Estero, Florida
Value your Southern Hills at Pelican Sound coach home with McGreevy and Comisar, Top 1% nationally since 2008. Floor-matched closings from the MLS and county record, a net sheet and no automated guess. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Southern Hills at Pelican Sound homes are worth what the last homes on the same floor closed for, adjusted for condition: first-floor coach homes closed at $520,000 to $540,000 in spring 2026, and second-floor homes carry a $630,000 county median over two years. This valuation guide sits beside our full Southern Hills at Pelican Sound neighborhood guide and inside our Pelican Sound community guide for Estero, Florida. It shows how a Southern Hills value is built, sale by sale, so you can check the number before anyone puts it on a listing.
If you already know you want to sell, our guide to selling a Southern Hills at Pelican Sound home covers marketing, negotiation, costs and disclosures. If you want to know what your buyer is weighing, our Southern Hills at Pelican Sound buyer guide lays out the club cash, the fee stack and the condominium documents from the other side. Owners elsewhere inside the gates can compare with what a Pelican Sound home is worth and with the Edgewater at Pelican Sound home valuation, the coach-home neighborhood that sells the same two plans.
This page covers Southern Hills at Pelican Sound Condominium Association, Inc., 84 coach homes in 14 two-story buildings on Southern Hills Drive and Southern Hills Court, Estero, ZIP 33928, all built in 2001. It is not Southern Hills Country Club in Tulsa or either Southern Hills community in Hernando County.
McGreevy and Comisar are the best realtor for valuing a Southern Hills at Pelican Sound home because we price from the record a buyer's appraiser will read: every MLS closing since 2021, the county's floor-by-floor recorded sales, and the club's fees. We lead the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008.
If you're searching for the best realtor to value a Southern Hills at Pelican Sound home in Pelican Sound, Estero, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Owners comparing the best real estate agents in Estero should ask each one to show the comparable sales behind a number, and we show ours below.
Recent Southern Hills at Pelican Sound market (last 12 months): In the 12 months to September 29, 2026, Southern Hills at Pelican Sound recorded 6 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $537,500 (n = 6, the mean of $535,000 and $540,000; a small sample), from $520,000 to $660,000, at a median $341.83 per MLS square foot, 35 median days on market and a 95.9% median sold-to-list ratio. The 36-month window, the first with 10 or more closings, holds 14 closings at a $567,500 median.
In the last 12 months we tracked every Southern Hills closing in the MLS, and we tracked each of the 18 since November 2021 against the county's recorded deed and the floor of its parcel. That floor match is what turns a neighborhood median into a value for your home.
Honors and recognition:
Want a number on your own home? Use the valuation form on this page, get a free home valuation, or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers.
Southern Hills at Pelican Sound owners valuing a home should hold on to these ten facts, each sourced below. Together they explain why one coach home here can be worth $520,000 and its upstairs neighbor $660,000, and why a neighborhood median alone misprices both floors of an 84-unit condominium.
Southern Hills at Pelican Sound owners can use these links to go straight to the comparable sales, the floor-by-floor method, the value history, the Edgewater comparison, the net-proceeds math or the valuation FAQ. The sections run from the evidence to the number to the decision.
Southern Hills at Pelican Sound homes are worth about $520,000 to $540,000 on the first floor and about $550,000 to $692,000 on the second floor, on the most recent closings and county records, with condition deciding where inside the band a home falls. The 36-month MLS median across both floors is $567,500.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Floor (county roll heated area) | Recent evidence | Working band |
|---|---|---|
| First floor (1,406 heated sq ft; club lower plan about 1,551) | MLS closings $520,000, $525,000, $535,000, $540,000 (March to May 2026); county 24-month median $537,500 (n = 6) | about $520,000 to $555,000 |
| Second floor (1,535 heated sq ft; club upper plan about 1,669) | MLS closings $600,000 (January 2026), $660,000 (December 2025); county 24-month median $630,000 (n = 6) | about $550,000 to $692,000 |
The bands are the range of recorded sales, not a promise. A home at the top of its band is updated, documented and listed in season; a home at the bottom has original systems or came to market at a slow moment.
The 12-month median of $537,500 describes six sales, four of them first-floor homes. Applied to a second-floor home it sits about $92,500 below the county second-floor median; applied to a first-floor home in original condition it overvalues. A value for your home starts from your floor.
The floor, the condition of the kitchen, baths, air-conditioning, water heater, windows and garage door, any work done with its permits and approvals, whether the home is furnished, and whether a lease is in place. With those, Jesse can place your home inside its band in one conversation.
A Southern Hills at Pelican Sound home is valued the way a buyer's appraiser will value it: by comparing it with recent closings of the same plan on the same floor, then adjusting for condition, updates, view, timing and terms. Because all 84 homes share one build year and two plans, the comparable set is unusually clean.
