Estero, Florida
What is my Seaside at Pelican Sound home worth? McGreevy and Comisar value carriage homes by floor from MLS closings and county deeds, with a worked net sheet. Top 1% nationally since 2008. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
What a home at Seaside at Pelican Sound is worth depends first on its floor, second on which of the neighborhood's three condominium associations it belongs to, and third on a sales record that the Southwest Florida MLS shows only in part. Our Seaside at Pelican Sound neighborhood guide describes the neighborhood. This page is the valuation side of it: how a Seaside carriage home is priced from its own sales, what the county's recorded deeds add, and what a sale would net. Seaside sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
Seaside is 80 condominium carriage homes in 20 two-story buildings of four, each with a two-car garage, built from 1998 to 2000. Over the 60 months to September 29, 2026 the MLS recorded 10 Seaside closings at a $916,050 median: six upper-floor homes at $965,000 and four ground-floor homes at $762,500. The Lee County record is fuller. It shows 17 qualified Seaside deeds in the same 60 months, including four upper-floor deeds in 2026 alone, from $950,000 to $1,123,110.
If you decide to sell, our Seaside at Pelican Sound seller guide covers pricing, marketing, negotiation and the closing documents. If you are buying your next home as well, read our Seaside at Pelican Sound buyer's guide. For the community as a whole, see what a Pelican Sound home is worth.
A word on the name, because there is more than one Seaside in Estero. This page covers the three Seaside condominiums at Pelican Sound on Pelican Sound Drive, Lee County. It is not Seaside at Tidewater, a different Estero community, and it is not Oak Run or Palmetto Dunes, the two other carriage-home neighborhoods at Pelican Sound, which share Seaside's floor plans but are separate condominiums with their own associations, fees and sales.
McGreevy and Comisar are the best realtor for Seaside at Pelican Sound because a valuation in a thin, three-association neighborhood is only as good as the comparables behind it. We read every Seaside MLS closing since March 2022, the county's recorded deeds back to 2009, the club's fee schedule and FEMA's current flood map before we put a number on a home.
If you're searching for the best realtor for Seaside at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Seaside 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 agent three questions about a valuation: which floor is my home, which of the three associations is it in, and which recorded deeds like mine are you using? We answer all three below, in the open.
Recent Seaside at Pelican Sound market record (60 months, the first window with 10 or more closings): Over the 60 months to September 29, 2026 Seaside at Pelican Sound saw 10 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $916,050 (the mean of the middle pair, $875,000 and $957,100), a range of $700,000 to $995,000, $8,802,100 in total volume, a median of 7.5 days on market and a median sold-to-list ratio of 100.0%. In the last 12 months the MLS recorded one closing, an upper-floor home at $970,000 in March 2026. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day.
In the last 12 months we tracked every recorded Seaside sale, not only the one MLS closing, and we tracked all 10 MLS closings since March 2022 back to their recorded deeds to learn which floor and which of the three associations each one sold in. Every sale is listed on this page by month, floor, association, price, bedrooms and size only.
For Seaside valuations: we value a home from the same-floor sales first, then the deed record, then the three associations' documents, then what is for sale beside it. A Seaside home competes with Oak Run and Palmetto Dunes for the same buyer, the one who wants a two-car garage and the full Pelican Sound bundle without a single-family price, so a valuation has to be defensible against all three neighborhoods.
Honors and recognition:
Wondering what your Seaside home is worth? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the points a Seaside 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, the state's registers or the Florida Statutes.
A Seaside at Pelican Sound home is worth what its own floor has recently sold for, adjusted for its condition and its association: upper-floor homes closed in the MLS at a $965,000 median and ground-floor homes at $762,500 over 60 months, and the 2026 upper-floor deeds ran from $950,000 to $1,123,110.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
The honest answer to "what is my home worth" at Seaside starts with a question back: upstairs or downstairs? The neighborhood has two plans, 40 homes of each, and they trade as two markets that happen to share a name, a road and a club.
An upper-floor owner holds the larger plan: three bedrooms plus a den and two baths at about 2,170 square feet, with a two-car garage. Six upper-floor homes closed in the MLS in 60 months, from $825,000 to $995,000, and the county recorded nine upper-floor deeds at a $970,000 median. The four deeds of 2026 ran from $950,000 to $1,123,110. For an upper-floor home the newest evidence, the 2026 deeds, runs from $950,000 to $1,123,110, and the work of a valuation is deciding where in that range, or beyond it, your home sits.
A ground-floor owner holds the smaller plan: three bedrooms and two baths at about 1,759 square feet by the club's and the MLS's figure, with no stairs and the same two-car garage. Four ground-floor homes closed in the MLS in 60 months, from $700,000 to $875,000, at a $762,500 median, and the county recorded eight ground-floor deeds at a $722,500 median, from $500,000 to $899,000. The last ground-floor MLS closing was $745,000 in March 2025, and the highest ground-floor deed was $899,000 in May 2024, which never appeared in the MLS.
The blended 60-month MLS median of $916,050 describes no actual home. It is the mean of a ground-floor sale at $875,000 and an upper-floor sale at $957,100, the middle pair of ten sales from both floors. An owner who sees $916,050 and prices a ground-floor home against it asks $153,550 more than the ground-floor median, and an owner who prices an upper-floor home against it gives away $48,950 at the median.
Six upper-floor sales and four ground-floor sales cannot support a single point estimate, and we do not give one without seeing the home. What the record supports is a range for each floor and a way to place your home inside it: condition, updates, the association's financial health, the sale's timing and the presentation. The wider the range, the more your home's specifics decide the number.
Seaside is three condominiums, Seaside I (32 homes), Seaside II (32) and Seaside III (16). In the sales record the floor explains the price far better than the association does, which is why we start with the floor. The association still matters to a valuation, because a buyer prices the association's budget, reserves and rules, and because each association's documents are the ones a buyer will read.
The sections below build a value in the order we build one for an owner: how the comparable set is chosen, what the MLS closings and the county deeds say, how price per foot works here, how values have moved since 2009, what the sold-to-list pattern says, what the competition looks like, and what a sale would net. Your free valuation applies all of it to your address.
A Seaside at Pelican Sound home is valued by choosing comparable sales that match its floor, then weighting them for how recent they are, adjusting for condition, updates and association, and testing the result against the live competition. We build the comparable set from the MLS and the county's recorded deeds together, because each misses sales the other holds.
We never value an upper-floor home from ground-floor sales or the reverse. For an upper-floor home the set is the 6 MLS closings and 9 county deeds since 2022; for a ground-floor home it is the 4 MLS closings and 8 county deeds. Those are small numbers, which is why each comparable has to be understood individually rather than averaged away.
A 2022 sale describes a different market from a 2026 sale. The county's yearly median moved from $535,000 in 2022 to $862,000 in 2024 and $1,022,500 in 2026. A comparable from 2022 therefore needs context before it is used, and on the ground floor, where four of the eight deeds in 60 months were 2022 sales from $500,000 to $700,000, we say so explicitly rather than let old sales pull a value down.
