pelican Sound owner should carry into any valuation conversation, each one sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 Fact Sheet or the Florida rules.
A Pinehurst at Pelican Sound home is worth what homes of its plan have recently sold for, adjusted for date and condition. The five-year record runs from $755,000 to $1,650,000, every qualified sale since 2022 was at $1,100,000 or more, and the county median is $1,210,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
The roll shows a few heated areas repeating across the street. This table groups the 15 qualified sales where the plan is identifiable, using MLS living area for MLS sales and roll heated area for county sales, and names the source beside each.
| Plan (beds, baths, area) | Closed | Price | Source |
|---|---|---|---|
| 3 bedrooms, 2 baths, 2,394 to 2,395 sq ft | Sep 2021 | $755,000 | MLS |
| 3 bedrooms, 2 baths, 2,394 sq ft | Sep 2022 | $1,175,000 | County |
| 3 bedrooms, 2 baths, 2,395 sq ft | Jan 2024 | $1,310,000 | MLS, entered after closing |
| 3 plus den, 2 baths, 2,395 sq ft | Apr 2024 | $1,175,000 | MLS |
| 3 plus den, 3 baths, 2,792 sq ft (MLS) | Sep 2021 | $925,000 | MLS |
| 3 plus den, 3 baths, 2,792 sq ft (MLS) | Mar 2022 | $1,195,000 | MLS |
| 3 bedrooms, 3 baths, 2,797 sq ft (roll) | Apr 2022 | $1,210,000 | County |
| 3 bedrooms, 3 baths, 2,797 sq ft (roll) | Dec 2024 | $1,215,000 | County |
| 3 bedrooms, 2 baths, 2,143 sq ft (roll) | Feb 2023 | $1,100,000 | County |
| 3 bedrooms, 2 baths, 2,126 sq ft (roll) | Jul 2023 | $1,250,000 | County |
| 3 bedrooms, 3 baths, 2,850 sq ft (roll) | Apr 2023 | $1,240,000 | County |
| 3 plus den, 3 baths, 2,765 sq ft (MLS) | Jul 2025 | $1,400,000 | MLS |
| 3 bedrooms, 3 baths, 2,959 sq ft (roll) | Aug 2024 | $1,650,000 | County |
| 4 bedrooms, 3 baths, 2,680 sq ft (MLS) | Nov 2021 | $995,599 | MLS |
| 4 bedrooms, 3 baths, 2,918 sq ft (roll) | Jan 2026 | $1,375,000 | County |
The smaller two-bath plans, 2,126 to 2,395 square feet, sold at $755,000 in 2021 and at $1,100,000 to $1,310,000 from 2022 on. If your home is this plan, your comparable set is these six rows, weighted toward 2023 and later. The step between $755,000 and $1,175,000 is mostly the 2021-to-2022 step, not a difference in the houses.
The roll's 2,797 square foot three-bedroom, three-bath plan, eleven homes in all, sold at $925,000 in 2021, $1,195,000 and $1,210,000 in 2022, and $1,215,000 in December 2024. The December 2024 sale at $1,215,000 is the most recent of this plan in our records, and it sits within $20,000 of the two 2022 sales (our arithmetic), which is the street's flat stretch in one comparison.
The two highest prices in the record belong to larger three-bedroom homes: $1,400,000 for a 2,765 MLS square foot home with a den in July 2025 and $1,650,000 for a 2,959 roll square foot home on the Court in August 2024. The July 2025 sale was an MLS listing; the August 2024 sale never closed through the MLS.
The roll counts 20 four-bedroom homes, 12 on the Drive and 8 on the Court. Two sold in the five-year record: $995,599 in November 2021 (2,680 MLS square feet) and $1,375,000 in January 2026 (2,918 roll square feet). With one sale on each side of the 2021-to-2022 step, they cannot be compared with each other, and a four-bedroom owner needs the plan-specific read below.
We do not publish a single "Pinehurst value," because none exists. A defensible range for a specific home comes from its plan's sales, moved to today by the post-2022 record, then adjusted for the condition items below. A free valuation gives you that range and the sales behind it.
A Pinehurst at Pelican Sound home is valued by choosing comparable sales of the same plan, adjusting each for date, then for condition, position and furnishings, and checking the result against the competing Masters and Gleneagles homes. With few sales, every adjustment is explained rather than hidden.
Plan comes first because it is the one variable the roll measures for every home. With 82 homes and a handful of repeating footprints, most Pinehurst owners have at least one same-plan sale in the five-year record, and the rest have a near one.