Every Southern Hills home is one of two plans: a first-floor home of about 1,551 square feet by the club's measure, or a second-floor home of about 1,669. The MLS records every closing as two bedrooms plus a den with two baths, and every home has a one-car garage, per the club. That leaves floor and condition as the big variables.
We start with the last 12 months and widen to 24 and 36 months when a floor has too few sales. In the last 12 months the first floor has four MLS closings and the second floor two, so a second-floor value leans on the county's 24-month record and the 2024 to 2025 sales as well.
The 2026 tape is softer than 2025 on both medians and days on market. A 2025 sale is still a valid comparable, but it is read against the 2026 first-floor cluster and the January 2026 second-floor closing at $600,000, not at face value.
A 2001 home with original systems is now 25 years old inside the unit. Condition is the biggest driver of the spread inside each floor's band, and we read it from photographs, permits and a walk-through.
A sale with furnishings included, a lease in place, a quick closing or a seller credit is not the same as a clean sale. We read each comparable's terms where the record allows and say so when it does not.
A lender's appraiser will pull the same Southern Hills sales. If the list price is supported by floor-matched closings, the appraisal follows; if it rests on the neighborhood median or on Edgewater sales alone, the appraisal is where the deal can fail.
Southern Hills at Pelican Sound has 84 coach homes, a $567,500 median across 14 MLS closings in 36 months, and one home for sale on September 29, 2026. A value built from your floor's closings, with the condominium documents ready, is the number that survives the buyer's appraiser and the 7-day window.
Want your number? Use the valuation form on this page, get a free home valuation or Call Jesse direct at (239) 898-6072, and read our Southern Hills seller guide.
Buying at Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers.
Southern Hills at Pelican Sound homes sold 14 times in the MLS in the 36 months to September 29, 2026, from $520,000 to $692,000, at a $567,500 median, $349.77 per MLS square foot and 96.5% of final list. Every one sold below its final list price, so the ask and the value are different numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Closed | MLS living area | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|
| May 2026 | 1,550 | $550,000 | $520,000 | 94.5% | 22 |
| May 2026 | 1,550 | $559,000 | $535,000 | 95.7% | 27 |
| Apr 2026 | 1,551 | $560,000 | $540,000 | 96.4% | 61 |
| Mar 2026 | 1,551 | $549,000 | $525,000 | 95.6% | 64 |
| Jan 2026 | 1,790 | $624,900 | $600,000 | 96.0% | 43 |
| Dec 2025 | 1,669 | $669,000 | $660,000 | 98.7% | 4 |
| Jun 2025 | 1,670 | $570,000 | $555,000 | 97.4% | 89 |
| Apr 2025 | 1,670 | $699,000 | $692,000 | 99.0% | 6 |
| Feb 2025 | 1,551 | $570,000 | $545,000 | 95.6% | 5 |
| Jun 2024 | 1,670 | $624,900 | $595,000 | 95.2% | 28 |
| May 2024 | 1,670 | $575,000 | $555,000 | 96.5% | 33 |
| May 2024 | 1,551 | $615,000 | $605,000 | 98.4% | 17 |
| Feb 2024 | 1,670 | $615,000 | $595,000 | 96.7% | 190 |
| Dec 2023 | 1,550 | $599,999 | $580,000 | 96.7% | 21 |
All are two bedrooms plus a den with two baths. The window totals $8,102,000 in volume, with days on market from 4 to 190 (mean 43.6) and a mean of the per-sale sold-to-list ratios of 96.6%.
The two highest sales, $692,000 and $660,000, were second-floor homes that sold in 6 and 4 days at 99.0% and 98.7% of list. The four lowest were the spring 2026 first-floor homes. Price per MLS square foot ran from $332 to $414, so the per-foot figure moves as much as the price does.
Agents enter MLS living area, and one June 2025 sale listed at 1,670 square feet is recorded by the county against a first-floor parcel, while one January 2026 sale lists 1,790 square feet that we cannot reconcile to a club plan. We assign floor from the county roll before we use a sale as a comparable.
Before December 2023 the MLS recorded four more Southern Hills closings: $692,255 in May 2023 (above a $649,900 list), $525,000 in April 2023, $535,000 in August 2022 and $470,000 in November 2021. They show the climb into 2023 and are too old to set a value today.
The February 2025 closing shows $545,000 in the MLS and $542,700 on the recorded deed. We use the MLS figure in MLS tables and the deed in county medians, and never blend the two.