Seven of the 17 qualified Seaside deeds in 60 months never appeared as MLS closings, including three of the four upper-floor deeds of 2026. A valuation built from the MLS alone would miss the two highest Seaside sales on record, $1,075,000 in March 2026 and $1,123,110 in April 2026. We match every MLS closing to its deed by date and price so no sale counts twice and none is missed.
The buildings date from 1998 to 2000, so a buyer reads every unit for age: the air conditioner, water heater, kitchen and baths, flooring, windows and doors, and the garage door. The association carries roofs and exteriors, which makes the roof date and the reserve schedule part of your home's value. We walk the unit before we name a number, because an updated home and an original one on the same floor can sell $95,000 apart, as the 2023 and 2024 ground-floor sales did.
The county roll, the MLS and the club's residence guide do not tag a Seaside home by lake, golf or preserve view, and the neighborhood's name is a marketing name, so we make no view claim for any address. If your home has a view, a privacy advantage or a corner position, we document it at the walk-through and treat it as an adjustment we can support, not as a feature the record has already priced.
A home sold furnished is valued as real estate plus a separate personal property schedule, and a home sold with a tenant in place is valued with the lease terms in view. Seaside leases run at least 30 days, require association approval, and bar lessee pets under the club's rules. A buyer who wants to occupy the home may discount a lease; a buyer who wants to rent may value it.
Seaside at Pelican Sound closed 10 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $916,050 median, $442.92 per square foot of MLS living area, 7.5 median days on market and a 100.0% median sold-to-list ratio. Sixty months is the first window with 10 or more closings, so we list every sale.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded deeds and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and we name the pair. Sold-to-list means sold price over final list price. None of the 10 Seaside closings was entered after closing, so every one carries days on market.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 1 (one sale, not a median) | $970,000 | $447.00 | 26 | 97.5% |
| 24 months | 6 (small sample) | $965,000 (mean of $960,000 and $970,000) | $444.70 | 16 | 99.1% |
| 36 months | 8 (small sample) | $917,500 (mean of $875,000 and $960,000) | $445.22 | 16 | 99.1% |
| 60 months, first window with 10+ | 10 | $916,050 (mean of $875,000 and $957,100) | $442.92 | 7.5 | 100.0% |
The longer windows read lower than the 24-month figure for one reason: they add ground-floor sales from 2022 to 2024. Five of the six 24-month sales were upper-floor homes. The neighborhood did not get cheaper; the mix changed.
| Closed | Floor | Beds | MLS living area | Association | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Mar 2026 | Upper | 3 plus den | 2,170 | Seaside II | $995,000 | $970,000 | 97.5% | 26 |
| May 2025 | Upper | 3 plus den | 2,170 | Seaside III | $995,000 | $995,000 | 100.0% | 6 |
| Mar 2025 | Ground | 3 | 1,759 | Seaside II | $759,000 | $745,000 | 98.2% | 45 |
| Jan 2025 | Upper | 3 plus den | 2,170 | Seaside I | $995,000 | $995,000 | 100.0% | 4 |
| Nov 2024 | Upper | 3 plus den | 2,170 | Seaside II | $849,900 | $825,000 | 97.1% | 83 |
| Oct 2024 | Upper | 3 plus den | 2,170 | Seaside I | $960,000 | $960,000 | 100.0% | 4 |
| Feb 2024 | Ground | 3 | 1,759 | Seaside II | $839,900 | $780,000 | 92.9% | 118 |
| Nov 2023 | Ground | 3 | 1,759 | Seaside III | $875,000 | $875,000 | 100.0% | 4 |
| Nov 2022 | Upper | 3 plus den | 2,170 | Seaside II | $875,000 | $957,100 | 109.4% | 9 |
| Mar 2022 | Ground | 3 | 1,759 | Seaside II | $550,000 | $700,000 | 127.3% | 4 |
Every home has two baths. Floor and association come from matching each sale to its recorded county deed.
| Measure, 60 months | Upper floor (about 2,170 sq ft) | Ground floor (about 1,759 sq ft) |
|---|---|---|
| MLS closings | 6, small sample | 4, small sample |
| Median sold | $965,000 (mean of $960,000 and $970,000) | $762,500 (mean of $745,000 and $780,000) |
| Range | $825,000 to $995,000 | $700,000 to $875,000 |
| Volume | $5,702,100 | $3,100,000 |
| Median $ per MLS sq ft | $444.70 | $433.49 |
| Median days on market | 7.5 | 24.5 (mean of 4 and 45) |
| Median sold-to-list | 100.0% | 99.1% (mean of 98.2% and 100.0%) |
| County qualified deeds, 60 months | 9, $970,000 median | 8, $722,500 median (mean of $700,000 and $745,000) |
| Association | MLS closings, 60 months | Floors | Prices | Median sold |
|---|---|---|---|---|
| Seaside I | 2 | Both upper | $960,000 and $995,000 | $977,500 |
| Seaside II | 6 | Three upper, three ground | $700,000 to $970,000 | $802,500 (mean of $780,000 and $825,000) |
| Seaside III | 2 | One upper, one ground | $875,000 and $995,000 | $935,000 |
Seaside II's lower median does not say its homes are worth less. Three of its six sales were ground-floor homes, including the two lowest-priced sales of the five years, and Seaside I's two sales were both upper-floor homes. The floor, not the association, explains the pattern, and with two to six sales per association we would not rank them.
Three things stand out. First, upper-floor homes at $960,000 to $995,000 sold within 4 to 6 days three times, in October 2024, January 2025 and May 2025, which says a well-priced upper-floor home meets a waiting buyer. Second, the two slowest sales, 83 and 118 days, closed at 97.1% and 92.9% of list, the two deepest discounts of the five years, so days on market and discount travelled together. Third, the one 2026 MLS closing at $970,000 after 26 days at 97.5% of list was a step back from the 100.0% closings of 2025, and the county recorded two higher upper-floor deeds in the six weeks after it.
Seaside at Pelican Sound has 80 carriage homes in three associations inside Pelican Sound, and on September 29, 2026 none was for sale. In a neighborhood where the MLS recorded one closing in 12 months while the county recorded four upper-floor deeds from $950,000 to $1,123,110, the owner who values from the deed record leaves nothing on the table.
Selling a Seaside home? Get a free Seaside at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. You can also read our Seaside at Pelican Sound seller guide and estimate your net proceeds with our seller net sheet.
Buying at Seaside? Call Marc at (239) 287-5873, start with our Seaside buyer's guide, or read how we represent buyers.