The county median was $865,000 in 2021, $1,195,000 in 2022, $1,240,000 in 2023, $1,262,500 in 2024, $1,400,000 in 2025 and $1,375,000 in 2026 to date, each on one to seven sales. A 2021 sale is a data point about the plan, not a price for today, and we weight 2023 and later most heavily.
Kitchen and bath renovation, flooring, impact glass or shutters, a newer roof, air-conditioning age and a pool and cage separate homes of the same plan. The county roll does not record pools, and the MLS rows we hold do not carry condition, so these adjustments come from walking the house.
Pinehurst's name comes from a famous golf course, as several Pelican Sound neighborhood names do, and the streets run among the golf holes and lakes. The sale rows we hold do not record which homes backed a fairway, a lake or a neighbor, so we do not claim a measured premium for any position. We look at your lot in person and tell you what we see.
Furnishings sold with a home and a lease in place both change what a buyer pays and when they can occupy. Pelican Sound leases run at least 30 days, and a buyer takes the property subject to the lease unless it ends first.
Pinehurst homes were built from 1998 to 2000, 26 to 28 years old at the roll's median year built. A buyer's inspection will read the roof, windows, air-conditioning and plumbing, so a documented replacement is value you can show.
The last five years of Pinehurst at Pelican Sound sales say that values stepped up between 2021 and 2022 and have held since: the county median rose from $865,000 to $1,195,000, then stayed between $1,195,000 and $1,400,000 on one to four sales a year. Every sale since 2022 was at $1,100,000 or more.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
| Window to September 29, 2026 | MLS closings (marketed) | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
| 12 months | 0 | none | none | none |
| 24 months | 1 (small sample) | $1,400,000 (one sale) | 7 | 100.0% |
| 36 months | 2 (small sample) | $1,287,500 (mean of $1,175,000 and $1,400,000) | 4 | 103.4% |
| 60 months | 6 (small sample) | $1,085,300 (mean of $995,599 and $1,175,000) | 0.5 | 100.0% |
No window reaches 10 MLS closings. The MLS closings on this page were assigned to Pinehurst by the MLS subdivision field, and the county sales by legal description and street.
| County window to August 21, 2026 | Qualified county sales | Median recorded price |
|---|---|---|
| 12 months | 1 | $1,375,000 (one sale) |
| 24 months | 3 (small sample) | $1,375,000 |
| 36 months | 6 (small sample) | $1,342,500 (mean of $1,310,000 and $1,375,000) |
| 60 months | 15 | $1,210,000 |
Selling your Pinehurst at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pinehurst at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pinehurst at Pelican Sound has 82 estate homes and a five-year record of 15 qualified sales that most estimates never see in full. The owner who compares an estimate with the sales listed on this page, plan by plan and date by date, knows quickly whether the estimate is reading Pinehurst or something else.
Thinking of selling your Pinehurst home? Get a free Pinehurst at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. Our Pinehurst seller's guide covers the listing side.
Buying at Pinehurst at Pelican Sound? Call Marc at (239) 287-5873, start with our Pinehurst buyer's guide, or read how we represent buyers.
The 36-month county median of $1,342,500 sits $132,500 above the 60-month median of $1,210,000 (our arithmetic) because every sale recorded since September 2023 was at $1,175,000 or more. For an owner, the recent windows are the better guide to value and the 60-month window the better guide to the street's range.
The most recent MLS closing was a three-bedroom-plus-den, three-bath home of 2,765 MLS square feet, sold in July 2025 at $1,400,000 after 7 days on market, at its full list price. It is the best-documented recent Pinehurst sale: it was marketed, it closed at list, and it has an MLS area to price against. The county's January 2026 sale at $1,375,000 for a four-bedroom home is the most recent of any kind.
The $1,650,000 sale of August 2024, a three-bedroom, three-bath home of 2,959 roll square feet on the Court, is the highest qualified price in five years and never closed through the MLS. An estimate built from MLS sales alone would miss it entirely. It is evidence of what a larger plan can reach, not a number for a smaller one.