The Lee County record adds seven Seaside at Pelican Sound sales the MLS never showed and the newest, highest prices: over the 60 months to September 29, 2026 the county recorded 17 qualified deeds against the MLS's 10 closings, and the four 2026 deeds, all upper floor, ran from $950,000 to $1,123,110.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
Every one of the 10 MLS closings matches a recorded deed at the same price. The other seven deeds have no MLS closing: three upper-floor homes in 2026 (a Seaside I home in February at $950,000, and two Seaside II homes in March and April at $1,075,000 and $1,123,110), a Seaside II ground-floor home in May 2024 at $899,000, and three ground-floor homes in 2022 at $500,000, $530,000 and $535,000. An appraiser or buyer's agent working from the MLS alone will miss all seven.
| Recorded | Floor | Association | Qualified deed price | In the MLS? |
|---|---|---|---|---|
| February 2026 | Upper | Seaside I | $950,000 | No |
| March 2026 | Upper | Seaside II | $970,000 | Yes, the March 2026 closing |
| March 2026 | Upper | Seaside II | $1,075,000 | No |
| April 2026 | Upper | Seaside II | $1,123,110 | No |
The four deeds have a median of $1,022,500, the mean of $970,000 and $1,075,000. The county also shows a June 2026 deed at $838,000 on a Seaside I ground-floor home that it did not flag as a qualified sale, so we leave it out of every median on this page and mention it so an owner who spots it knows why it is absent.
A valuation that stops at the $970,000 MLS closing of March 2026 leaves out the next two upper-floor deeds, recorded within about six weeks, which were $105,000 and $153,110 higher. Those deeds are not an invitation to list at $1,123,110, because a single deed is one buyer on one day and we do not know its condition or terms. They are the reason an upper-floor opinion of value cannot responsibly end at $970,000 either.
Ground-floor evidence is older and more spread out: eight deeds in 60 months from $500,000 to $899,000, and four MLS closings from $700,000 to $875,000. The most recent MLS ground-floor closing is March 2025. A ground-floor valuation therefore leans on judgment about condition and about how far the upper floor's 2026 run has carried the ground floor with it, and we say plainly when the evidence is thin rather than inflate it.
The MLS records sales that a listing agent marketed and closed through it; the county records every deed. Sales between neighbors, sales by owners and sales marketed privately reach the county and not the MLS. When a deed and an MLS closing disagree on one sale, the deed is the recorded consideration and the MLS is the reported closing price; on every Seaside sale that appears in both, the two agree to the dollar.
Price per square foot at Seaside at Pelican Sound is a check on a value, not a method: over 60 months the median was $442.92 across all ten MLS sales, $444.70 on the six upper-floor homes and $433.49 on the four ground-floor homes. The two floors price close to the same per foot, so the gap in dollars is mostly a gap in size.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; per-sale values computed on MLS living area)
The club's residence guide and the MLS describe the plans as about 1,759 square feet on the ground floor and 2,170 on the upper floor. The Lee County roll records 1,609 heated square feet on 39 of the 40 ground-floor homes (one Seaside II ground-floor home is recorded at 1,646) and 2,170 on every upper-floor home. A price of $762,500 is $433.48 a foot on 1,759 and $473.90 on 1,609. Neither number is wrong; they measure different things, and mixing them produces a difference that does not exist in the market.
| Year | MLS closings | Median sold | Median $ per MLS sq ft | Floors in the year |
|---|---|---|---|---|
| 2022 | 2 | $828,550 (mean of $700,000 and $957,100) | $419.51 (mean of $397.95 and $441.06) | One ground, one upper |
| 2023 | 1 | $875,000 | $497.44 | Ground |
| 2024 | 3 | $825,000 | $442.40 | Two upper, one ground |
| 2025 | 3 | $995,000 | $458.53 | Two upper, one ground |
| 2026 to September 29 | 1 | $970,000 | $447.00 | Upper |
Each year is a handful of sales, so the table describes; it does not trend. The 2023 figure is one ground-floor sale at the full asking price in 4 days, the highest per-foot Seaside sale in five years.
The upper plan is about 411 square feet larger than the ground plan, 23.4 percent more space, and carries a den. At $444.70 against $433.49 per foot the upper floor commands about 2.6 percent more per foot at the median. That is within the noise of ten sales. Our reading is that the upper-floor premium is a size premium rather than a view or stairs discount, and that a buyer who prefers no stairs pays roughly the same per foot for the ground floor.
Per-foot figures help when two homes of the same plan differ in price, because they show how far each sits from its floor's norm. They fail when applied across plans, across sources, or to a sale whose condition differs sharply. The February 2024 ground-floor sale at $443 a foot and the November 2023 ground-floor sale at $497 a foot are the same plan; the $54 gap between them is condition, timing and presentation, which is exactly what a walk-through measures and an automated formula cannot.
Seaside at Pelican Sound values have risen from a county median of $405,000 in 2009 and $287,500 in 2010 to $500,000 in 2021, $862,000 in 2024, $995,000 in 2025 and $1,022,500 for the four deeds of 2026. The 2021 to 2024 climb was about 72 percent, and the 2026 figure describes upper-floor homes only.
Data updated: October 2026 (Lee County Property Appraiser recorded sales file, DOR-qualified sales, index built September 27, 2026)
| Year | Qualified county sales | Median deed price |
|---|---|---|
| 2026 to September 29 | 4 | $1,022,500 |
| 2025 | 3 | $995,000 |
| 2024 | 4 | $862,000 |
| 2023 | 1 | $875,000 |
| 2022 | 5 | $535,000 |
| 2021 | 5 | $500,000 |
| 2020 | 1 | $449,000 |
| 2019 | 8 | $434,500 |
| 2018 | 5 | $452,000 |
| 2017 | 6 | $437,500 |
| 2016 | 7 | $414,000 |
| 2015 | 8 | $372,500 |
| 2014 | 6 | $367,500 |
| 2013 | 11 | $405,000 |
| 2012 | 6 | $380,500 |
| 2011 | 2 | $368,750 |
| 2010 | 2 | $287,500 |
| 2009 | 2 | $405,000 |
The file holds 93 qualified Seaside sales in all, including seven in 1998, the neighborhood's first sales, at a $183,500 median. No qualified sale is on file for 1999 to 2008 in this extract. The county's yearly medians mix the two floors in whatever proportion sold that year, so a year with more upper-floor sales reads higher without the market having moved.
Owners ask whether they are selling above what they paid. The county medians answer in direction, not in dollars for your home. A 2019 buyer entered at a $434,500 median year, a 2021 buyer at $500,000, and a 2024 buyer at $862,000, and the 2025 and 2026 medians are $995,000 and $1,022,500. Only your floor, your condition and your actual purchase price give your gain; the yearly medians show the tide, not your boat.
From 2021's $500,000 to 2024's $862,000 the county's yearly median rose about 72 percent, and from 2021 to the four deeds of 2026 it roughly doubled. Two cautions apply. The 2022 median of $535,000 is carried by three ground-floor deeds at $500,000 to $535,000 that never reached the MLS, so it reads low against the two MLS sales of the same year at $700,000 and $957,100. And the 2026 median is all upper floor. The step from 2024 to 2025 was about 15 percent and the step from 2025 to 2026 about 3 percent, but 2026 is all upper floor, and from 2023's single sale at $875,000 to 2024's $862,000 the median slipped about 1.5 percent. Read the recent years as a much higher level than 2021, not as a line we can extend.