Price per square foot at Pinehurst at Pelican Sound is a check, not a method. The six marketed MLS sales ranged from $315 to $506 per MLS square foot, but that spread is mostly the 2021 to 2022 step, so the number to trust is the one from the most recent sales: $491 to $506.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
The MLS records the listing's living area and the county roll records heated area, and the two differ for the same home. A price per MLS square foot and a price per roll square foot are different measures, so we show each in its own table and never compare across them.
| Closed | MLS living area | Sold price | $ per MLS sq ft |
|---|---|---|---|
| Jul 2025 | 2,765 | $1,400,000 | $506 |
| Apr 2024 | 2,395 | $1,175,000 | $491 |
| Jan 2024 (entered after closing) | 2,395 | $1,310,000 | $547 |
| Mar 2022 | 2,792 | $1,195,000 | $428 |
| Nov 2021 | 2,680 | $995,599 | $371 |
| Sep 2021 | 2,792 | $925,000 | $331 |
| Sep 2021 | 2,394 | $755,000 | $315 |
The 24-month median is $506.33 (one sale), the 36-month median $498.47 and the 60-month median $399.75 on six marketed sales. The 60-month figure is a blend of two eras, which is why it understates today.
| Recorded | Roll heated area | Recorded price | Price per roll sq ft |
|---|---|---|---|
| Jan 2026 | 2,918 | $1,375,000 | $471 |
| Dec 2024 | 2,797 | $1,215,000 | $434 |
| Aug 2024 | 2,959 | $1,650,000 | $558 |
| Jul 2023 | 2,126 | $1,250,000 | $588 |
| Apr 2023 | 2,850 | $1,240,000 | $435 |
| Feb 2023 | 2,143 | $1,100,000 | $513 |
| Sep 2022 | 2,394 | $1,175,000 | $491 |
| Apr 2022 | 2,797 | $1,210,000 | $433 |
Our arithmetic: recorded price divided by roll heated area, rounded to the dollar. The smaller homes carry higher dollars per foot because a kitchen, baths and a lot cost the same in a smaller house.
On both measures the smaller plans cost more per foot and the larger plans less, and the 2022 to 2025 sales cluster between roughly $430 and $590 per roll foot, and the marketed MLS sales of 2022 to 2025 between $428 and $506 per MLS foot. A seller who prices a large plan at a small plan's dollars per foot, or the reverse, will mis-price by tens of thousands of dollars.
A per-foot figure ignores condition, position, pool and the fixed cost of kitchens and baths, which a smaller house spreads over fewer feet. We use it to confirm a plan-based value, never to set one.
Pinehurst at Pelican Sound values, on the county record, were $550,000 to $712,500 across 2010 to 2019, rose to $832,500 in 2020, $865,000 in 2021 and $1,195,000 in 2022, and have held between $1,195,000 and $1,400,000 since. Every yearly figure is a small sample.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through August 21, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to August 21) | 1 | $1,375,000 |
| 2025 | 1 | $1,400,000 |
| 2024 | 4 | $1,262,500 |
| 2023 | 3 | $1,240,000 |
| 2022 | 3 | $1,195,000 |
| 2021 | 7 | $865,000 |
| 2020 | 2 | $832,500 |
| 2019 | 4 | $712,500 |
| 2018 | 6 | $687,500 |
| 2017 | 5 | $645,000 |
| 2016 | 3 | $700,000 |
| 2015 | 2 | $705,000 |
| 2014 | 7 | $611,100 |
| 2013 | 3 | $640,000 |
| 2012 | 3 | $600,000 |
| 2011 | 2 | $550,000 |
| 2010 | 4 | $613,000 |
| 2009 | 2 | $832,500 |
The file holds no qualified Pinehurst sale between 2002 and 2008, and its 1998 and 1999 entries are construction-era transfers that we leave out. The 2009 figure rests on two sales and should not be read as a trend.
An owner who bought in 2012 at about $600,000 and an owner who bought in 2021 at about $865,000 are looking at the same step in the record, not the same gain. Your purchase price tells you your gain, not your value, and buyers do not pay for it.
The 2022 median is $330,000 above 2021's (our arithmetic), about 38 percent. The yearly medians since have been $1,240,000, $1,262,500, $1,400,000 and $1,375,000, a plateau rather than a climb. No sale since 2022 has been below $1,100,000, and none above $1,650,000.
The county records the deed consideration of every qualified deed, including sales that never closed through the MLS. The MLS records a closing reported by an agent, and a sale entered after closing was never marketed. A value that uses only one source is reading a different, smaller street.
The sold-to-list pattern at Pinehurst at Pelican Sound says homes sell at the list price or very near it: five of six marketed sales closed at or above final list, the median was 100.0%, and four went under contract within a day. The pattern rewards a seller who lists at the number the record supports.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The April 2024 home listed at $1,100,000 and closed at $1,175,000, 106.8% of list, in one day. Four sales closed at exactly the list price. The September 2021 three-bedroom home listed at $800,000 and closed at $755,000, 94.4%, the only sale below list.
The sales that closed at or above list took 0 to 7 days. The one below list took zero days on the MLS clock too, so even the discounted sale found its buyer at once. On a street this small, speed is a sign that a buyer had been waiting, and not a proof that the list price was right.