From 2010's $287,500 to 2019's $434,500, the county's yearly median rose by about half, with the 2013 year the busiest on file at 11 sales. Seaside moved in a narrow band, $367,500 to $452,000, from 2014 to 2019. The jump after 2021 is a break from that pattern, which is why we do not extrapolate the old years forward.
The county's median includes deeds the MLS never saw, and the MLS median includes only marketed sales. In 2022 the county median was $535,000 on 5 deeds while the MLS median was $828,550 on 2 sales. Both are true. They describe different sets of sales, which is why we read them side by side and match each sale by date and price.
The sold-to-list pattern at Seaside at Pelican Sound says that price discipline decides speed: over 60 months the median sale closed at 100.0% of final list in 7.5 days, but the four sales that closed below list took 26, 45, 83 and 118 days, and since 2023 no Seaside MLS closing has sold above its final list price.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The two 2022 sales closed at 127.3% and 109.4% of final list price, the signature of that year's market. Every closing since has been at or below list: four at exactly list price ($875,000, $960,000, $995,000 and $995,000) and four below it. The four below gave up $14,000 to $59,900, a median of $24,950, the mean of $24,900 and $25,000.
| Days on market | Sales | Sold-to-list range |
|---|---|---|
| 4 to 9 days | 6 | 100.0% to 127.3% |
| 26 to 45 days | 2 | 97.5% and 98.2% |
| 83 to 118 days | 2 | 97.1% and 92.9% |
Six of the 10 closed in 9 days or fewer, all at or above list. The remaining four took 26, 45, 83 and 118 days and all sold below list. The pattern is not subtle: a Seaside home priced where buyers already are sells quickly at list, and one priced above it waits and then discounts.
The fastest sales were 4 days: a Seaside I upper-floor home at $960,000 in October 2024, a Seaside I upper-floor home at $995,000 in January 2025, a Seaside III ground-floor home at $875,000 in November 2023 and a Seaside II ground-floor home in March 2022 at $700,000. The slowest were 118 days for a Seaside II ground-floor home in February 2024 at $780,000 and 83 days for a Seaside II upper-floor home in November 2024 at $825,000.
For a seller, the lesson is that the first list price is the one that gets tested hardest. A home listed at the deed record's level, with its condition and documents ready, has sold at list in a week. A home listed above it has needed a month to three months and a price cut. For a valuation, the ratio tells us how much of the gap between an asking price and a closing price you should expect to lose, and the answer for a well-presented Seaside home is little.
The live competition says little against a Seaside at Pelican Sound value today, because the MLS showed no active Seaside listing on September 29, 2026. The nearest competitor was Oak Run, which shares Seaside's two plans and had one ground-floor home listed at $875,000.
Data updated: October 2026 (Southwest Florida MLS Matrix active listings, pulled September 29, 2026)
With no active Seaside listing and one MLS closing in 12 months, a months-of-supply figure would mean nothing, so we publish none. The plain fact for an owner is that a Seaside listing would not compete with another Seaside home that day. That is an advantage to a seller and a signal to a valuation: scarcity supports a price at the top of the evidence, but it does not lift a price above what the deeds support.
The Oak Run ground-floor home at $875,000 sits $112,500 above the Seaside ground-floor 60-month median of $762,500 and at the level of the November 2023 Seaside ground-floor sale, $875,000. A ground-floor Seaside owner should know it is on the market, because a buyer shopping carriage homes will tour it, and its fate, whether it sells near ask or sits, is the most current signal of what ground-floor buyers will pay.
Palmetto Dunes, the third carriage-home neighborhood, shares the same plans and showed a 12-month MLS median of $960,000 on 3 closings. A carriage-home buyer tours all three, so a Seaside value has to hold when set beside Oak Run's and Palmetto Dunes's same-floor sales, and we check it against both.
An empty Seaside inventory is a snapshot. A single new listing from an owner who prices high can reset buyers' expectations, and a listing that sits can do the reverse. We refresh the competition on the day we deliver your valuation and again on the day you list.
Online estimates miss at Seaside at Pelican Sound because they work from one MLS closing in 12 months, cannot see which floor a home is on, and blend two plans and three associations under one name. A $745,000 ground-floor sale and a $995,000 upper-floor sale look like the same product to a formula.
The MLS files every sale under the single Sub name "SEASIDE." An automated model sees 80 homes of one kind. The county and the club see two plans of different size and three corporations with separate budgets. A model that averages across them gives a number that fits neither floor.
A model fed the county's 1,609 heated square feet for a ground-floor home and the MLS's 1,759 for a sold comparable computes a price per foot from two different measures. At $762,500 the difference is $433.48 against $473.90 a foot, a 9 percent swing from the measurement alone.
They cannot see the three 2026 upper-floor deeds that never reached the MLS, the condition of a 1998 to 2000 interior, the age of the air conditioner, the roof date in your association's file, the reserve schedule, a pending special assessment, a lease in place, or the view from a particular unit. Those are the things that move a Seaside value by tens of thousands of dollars.
Your buyer and your buyer's lender see the same online estimate you do. If it is low, you spend the listing period explaining why; if it is high, you spend it explaining a price cut. A written valuation built from matching deeds, with the comparables listed, gives you the explanation in advance.
Seaside at Pelican Sound and Oak Run value almost identically once the floor is matched: over 36 months the upper-floor median was $970,000 at Seaside and $969,000 at Oak Run, and the ground-floor median $780,000 against $770,000. The difference is liquidity and governance: Oak Run closed 18 times in 60 months to Seaside's 10, under one association instead of three.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
| Factor | Seaside at Pelican Sound | Oak Run |
|---|---|---|
| Residential parcels (2026 roll) | 80 | 96 |
| Buildings | 20 buildings of four | 24 buildings of four |
| Street | Pelican Sound Drive | Sound Way |
| Associations | Three (Seaside I, II and III) | One |
| Built (county roll) | 1998 to 2000, median 1999 | 2000 |
| Club plans | About 1,759 lower, 2,170 upper | About 1,759 lower, 2,170 upper |
| Heated area (roll) | 1,609 ground (one at 1,646), 2,170 upper | 1,646 ground, 2,171 upper |
| MLS, 12 months | 1 closing, $970,000 (one sale) | 4 closings, $812,500 median (small sample) |
| MLS, 24 months | 6, $965,000 (small sample) | 8, $817,500 (small sample) |
| MLS, 36 months | 8, $917,500 (small sample) | 13, $820,000 |
| MLS, 60 months | 10, $916,050 | 18, $800,000 |
| Median $ per MLS sq ft, 60 months | $442.92 | $434.91 |
| Median days on market, 60 months | 7.5 | 6 |
| Median sold-to-list, 60 months | 100.0% | 100.0% |
| Upper-floor median, 36 months | $970,000 (n = 5) | $969,000 (n = 7) |
| Ground-floor median, 36 months | $780,000 (n = 3) | $770,000 (n = 6) |
| Active listings, September 29, 2026 | None | 1 at $875,000 (ground floor) |
| County qualified sales since September 29, 2025 | 4, $1,022,500 median (all upper floor) | 6, $822,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Pelican Sound Golf & River Club 2026 Fact Sheet and residence guide. Floor medians are computed from the MLS closing lists, each a small sample. MLS and county figures are never mixed.