Four of six marketed sales show zero or one day on market, which in MLS terms usually means a buyer was lined up before or at the moment the listing went live. A seller reading that as "any price sells" is reading it wrongly: the sales were priced at or near the record, and the first buyer through the gate took them.
A list price that equals the record's number tends to close at itself. A list price above the record has no measured outcome in Pinehurst, because no marketed Pinehurst sale in the five-year record sat long enough to show one. We do not give a number for what an overpriced Pinehurst listing would do.
The live competition for a Pinehurst at Pelican Sound home on September 29, 2026 was none: no Pinehurst listing was active. That means no active ask caps your value, so a buyer weighs your home against the closed sales above and the Masters and Gleneagles homes they have toured.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
With no active Pinehurst listing, no 12-month MLS closing and one county sale in a year, there is no inventory to measure in months. Months of supply is undefined, and we do not quote one.
A Pinehurst buyer's alternative is another single-family neighborhood in the same gate. The Masters closed 7 MLS sales in the 12 months to September 29, 2026 at a $1,249,000 median, and Gleneagles with Torrey Pines closed 2 at $1,119,250, both small samples. A larger Pinehurst plan is competing against those on space, not on price alone.
Buyers who want the largest detached estate home inside the gate have one street to choose from. That scarcity supports the county's post-2022 record, but it does not remove the need for an accurate price, because the sales are too few for the market to correct a mistake.
Online estimates miss at Pinehurst at Pelican Sound because the street has too few sales to train them: seven MLS closings in five years, eight more recorded only by the county, and homes that differ by plan, condition and position. An estimate built from nearby smaller homes can miss by six figures in either direction.
An automated model needs recent sales near the home. Pinehurst has one county sale in the last 12 months and none through the MLS, so the model leans on older sales or on neighbors from other Pelican Sound neighborhoods.
A model that borrows The Masters or Gleneagles sales is pricing homes with medians of 2,100 and 1,882 roll square feet against Pinehurst's 2,645. A model that borrows condominium sales in the same gate is pricing a different product at roughly a third to a half of a Pinehurst price.
Eight of 15 qualified sales never closed through the MLS. A model that learns only from MLS sales never sees the $1,650,000 sale, the $1,375,000 sale or six others.
A model cannot see a new roof, impact glass, a pool and cage, a renovated kitchen or a lot position. Those are the adjustments that separate two homes of the same plan, and they are the ones a buyer pays for.
A buyer's agent reads the same sales we do. An owner who anchors on an estimate that the record does not support is likely to hear it from the first buyer through the gate.
Pinehurst at Pelican Sound and The Masters values compare on size against liquidity: the median Pinehurst home is 545 roll square feet larger and the 36-month county median is $93,500 higher, but The Masters has far more recent sales. Both are small-sample markets, so neither median is a market price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
| Decision point | Pinehurst at Pelican Sound | The Masters at Pelican Sound |
|---|---|---|
| Homes | 82 | 100 |
| Club tier (Types of Residences flyer) | Estate Homes | Executive Homes |
| Year built (roll) | 1998 to 2000, median 1999 | 2000 to 2002, median 2001 |
| Heated area (roll) | 2,088 to 3,220 sq ft, median 2,645 | 1,767 to 2,723 sq ft, median 2,100 |
| Bedrooms (roll) | 62 three, 20 four | 23 two, 55 three, 22 four |
| 12-month MLS closings | 0 | 7, median $1,249,000 (small sample) |
| 60-month MLS closings, marketed | 6, median $1,085,300 (small sample) | 10, median $1,249,000 |
| 60-month median $ per MLS sq ft | $399.75 | $558.24 |
| County qualified sales, 36 months | 6, median $1,342,500 (small sample) | 13, median $1,249,000 |
| County qualified sales, 60 months | 15, median $1,210,000 | 16, median $1,268,050 |
| Highest qualified county price, 60 months | $1,650,000 (August 2024) | $1,425,000 (December 2025) |
| Active listings, September 29, 2026 | 0 | 0 |
| Management | Self-managed by the owner board | Frankly Coastal |
| Club membership | Bundled, $11,495 a year | Bundled, $11,495 a year |
At the 36-month county medians the gap is $93,500 (our arithmetic: $1,342,500 less $1,249,000). Pinehurst's extra size does not show as a proportional price premium, which is the strongest argument for pricing a Pinehurst home from its own plan sales rather than from a Masters comparison. Our Masters home valuation guide shows how that neighborhood is priced.
The Masters has a liquid record and Pinehurst a thin one. A Masters value rests on 13 county sales in 36 months; a Pinehurst value on six. The 60-month MLS dollars per foot, $399.75 against $558.24, mislead because three of Pinehurst's six marketed sales closed in 2021.
Pinehurst homes are, on the roll's median, two years older than Masters homes. On both streets the roof, windows, air-conditioning and any renovation set where a given home lands, more than the street name.
Pinehurst at Pelican Sound values sit at the top of Pelican Sound's range for size and at the bottom for recent sales: 82 homes, the largest on the roll, and no MLS closing in 12 months, against 12-month medians of $357,000 to $1,249,000 elsewhere. The yardstick below puts every neighborhood on one scale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Neighborhood | Homes | Regime | Year built (roll) | 12-month MLS closings | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium | 2000 to 2001 | 7 | $470,000 (small sample) |
| Palmetto Dunes | 156 | Condominium | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium | 1998 to 2000 | 7 | $585,000 (small sample) |
| The Masters | 100 | Single-family | 2000 to 2002 | 7 | $1,249,000 (small sample) |
| Hammock Greens | 98 | Condominium | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium | 2000 | 4 | $812,500 (small sample) |
| Gleneagles, with Torrey Pines | 93 | Single-family | 1998 to 2000 | 2 | $1,119,250 (small sample) |
| Southern Hills | 84 | Condominium | 2001 | 6 | $537,500 (small sample) |
| Pinehurst | 82 | Single-family, self-managed | 1998 to 2000 | 0 (7 in 60 months) | none in 12 months |
| Seaside | 80 | Condominium | 1998 to 2000 | 1 | $970,000 (one sale) |
The Masters and Gleneagles at Pelican Sound are the other detached neighborhoods. Both are smaller on the roll, and both are the first comparison a buyer of a Pinehurst home will make.
Palmetto Dunes, Oak Run and Seaside are two-story carriage-home condominiums whose 12-month medians run from $812,500 to $970,000 on small samples. They share the club and not the detached house.
The other condominiums, Island Sound, Turnberry, Edgewater, Southern Hills and Hammock Greens, closed at 12-month medians of $357,000 to $585,000 for the same club membership. A buyer who wants the club more than the house can enter for roughly a third to a half of a Pinehurst price.
Your value is set by Pinehurst's own plan sales. The yardstick tells you who your buyer is cross-shopping, and it tells an estimate-maker which sales are not comparable.
A buyer's costs shape what a Pinehurst at Pelican Sound buyer can offer you: an $11,495 annual club assessment, unpublished Pinehurst dues, about $1,209 a year in district assessments, and $20,300 or $11,495 at closing. These are the first-year numbers a buyer's lender and budget see beside your price.
Data updated: September 2026 (Pelican Sound 2026 Fact Sheet; River Ridge CDD FY2026 adopted budget)
| Item | Amount | Status |
|---|---|---|
| Club annual assessment | $11,495 | Published, 2026 Fact Sheet |
| River Ridge district assessment | $1,208.92 | Published, FY2026 budget |
| Pinehurst neighborhood dues | not published | Ask the Pinehurst board |
| Property tax and homeowner's insurance | home-specific | Tax bill and quotes |
A first-time Pelican Sound owner pays a $20,300 initiation fee at closing; a buyer who owns or has owned in Pelican Sound pays an $11,495 resale capital fee instead, $8,805 less (our arithmetic). The published items alone total $33,003.92 in the first year for a first-time buyer (our arithmetic), before the Pinehurst dues, tax and insurance.
Shaded Zone X does not trigger the federal mandatory purchase rule, but a lender may still ask, and a Citizens policy can carry a flood requirement. A buyer's quote arrives during the inspection period.
A buyer who brings $20,300 to the club is not putting it toward your price, and the same buyer's monthly carry sets how much house their lender approves. Price a Pinehurst home knowing the buyer's cash is already committed to the club.
The flood map, the Hurricane Ian record and the building rules move a Pinehurst at Pelican Sound value mainly through insurance and age: shaded Zone X at every point we queried, no public record of flood damage on Pinehurst Greens, and homes built from 1998 to 2000 whose roof and openings drive wind-mitigation discounts.
FEMA's current map shows shaded Zone X, the 0.2% annual chance flood hazard, on panel 12071C0587G (effective November 17, 2022) at six points we queried on October 7, 2026. Zone AE and a floodway touch the edges of a box drawn around the neighborhood, so confirm your address.
Hurricane Ian made landfall in Lee County on September 28, 2022. Pelican Sound's documented storm damage is at the riverfront River Club, since rebuilt. We found no public record of flood damage on Pinehurst Greens and do not claim there was none; section 689.302 makes the seller's own disclosure the answer for a specific home.