Not in the headline price, but in the floor-matched price. The headline gap, $917,500 against $820,000 over 36 months, comes from mix: five of Seaside's eight 36-month sales were upper-floor homes, against seven of Oak Run's thirteen. A Seaside owner who sees Oak Run's lower median and fears it applies to their home is looking at a mix effect, and an Oak Run buyer who sees Seaside's higher median should compare floor with floor.
Three places. Oak Run trades more often, so its sales set many of the comparables a Seaside appraisal leans on. Oak Run is one association and one manager, where Seaside's value rests on three sets of documents. And the Oak Run county median since September 29, 2025 is $822,500 on six deeds, against Seaside's $1,022,500 on four upper-floor deeds. The county figures are not like for like, because Seaside's four are all upper floor, but they show that the 2026 upper-floor run at Seaside is real in the deed record.
Oak Run's single association gives a buyer one budget, one reserve schedule and one set of rules to read. Seaside's three give three. Buyers do not price Seaside I, II and III as tiers in the closings, but a buyer's attorney who finds a thin reserve or a pending assessment in your association's file will price it, so we read your association's file before we name your number. Our Oak Run home valuation guide shows the same exercise for that neighborhood.
Oak Run's 60-month median of 6 days on market and Seaside's 7.5 are the same market at the same speed. Both sold at a median 100.0% of list. A Seaside home priced like its floor sells as quickly as an Oak Run home priced like its floor.
Seaside at Pelican Sound is one of twelve marketed neighborhood names in Pelican Sound and the least traded of the condominium names, with one MLS closing in the 12 months to September 29, 2026 against 50 for the whole community. Its two carriage-home neighbors, Oak Run and Palmetto Dunes, are the closest yardsticks for a Seaside value.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Neighborhood | Units | Product and regime | Built (county roll) | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Coach homes (I) and four-story condominiums (II), condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Two- and four-story condominiums | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Carriage homes, condominium | 2001 | 3 | $960,000 |
| Edgewater | 114 | Coach homes, condominium (four associations) | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family, fee simple | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Two- and four-story condominiums | 1998 to 1999 | 2 | $357,000 |
| Oak Run | 96 | Carriage homes, condominium | 2000 | 4 | $812,500 |
| Southern Hills | 84 | Coach homes, condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family estate homes, fee simple | 1998 to 2000 | 0 | none (6 in 60 months) |
| Seaside at Pelican Sound | 80 | Carriage homes, condominium (three associations) | 1998 to 2000 | 1 | $970,000 (one sale) |
| Gleneagles | 69 | Single-family, fee simple | 1998 to 2000 | 1 | one sale |
| Torrey Pines (covered on the Gleneagles page) | 24 | Single-family, fee simple | 2000 | 1 | one sale |
The twelve names hold 1,299 residences, the club's stated total, and their 12-month MLS closings sum to 50. Built years come from the 2026 county roll. Rows with fewer than 10 closings are small samples.
The three carriage-home names share the club's 1,759 and 2,170 square foot plans with two-car garages. Seaside is the oldest and the smallest and trades least often: over 12 months the MLS recorded one Seaside closing against four in Oak Run and three in Palmetto Dunes. A Seaside value that sits well away from both neighbors' same-floor sales needs a reason you can state, such as condition or position.
The Edgewater coach homes share Pelican Sound Drive with Seaside. Edgewater is the step down: one-car garages and plans of about 1,551 and 1,669 square feet, with a $585,000 median on 7 MLS closings in 12 months. The Seaside step up buys a second garage bay and roughly 200 to 500 more square feet, which is the case a Seaside valuation makes to a buyer who started the search at Edgewater.
The Masters, Gleneagles and Pinehurst are the fee-simple single-family names, with The Masters at a $1,249,000 12-month median. Seaside's 2026 upper-floor deeds, $950,000 to $1,123,110, sit within reach of the lower end of that range, for a condominium where the association carries the roof and the exterior. That is the pitch to a buyer deciding between a condominium and a house, and it is one reason the upper floor's 2026 deeds are plausible.
Where a neighborhood is the least traded of its type, owners often assume the price is unknowable. It is not. The Seaside range is bracketed by Palmetto Dunes at $960,000 and The Masters at $1,249,000 on the upper side and by Oak Run's $812,500 on the lower, and the deed record places upper-floor Seaside at or above Palmetto Dunes's 12-month median. Our Pelican Sound home valuation guide covers all twelve names.
A buyer's costs shape your Seaside at Pelican Sound value because every buyer underwrites the same fixed carry: the club's $11,495 annual assessment, the River Ridge CDD's $1,208.92, and a one-time club charge at closing of $20,300 for a first-time Pelican Sound owner or $11,495 for a repeat owner. These costs weigh more on the lower-priced floor.
| Item | Amount | Per month | As a share of the $965,000 upper-floor median | As a share of the $762,500 ground-floor median |
|---|---|---|---|---|
| Club annual assessment (2026) | $11,495 | about $957.92 | 1.19% | 1.51% |
| River Ridge CDD, fiscal 2026 | $1,208.92 | about $100.74 | 0.13% | 0.16% |
| Together | $12,703.92 | about $1,058.66 | 1.32% | 1.67% |
Our arithmetic on the club's 2026 Fact Sheet and the River Ridge CDD's fiscal 2026 adopted budget. The Seaside association's own quarterly dues are not published by any of the three associations and sit on top; the association's estoppel states them.
The club's Fact Sheet lists a $20,300 initiation fee for owners new to Pelican Sound and an $11,495 resale capital fee for owners who own or have owned in Pelican Sound, both paid by the buyer at closing, plus a $299 club estoppel fee. On the $965,000 upper-floor median the initiation fee is about 2.1 percent of the price, and on the $762,500 ground-floor median about 2.7 percent. A Pelican Sound owner moving into Seaside from a coach home or a smaller neighborhood pays $8,805 less at closing than a buyer new to the community.
Because the repeat-owner charge is $8,805 lower, a buyer already inside Pelican Sound can bid slightly more and arrive at the same cash need. We make sure the community's existing owners and the agents who sell Pelican Sound see a Seaside listing for that reason, among others, and we treat a neighbor's lower closing cost as part of an offer conversation, never as a reason to accept a lower price.