Section 627.711 requires insurers to offer discounts for wind-resistive features, and a newer roof, documented roof-to-wall connections and approved impact glass can change a buyer's premium. A current Uniform Mitigation Verification Inspection Form is a document a buyer's insurer asks for.
Pelican Sound is all-ages, leases run at least 30 days with a no-pets rule for tenants, and every purchase needs the Pinehurst board's approval and a club certificate. None of those rules narrows the pool by who the buyer is; they set timing and paperwork.
With no public association website, the buyer gets the Declaration, Bylaws, rules, budget and estoppel through the seller. A complete file protects value by shortening the contract period.
Before you list a Pinehurst at Pelican Sound home, the items that move the number are documented updates, a current wind mitigation form, a clean association and ARC file, a flood answer for your address and honest presentation. Each costs little against what it protects.
Permit records and invoices for the roof, air-conditioning, windows and any addition turn a claim into evidence. We did not pull the permit history of any Pinehurst home, so we ask you for the file.
Order the Uniform Mitigation Verification Inspection Form before listing. It shows a buyer's insurer the roof shape, roof-to-wall connections and opening protection.
Know your address's zone on the current map and have the answer to the section 689.302 questions ready.
Confirm with the board that your dues are current, there is no pending assessment you have not disclosed, and every exterior change has an ARC approval on file.
Pinehurst buyers are shopping the largest homes in the gate, and the first week sets the sale. Staging, cleaning, a clear lanai and honest photography are the final adjustments to the number.
You will net the sale price less the commission you negotiate, the deed doc stamps, the owner's title policy, the estoppel, settlement charges, prorations and any payoff. At the $1,210,000 Pinehurst county median, doc stamps, the owner's policy and one estoppel total $14,369.
Data updated: September 2026 (Florida Statutes, Florida Administrative Code and Department of Revenue rules; our arithmetic on the Lee County recorded-sales median to August 21, 2026)
Run your own numbers with our free calculator: estimate your net proceeds with our seller net sheet. The worked example below follows the same rules.
| Line | How it is figured | Amount |
|---|---|---|
| Sale price | Pinehurst county median, 60 months to August 21, 2026 | $1,210,000 |
| Deed documentary stamps | $0.70 per $100 or portion: 12,100 units x $0.70 | $8,470 |
| Owner's title policy | Florida promulgated rate, Rule 69O-186.003: $5.75 per $1,000 to $100,000 ($575), $5.00 per $1,000 from $100,001 to $1,000,000 ($4,500), $2.50 per $1,000 from $1,000,001 to $5,000,000 ($525) | $5,600 |
| Pinehurst association estoppel | Statutory cap for a current account, per our cost-of-selling memo (plus $119 if rushed) | $299 |
| Settlement fee | Varies, ask your title company | not estimated |
| Real estate commission | Negotiable; enter your own | not estimated |
| Property tax proration | Explained below; set by your closing agent from the actual bill | not computed |
| Pinehurst association transfer fee or capital contribution | Per association, verify with the board | not estimated |
| Known costs above | $8,470 + $5,600 + $299 | $14,369 |
| Estimated proceeds before mortgage payoff and commission | $1,210,000 less $14,369 | $1,195,631 |
Our arithmetic. The owner's premium is the promulgated rate and a title company's rounding or reissue credit can change the final figure. Each 1 percent of $1,210,000 is $12,100, so whatever commission you negotiate comes off the last line.
In Lee County the seller customarily pays the deed doc stamps, the owner's policy, the municipal lien search and the association estoppel; the buyer records the deed and pays for any mortgage. The purchase contract controls, and we confirm the allocation before you sign.
Since 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. We put the commission conversation in writing at the start.
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. The club, Pinehurst and district charges are prorated to the closing date, and your closing agent prepares the figures from the actual bills.
Whether to rent or sell a Pinehurst at Pelican Sound home depends on the rules and your plans: leases must run at least 30 days with board approval, a $260 application fee and no tenant pets, and the owner stays liable for the tenant's club account. Selling is simpler when buyers are waiting.
Pelican Sound requires leases of at least 30 days, filed 20 business days ahead, approved by the neighborhood association, with lessees of at least 25 and no pets other than service animals. Short-term vacation rental is not permitted under those rules, and the Pinehurst documents may set a longer minimum.
An owner may transfer amenity privileges to the lessee for the lease term for $465 plus tax under the 2026 Fact Sheet, keeping only dining privileges. The owner remains liable for a lessee account more than 60 days past due and for the lessee's conduct.