The fixed carry does not fall when the price does, so the lower-priced floor carries a heavier load: 1.67 percent of the ground-floor median a year against 1.32 percent of the upper-floor median. Buyers weigh that. It is one reason a ground-floor home must be priced against ground-floor sales and not against the neighborhood, and one reason the dues and reserve documents in your association's file belong in your valuation, not after it.
Each association insures its buildings, and each owner carries an HO-6 policy for the interior and loss assessment. A buyer prices the master policy summary, the hurricane deductible and the roof age alongside the carry. Having those documents ready at listing is one of the cheapest ways to protect a value.
The flood map helps a Seaside at Pelican Sound value: at four points we geocoded along the Seaside address range, FEMA's current map shows Zone X, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022, though Lee County places the same points in Evacuation Zone A. Both are map readings, not surveys of your home.
FEMA's National Flood Hazard Layer returned Zone X at all four points, the 0.2 percent annual chance flood hazard at the two northern points and an area of minimal flood hazard at the two southern points. A federally backed mortgage requires flood insurance only in a special flood hazard area, so a lender does not require it on the map alone, though any lender or insurer may require or recommend it. A box drawn around the four points with a margin of about 200 meters does contain one Zone AE polygon, so we check your specific building. Our Seaside at Pelican Sound neighborhood guide sets out the full flood, insurance and storm record.
Lee County's evacuation zones come from storm surge, not from the flood insurance map, and the county's layer places all four points in Evacuation Zone A, the first surge zone. A buyer who reads Zone X and then sees Zone A will ask why, and the owner who explains it first keeps the question from becoming a price objection.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, per the National Hurricane Center, and Hurricane Milton made landfall near Siesta Key in October 2024, north of Lee County. We hold no Seaside-specific damage record and say what the record supports and no more. If your unit was repaired, a permit, a final inspection and the contractor's paperwork protect your value better than any statement.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the club's residence guide describes every Seaside building as two stories. On that description the two mandates do not reach Seaside, but the ordinary reserve rules of section 718.112 still do. We ask your association to confirm in writing that neither mandate applies, and we hand the answer to the buyer's attorney.
Four rules shape who can buy and how: the association's approval of every buyer before closing, the club's 30-day minimum lease with lessee age 25 or older, the six-registration houseguest limit a year, and architectural review of exterior changes. None of the three associations publishes its rules, so we obtain yours at the start of a valuation. Seaside is not a 55-plus community; Pelican Sound is all-ages, and we describe the property, not who may live in it.
The things that move a Seaside at Pelican Sound number before you list are documented updates, a clean documents file from your association, a wind mitigation report, accurate flood facts and presentation. None changes the floor's market, but each protects your home from the discount the slowest Seaside sales took.
An updated kitchen, new flooring, a replaced air conditioner or new impact windows move a value only if the buyer can see the date, the permit and the product. Keep receipts, permits with final inspections and warranties together. Items that need association approval should have it in writing.
Before a valuation we request your association's current budget, reserve schedule, roof date, master policy summary, rules and any pending special assessment. A buyer's attorney will ask for all of them during the 7-day review window of section 718.503, so having them first removes the surprise that turns into a price cut.
Section 627.711 requires insurers to offer mitigation discounts, and the state's uniform mitigation verification inspection form documents a home's features. A current report helps a buyer's agent quote insurance quickly, which keeps a deal moving and keeps the value from eroding during the inspection period.
Section 689.302 requires the seller's flood disclosure at or before contract. Assemble the facts, whether the unit flooded during your ownership, whether a flood claim was filed and whether federal assistance was received, before you list, so the form is an hour's work and not a negotiation.
Professional photography of the unit, the garage and the building, video that walks from the garage to the front door and up the stairs, and staging that shows the den as a den. In an 80-home neighborhood where many units look alike on paper, the visual story is how a buyer remembers yours, and the two ground-floor sales $95,000 apart show what presentation and condition can be worth.
A Seaside at Pelican Sound sale at the $916,050 60-month MLS median nets an estimated $904,678.30 before mortgage payoff and commission, after $6,412.70 of deed doc stamps, a $4,660.00 owner's title policy and a $299.00 association estoppel. The floor medians net $953,046.00 upstairs and $752,973.50 downstairs on the same lines.
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)
You can estimate your net proceeds with our seller net sheet, and the tables below work examples at the Seaside medians so you can see where each line comes from. They are illustrations, not forecasts of your sale.
| Line | Amount | How we got it |
|---|---|---|
| Sale price at the 60-month Seaside MLS median | $916,050.00 | Mean of $875,000 and $957,100, the first window with 10 or more closings |
| Deed doc stamps at $0.70 per $100 | $6,412.70 | 9,161 portions of $100 (rounding up) times $0.70 |
| Owner's title policy at the promulgated rate (Rule 69O-186.003) | $4,660.00 | $575.00 for the first $100,000, plus 817 thousands times $5.00 ($4,085.00) for $100,001 to $917,000 |
| Association estoppel certificate | $299.00 | Statutory cap for a current account; $119.00 more if rushed within three business days |
| Settlement fee | varies, ask your title company | Not estimated here |
| Listing commission | negotiable; enter your own | Not set by law and not assumed here |
| Property tax proration | explained below, not computed | Depends on your closing date and the actual tax bill |
| Association or club transfer charges on the seller | per association, verify | The club puts its initiation or resale capital fee on the buyer; your association's estoppel states any charge to you |
| Estimated proceeds before mortgage payoff and commission | $904,678.30 | $916,050.00 minus $6,412.70, $4,660.00 and $299.00 |
The owner's premium follows the promulgated rate in Rule 69O-186.003: $5.75 per $1,000 or fraction up to $100,000, $5.00 per $1,000 from $100,001 to $1,000,000 and $2.50 per $1,000 from $1,000,001 to $5,000,000. The title company's rounding and any reissue credit set the final figure. Doc stamps follow section 201.02 and the Department of Revenue's per-$100 method.
| Line | Upper-floor median | Ground-floor median |
|---|---|---|
| Sale price (60-month MLS median) | $965,000.00 | $762,500.00 |
| Deed doc stamps at $0.70 per $100 | $6,755.00 (9,650 portions) | $5,337.50 (7,625 portions) |
| Owner's title policy, promulgated rate | $4,900.00 ($575.00 plus 865 thousands times $5.00) | $3,890.00 ($575.00 plus 663 thousands times $5.00) |
| Association estoppel certificate | $299.00 | $299.00 |
| Settlement fee, commission, proration | varies; enter your own | varies; enter your own |
| Estimated proceeds before mortgage payoff and commission | $953,046.00 | $752,973.50 |
The fixed lines are a smaller share of a larger price: the three lines total $11,954.00 on the upper-floor median, about 1.24 percent, and $9,526.50 on the ground-floor median, about 1.25 percent. Commission, the largest cost, is negotiable and is yours to enter.
In Lee County the seller customarily pays the deed documentary stamp tax and the owner's title 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 closing-cost list puts the initiation or resale capital fee and the club estoppel on the buyer and outstanding club charges on the seller.