Budget the $260 application, the $155 annual renewal, the $465 amenity transfer, the 20-business-day lead time and your neighbors' approval. Compare that carrying cost with the net sheet above.
If you want the cash and the street has no competing listing, a sale priced to the record is direct. If you want to keep the home for your own use, a lease is possible but is not a short-term income stream. Ask your tax adviser about the difference.
You get a free Pinehurst 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 the sales of your plan, adjusted for date, roof and window age, renovation, pool, lot position and furnishings.
The form takes about a minute, and there is no cost and no obligation. Start with a free Pinehurst home valuation, use the valuation form on this page, or call (239) 898-6072, text or call. Confidential conversations welcome. If you decide to list, our Pinehurst seller's guide covers the marketing, the contract and the closing, and our Pinehurst buyer's guide covers the next purchase.
A walk through your home adds what no record can: the roof and window age, the kitchen and baths, the pool and cage, and the lot. Call Jesse direct at (239) 898-6072 and we will schedule it around the gate and your calendar.
If you're searching for a Pinehurst at Pelican Sound listing agent, or thinking, 'I need someone to value my Pinehurst at Pelican Sound home...' you own one of 82 estate homes on a street where the record is short and the price matters most. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Pinehurst, 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 the one recorded Pinehurst sale in the county file and the single-family closings in the MLS that a Pinehurst buyer would weigh against yours. 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 Pinehurst sales that fit your home. (239) 898-6072, text or call. Confidential conversations welcome.
It is as accurate as the sales are comparable. A same-plan sale from 2023 or later is strong evidence; a 2021 sale or a Masters sale is weak. We show the sales used so you can judge.
At least once a year and before any listing decision. With one to four sales a year, a single new sale can move the picture.
No. A valuation is free and carries no obligation. Many owners ask for one to understand the record before they decide.
We can give a range from the record and the roll without a visit. A walk-through refines it for roof, windows, kitchen, baths, pool and lot position, which no record shows.
Yes. An estate, trust or family owner faces the same record and the same board and club steps, and we explain which documents each requires. For tax questions, ask your tax adviser.
These are the questions Pinehurst at Pelican Sound owners ask most about what a home is worth, answered from the MLS, the county record and Florida rules. Each answer names Pinehurst. For a number on your own home, use the free home valuation or Call Jesse direct at (239) 898-6072.
It depends on plan, date and condition. The county's 15 qualified sales in five years have a median of $1,210,000, and the six of the last three years $1,342,500. A free valuation gives a range for your plan.
The plan's sales were $755,000 in September 2021, $1,175,000 in September 2022, $1,310,000 in January 2024 (entered after closing) and $1,175,000 in April 2024. The 2022-and-later sales are the relevant ones.
The plan sold at $925,000 in September 2021, $1,195,000 in March 2022, $1,210,000 in April 2022 and $1,215,000 in December 2024. The post-2021 sales sit within $20,000 of each other.
The two largest three-bedroom sales were $1,400,000 (2,765 MLS square feet, July 2025) and $1,650,000 (2,959 roll square feet, August 2024). Those describe larger plans, not every three-bedroom home.
Two four-bedroom sales are in the five-year record: $995,599 in November 2021 and $1,375,000 in January 2026. They straddle the 2022 step, so a four-bedroom owner needs a plan-specific range.
On MLS square feet the recent sales were $491 (April 2024) and $506 (July 2025); on roll square feet the county-only sales ran from $433 to $588. The two measures are never mixed.
The county roll records heated area; the MLS records the listing's living area. They differ for the same home, which is why we keep two per-foot tables.
The county record shows a step up from $865,000 in 2021 to $1,195,000 in 2022 and a plateau of $1,195,000 to $1,400,000 since, each on one to four sales a year.
If you bought in 2021 or earlier, the record suggests yes; if you bought in 2022 or later, it depends on your plan and condition. Your purchase price is history, and buyers pay for today's sales.
Of the six marketed sales, one closed below the final list price, by 5.6 percent, and four closed at list. One closed at 106.8% of list.
Not by itself. Four of six marketed sales went under contract in a day or less because buyers were waiting, not because the price was a bargain. A fast sale can also mean a price left on the table.
On September 29, 2026 no Pinehurst home was listed, so no ask competes with yours. Your buyer compares your home with closed sales and with Masters and Gleneagles homes.
It leans on few Pinehurst sales, may borrow smaller neighboring homes, and cannot see eight county-only sales or the condition of your house.
A pool and cage are listing-by-listing facts that the county file does not record. Pelican Sound requires ARC approval for any pool, cage or deck, and pools must be in-ground. We value a pool by walking the house, not by formula.