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. 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, and the net sheet leaves the line for you.
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 Seaside association dues and the River Ridge CDD line, $1,208.92 a year on the tax bill in fiscal 2026, are prorated to the closing date as well. The club's closing-cost list says prorated assessment and condo fees may be reimbursed to the previous owner. The closing agent prepares the figures from the actual bills.
For many owners the sale of a principal residence qualifies for the federal exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, under the rules in IRS Publication 523. A seasonal or rental Seaside home may not qualify. We are not tax advisors; ask yours.
Whether to rent or sell a Seaside at Pelican Sound home depends on the club's leasing rules, which allow leases of 30 days or more with association approval, and on what the owner gives up while a tenant lives there. Nightly and weekly rentals are not permitted, and a lessee may not keep pets.
The club's 2026 Fact Sheet requires a minimum 30-day lease, a lease signer and primary occupant at least 25 years of age, current club accounts and association dues, approval by the neighborhood association, no animals for lessees other than a bona fide service animal, and the Application to Lease returned 20 business days before the lease starts. The club's Q and A adds that a few associations require leases of at least 60 days without naming them, so read your Seaside declaration first.
During a lease the owner surrenders amenity privileges except dining, and the tenant takes a transferred membership. The club's schedule lists $260 for an Application for Approval to Lease, $465 plus tax for a Transfer of Amenities to the lessee and $155 for an annual lease renewal. Confirm with the club how the annual assessment and the association dues are billed during a lease before you model the economics.
A buyer takes the lease. Showings go through the tenant, the tenant's membership transfer and approval status should be confirmed with the club, and some buyers discount a home they cannot occupy. We value a leased home with and without the lease so you can see the cost of waiting for it to end.
If the home is a second home you use for a few weeks a year, the carry is a fixed $12,703.92 a year in club and CDD charges before dues, tax and insurance. A lease can offset part of that carry, within the 30-day minimum; selling at today's evidence converts the 2026 deeds into cash. We are not tax advisors and do not predict rents, so the decision is yours; the valuation tells you what selling would net.
You get a free Seaside 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 deeds and closings that fit your home: the same floor, plan and association, adjusted for condition, updates, furnishings and any lease in place.
The form takes about a minute, and there is no cost and no obligation. Start with a free Seaside home valuation, use the valuation form on this page, or call (239) 898-6072, text or call. Confidential conversations welcome. If you decide to sell, our Seaside at Pelican Sound seller guide takes you from the valuation to the listing, our Seaside at Pelican Sound buyer's guide covers the other side of a move, and you can estimate your net proceeds with our seller net sheet.
Your floor, your association if you know it, the year and scope of any updates, the age of the air conditioner and water heater if known, whether the home is furnished or leased, and when you would like to sell. Nothing here is required to begin, and a photo of the kitchen helps more than a paragraph.
A written opinion of value with three to six matching sales, the range they support, our read of where your home sits in it, the competition on the day, and the net sheet. If we think the evidence is too thin for a number, we say so and tell you what would make it firm.
Call Jesse direct at (239) 898-6072 to set a time. We walk the unit, the garage and, where you wish, the building, and we leave you with the comparables whether or not you ever list.
If you're searching for a Seaside at Pelican Sound listing agent, or thinking, 'I need someone to sell my Seaside at Pelican Sound home...' you are selling a two-car-garage carriage home with no competing Seaside listing on September 29, 2026. 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're selling in Seaside, 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 every recorded Seaside deed alongside the one MLS closing, and every one of the 10 MLS closings since March 2022, sorted by floor and association. 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 Seaside, Oak Run and Palmetto Dunes sales that fit your home. (239) 898-6072, text or call. Confidential conversations welcome.
A valuation is an opinion built from matching sales, not a guarantee. With 10 MLS closings and 17 county deeds in 60 months, we give a range and say where in it your home sits and why. The buyer, the day and the condition decide the exact price.
At least when you list, and whenever a new Seaside deed records. In a neighborhood with one MLS closing in 12 months, a single new deed, such as the $1,123,110 sale of April 2026, can change the evidence for an upper-floor home.
No. The valuation is free and carries no obligation, and Jesse leaves you with the comparables whether or not you ever list a Seaside home.
We can give a preliminary range from the public record and your description. A firm opinion needs a walk-through, because condition and updates move a Seaside number by tens of thousands of dollars.
We give a market opinion of value for any Seaside owner, including a personal representative or trustee. A court, a tax filing or a lender may require a licensed appraisal instead, which is a different product, and we explain the difference.
These are the questions Seaside at Pelican Sound owners ask most about the value of a carriage home in Estero, answered from the recent closings, the county deeds and the public record. Each answer names Seaside. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from your own floor. Over 60 months upper-floor homes closed in the MLS at a $965,000 median (n = 6) and ground-floor homes at $762,500 (n = 4), and the 2026 upper-floor deeds ran from $950,000 to $1,123,110. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
The MLS recorded six upper-floor Seaside closings in 60 months, from $825,000 to $995,000, and the county recorded nine upper-floor deeds at a $970,000 median. The four deeds of 2026 ran from $950,000 to $1,123,110. Where your home falls depends on condition, updates and the day.
Four ground-floor Seaside homes closed in the MLS in 60 months, from $700,000 to $875,000, at a $762,500 median. The county recorded eight ground-floor deeds from $500,000 to $899,000. The last ground-floor MLS closing was $745,000 in March 2025.
In 2026 the county recorded four qualified upper-floor deeds: $950,000, $970,000, $1,075,000 and $1,123,110. Only the $970,000 sale appeared as an MLS closing. In 2025 the county recorded three deeds at a $995,000 median.
Because many Seaside sales never pass through it. Over 60 months the county recorded 17 qualified Seaside deeds and the MLS 10 closings. Every MLS closing matches a deed, and seven deeds have no MLS closing.
Over 60 months the median was $442.92 per square foot of MLS living area across all ten sales, $444.70 on the six upper-floor homes and $433.49 on the four ground-floor homes. Per-foot figures are a check on a value, not a method.
The county roll records 1,609 heated square feet on 39 of the 40 Seaside ground-floor homes, while the club and the MLS use about 1,759. They measure different things. Never compare a price per foot across the two sources.
The county's yearly median moved from $500,000 in 2021 to $862,000 in 2024, $995,000 in 2025 and $1,022,500 for the four deeds of 2026. Those are small samples, and 2026 is all upper floor. We describe the record and do not forecast.
Probably, if you bought in or before 2021, when the county median was $500,000 or less. Only your floor, condition and purchase price give your actual figure, and we compute it for you in a valuation.
Four of the 10 MLS closings in 60 months sold below the final list price, by $14,000 to $59,900, a median of $24,950. Four sold at list and two, in 2022, sold above. The 24-month median sold-to-list ratio is 99.1%.
At Seaside it has meant a price at or near list. Six of the 10 closings took 9 days or fewer and all sold at or above list; the two slowest, at 83 and 118 days, sold at 97.1% and 92.9% of list.
On September 29, 2026 no Seaside home was listed, so a new listing would not compete with another Seaside home. Oak Run had one ground-floor home at $875,000, and buyers shopping carriage homes will compare.
An automated estimate has one MLS closing in 12 months to work from, cannot see your floor, and may blend a $745,000 ground-floor sale with a $995,000 upper-floor sale. It also cannot see the deeds that never reached the MLS.
Every Seaside carriage home has a two-car garage, so the garage sets the neighborhood apart from one-car-garage coach homes such as Edgewater, but it does not separate one Seaside home from another. It is part of the baseline.
The upper plan is three bedrooms plus a den at about 2,170 square feet, and its premium over the ground floor is mostly size: the median price per foot is $444.70 upstairs and $433.49 downstairs. The den is part of what the upper-floor price pays for.
In the sales record the floor explains price far better than the association does. A buyer still prices your association's budget, reserves and rules, so we read your association's file, and we confirm whether you are in Seaside I, II or III before the estoppel request goes out.
At four points along the Seaside address range FEMA's current map shows Zone X, outside the special flood hazard area, which helps. Lee County places the same points in Evacuation Zone A, a different map. We check your specific building.
We hold no Seaside-specific damage record and make no claim either way. If your unit was repaired, a permit with a final inspection and the contractor's paperwork protect your value better than any statement.
Every buyer pays the same $11,495 annual assessment whatever the price, about 1.19 percent of the $965,000 upper-floor median and 1.51 percent of the $762,500 ground-floor median. Buyers weigh it, and it weighs more on the lower-priced floor.
A first-time Pelican Sound buyer pays $20,300 at closing and a repeat owner $11,495, per the club's 2026 Fact Sheet. It is cash the buyer is not putting toward your price, about 2.1 percent of the $965,000 median.
Yes, but none of the three associations publishes its dues. The estoppel certificate states them, so we ask for your current figure at the start of a valuation and put it beside the club assessment.
A pending or recent special assessment is a known fact a buyer will price, and under Florida law a seller must disclose known facts that materially affect value and are not readily observable. Your association's estoppel states any assessment owed.
On the club's description of every Seaside building as two stories, the milestone and structural reserve study mandates, which apply to buildings of three or more habitable stories, do not reach Seaside. Ordinary reserve rules still do, and we ask your association to confirm in writing.
A furnished sale is valued as real estate plus a separate personal property schedule, so furnishings should not inflate or deflate the real estate figure. We help you separate the two on the contract.
It can. A buyer takes the lease, showings go through the tenant, and a buyer who wants to occupy the home may discount it. Leases at Seaside run at least 30 days and need association approval under the club's rules.
Nothing, to begin. A valuation reads the home as it is. Afterward we advise which items repay their cost: documented air conditioner or water heater dates, a wind mitigation report, and the association documents are usually the cheapest to prepare.
Floor for floor they match: over 36 months the upper-floor median was $970,000 at Seaside and $969,000 at Oak Run, and the ground-floor median $780,000 against $770,000. Oak Run trades more often and has one association.
Palmetto Dunes, the third carriage-home neighborhood, showed a $960,000 12-month MLS median on three closings. Edgewater, the coach-home neighbor on Pelican Sound Drive, showed $585,000 on seven, with one-car garages and smaller plans.
At the $916,050 60-month MLS median, doc stamps of $6,412.70, an owner's policy of $4,660.00 and a $299.00 estoppel leave an estimated $904,678.30 before mortgage payoff, commission, settlement fee and prorations. Use the seller net sheet for your own numbers.
On the same lines, an upper-floor sale at the $965,000 median leaves an estimated $953,046.00 and a ground-floor sale at the $762,500 median leaves $752,973.50, both before payoff, commission, settlement fee and prorations.
In Lee County the seller customarily pays the deed documentary stamp tax of $0.70 per $100 and the owner's title policy. Florida law does not assign these costs, so the purchase contract controls.
No. A valuation is our market opinion built from sales, free and without obligation. An appraisal is prepared by a licensed appraiser, usually for a lender, a court or a tax purpose, and carries its own fee. We explain which you need.
Before you decide. The club says about 450 of Pelican Sound's 1,299 homes are year-round residences, so the winter season brings the most buyers inside the gate, and a valuation a few months ahead leaves time to prepare the documents.
Not automatically. All four 2026 deeds are upper-floor homes, and the last ground-floor MLS closing was $745,000 in March 2025. We value a ground-floor home from ground-floor evidence and say how much weight the upper floor's run deserves.
No. Pelican Sound is all-ages, and no housing-for-older-persons declaration is part of the public record we found. We describe the property, not who may live in it.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We value a Seaside home from the MLS and the deed record together, floor by floor and association by association. Call Jesse at (239) 898-6072.
Every figure traces to the Southwest Florida MLS pulled September 29, 2026, the Lee County Property Appraiser's file, the club's 2026 Fact Sheet or a statute listed in the sources below, and we show our arithmetic beside each calculation. Our Seaside at Pelican Sound seller guide uses the same record.
The Florida Department of Business and Professional Regulation's licensee search shows any agent's license status. Jesse McGreevy holds SL3101296 and Marc Comisar BK3060671.
Seaside 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 Seaside closing since 2022, the county deed record, the club's fees and the flood map 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 Seaside 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 Seaside specifically, we tracked all 10 MLS closings since March 2022 and every qualified county deed since 2009, and we matched each one to its floor and its association before writing a word of pricing 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 Seaside at Pelican Sound realtor 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
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Wondering what your Seaside at Pelican Sound home is worth? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside 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 Seaside at Pelican Sound valuation guide traces to a primary record below: the club's documents, Florida's corporate and condominium registers, 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 brokerage or listing portal is cited.
The documents a Seaside at Pelican Sound owner needs are published by the club, the State of Florida, the Village of Estero, the River Ridge CDD and federal agencies; the table links each to its issuing authority. Your association's estoppel and resale package come from its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, amenities, managers, leasing and guest rules) | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer (carriage-home sizes and unit counts) | Pelican Sound Golf & River Club | 2022 | Residence flyer, PDF |
| Community map | Pelican Sound Golf & River Club | 2023 | Community map, PDF |
| Seaside I Articles of Incorporation | Florida Division of Corporations | filed September 18, 1997 | Articles, PDF |
| Seaside II Amended and Restated Articles | Florida Division of Corporations | adopted January 17, 2022 | Restated articles, PDF |
| Seaside III Articles of Incorporation | Florida Division of Corporations | filed May 21, 1999 | Articles, PDF |
| Public condominium extract (all three Seaside condominiums) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | November 2, 2022 | Ordinance, PDF |
| Fiscal 2026 adopted budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
You reach the Seaside 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 and carries no obligation.
Honors and recognition:
Wondering what your Seaside at Pelican Sound home is worth? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside 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.