The sale rows we hold do not record view or lot position, so we claim no measured premium. We assess your lot in person.
Shaded Zone X means no federal mandatory purchase requirement by zone, but a lender or Citizens policy can still ask. A buyer's quote arrives in the inspection period, and a clear answer protects your price.
We found no public record of flood damage on Pinehurst Greens. Any storm repair you made is disclosed under section 689.302 and supported by permits, which keep it from becoming a reason to discount.
Every Pelican Sound residence pays the same $11,495 in 2026, so it shifts a buyer's budget but not the relative value of one Pinehurst home against another.
It affects the cash a buyer has: $20,300 for a first-time Pelican Sound owner, or $11,495 for a returning owner. It is the buyer's charge, not yours.
They are part of a buyer's carry, and they are not published. We get the amount, the budget and any pending assessment from the board before you list.
A pending or discussed assessment must be disclosed and usually changes a buyer's offer or the contract's credit terms. The estoppel shows it.
Furnishings sold with the home are a negotiation, not a value line. We list them in the contract so the price is clear.
It can. A buyer takes the property subject to the lease unless it ends first, and some buyers want possession. Pelican Sound leases run at least 30 days.
Nothing first. Show us the house as it is, with the documents for the roof, air-conditioning and windows, and we will tell you what is worth fixing before you list.
Pinehurst homes are larger (median 2,645 roll square feet against 2,100) and the 36-month county median is $93,500 higher ($1,342,500 against $1,249,000), but The Masters has more sales. Both are small samples.
At $1,210,000, doc stamps ($8,470), the owner's policy ($5,600) and one estoppel ($299) total $14,369, leaving $1,195,631 before commission, settlement fee, proration and payoff.
In Lee County the seller customarily pays both, and the buyer pays for any lender's policy and records the deed. The contract controls.
No. A valuation is a real estate professional's opinion of the likely sale price. An appraisal is a licensed appraiser's report, usually ordered by a buyer's lender.
Before you list, after any major update, and whenever a new Pinehurst sale records. With one to four sales a year, each new sale matters.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who have listed every Pinehurst sale of the last five years on this page. Call Jesse at (239) 898-6072.
Every figure traces to the sources below: the Southwest Florida MLS pull of September 29, 2026, the Lee County Property Appraiser roll and recorded-sales file, and the club, district and state documents in the list.
Pinehurst at Pelican Sound owners 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 checked every Pinehurst sale, the roll for all 82 homes and the club's fees 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 Pinehurst 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 Pinehurst specifically, we tracked all 7 MLS closings and every qualified county sale since 2009 before writing a word of valuation advice.
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 Pinehurst 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.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "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
★★★★★ "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
Selling your Pinehurst at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pinehurst 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 fact on this Pinehurst at Pelican Sound valuation guide traces to a primary record below: the association's state filings, club documents, Florida statutes and rules, Lee County, the Village of Estero, FEMA, federal sources and NAR. Parcel and sale facts come from the county roll and the MLS. No listing portal or IDX feed is cited.
The documents a Pinehurst at Pelican Sound owner needs for a valuation are published by the State of Florida, the club, the River Ridge district, the Village of Estero and federal agencies; the table links each to its issuing authority. The recorded Pinehurst Declaration is available through the Lee County Clerk's official records.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Amended and Restated Articles of Incorporation | Pinehurst at Pelican Sound Neighborhood Association, filed with the Florida Division of Corporations | October 2, 1997 | Articles, PDF |
| 2026 Annual Report | Pinehurst at Pelican Sound Neighborhood Association, filed with the Florida Division of Corporations | February 14, 2026 | Annual report, PDF |
| 2026 Fact Sheet, fees and membership rules | Pelican Sound Golf & River Club | 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 |
| ARC Guidelines and Procedures | Pelican Sound Golf & River Club | 2026 board-approved revisions | ARC guidelines, PDF |
| ARC Application | Pelican Sound Golf & River Club | current file | ARC application, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | FY2026 | District budget, PDF |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | 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 |
| Title insurance rates, Rule 69O-186.003 | Florida Office of Insurance Regulation | current rule | Rule text |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
| Homeowners' association estoppel, Fla. Stat. 720.30851 | State of Florida | current statute | Statute text |
| Flood disclosure, Fla. Stat. 689.302 | State of Florida | current statute | Statute text |
You reach the Pinehurst at Pelican Sound valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The first conversation is free.
Our Pinehurst at Pelican Sound neighborhood guide has the full record behind every number here.
Honors and recognition:
Selling your Pinehurst at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Pinehurst 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.