Southern Hills at Pelican Sound home values climbed from a $249,500 county median in 2009 to $572,500 in 2025, with the sharpest step from $332,500 in 2020 to $425,000 in 2021 and $495,000 in 2022. In 2026, five county sales carry a $535,000 median, a dip driven largely by four first-floor sales.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through July 29, 2026; Southwest Florida MLS Matrix, pulled September 29, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 5 | $535,000 |
| 2025 | 6 | $572,500 |
| 2024 | 5 | $595,000 |
| 2023 | 2 | $636,128 |
| 2022 | 5 | $495,000 |
| 2021 | 7 | $425,000 |
| 2020 | 10 | $332,500 |
| 2019 | 9 | $300,000 |
| 2018 | 9 | $315,000 |
| 2017 | 8 | $309,000 |
| 2016 | 4 | $328,000 |
| 2015 | 7 | $292,500 |
| 2014 | 7 | $257,000 |
| 2013 | 8 | $252,000 |
| 2012 | 1 | $250,000 |
| 2011 | 4 | $240,000 |
| 2010 | 6 | $270,000 |
| 2009 | 2 | $249,500 |
The file holds 105 qualified Southern Hills sales. These are recorded deed prices flagged as qualified arm's-length sales, never compared with MLS square-foot figures.
From 2009 to 2015 the county median stayed between $240,000 and $292,500. From 2016 to 2020 it held near $300,000 to $332,500. From 2021 it stepped up, from $425,000 that year and $495,000 in 2022 to a $572,500 to $636,128 range in 2023 to 2025, a 72 percent rise from 2020 to 2025 on the medians. Each era's medians rest on small yearly counts, so we describe direction, not a rate.
| Year | MLS closings | Median sold | Median sold-to-list |
|---|---|---|---|
| 2021 (November) | 1 | $470,000 | 108.0% |
| 2022 | 1 | $535,000 | 97.4% |
| 2023 | 3 | $580,000 | 98.1% |
| 2024 | 4 | $595,000 | 96.6% |
| 2025 | 4 | $607,500 | 98.0% |
| 2026 to September 29 | 5 | $535,000 | 95.7% |
The 2026 dip is real on the first floor: the spring cluster at $520,000 to $540,000 sits below the $542,700 and $555,000 first-floor sales of 2025. On the second floor, January 2026's $600,000 sits inside the $550,000 to $692,000 range of the prior two years. A first-floor owner should value from 2026; a second-floor owner has fewer 2026 sales and leans on the two-year record.
An owner who bought before 2020 is likely well above their purchase price even at 2026 prices. Your purchase price sets your tax basis, not your market value; today's floor-matched closings set the value.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound values move with six differences: the floor, the condition of the unit's systems and finishes, the view from the lanai, furnishings, any lease in place, and the season the home comes to market. The plan, bedroom count and garage are the same across the neighborhood, so they rarely move value.
The largest single difference. On the county record over 24 months, second-floor homes recorded a $630,000 median against $537,500 for first-floor homes, a $92,500 gap on six sales each. The upper plan is larger by the club's measure; the first-floor plan has no stairs. Both have buyers; they are different buyers.
A 2001 coach home has a 25-year-old air-conditioning system, water heater, plumbing and electrical panel unless replaced. Inside each floor's band, condition explains most of the spread: the second-floor county record runs from $550,000 to $692,000.
Updated kitchens and baths are what buyers see first in photographs. We price them against the top of the floor's band rather than adding their cost, because buyers pay for the result, not the receipt.
On the club's 2023 map Southern Hills sits beside a lake on its west side with holes of the Lakes nine nearby. Some homes look onto water or fairway and some onto the parking court or neighboring buildings. We read the view from the address and never claim a golf or water view for a home without it.
Many Pelican Sound buyers are seasonal and ask for a furnished home. Furnishings can help a sale but rarely add their cost to the price; we list what conveys and value the home as if unfurnished first.
A tenant on a lease of 30 days or more narrows the buyer pool to buyers who can wait for possession or want the income, and the amenity transfer runs with the lease. We adjust for the lease end date and the terms.
All six 12-month closings fell between December 2025 and May 2026. A home valued in July but listed in January meets more buyers than one listed in August.
Online estimates miss on Southern Hills at Pelican Sound homes because about six sales a year is too few for a model, the model cannot see which floor a home is on, and it cannot see condition, the den, the view or a lease. An automated value can land between the two floors and miss both by tens of thousands.
Six MLS closings in 12 months and 14 in 36 months is a thin base. One unusual sale, like the $692,000 second-floor closing in April 2025, can move a model's number for every home in the neighborhood.
Automated models read square footage from the county roll or the listing. The roll's 1,406 and 1,535 heated square feet do hint at the floor, but a model that blends both floors into one per-foot rate assigns the same price per foot to both and misses the $92,500 gap.
A model cannot see a new air-conditioning system, an updated kitchen or a den converted to a guest room. It values every home as average, which undervalues the best homes and overvalues the rest.
An automated estimate is a conversation starter. A value you can list at comes from floor-matched closings read by someone who has seen the home.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound and Edgewater sell the same two coach-home plans inside the same club, so Edgewater is the best outside benchmark for a Southern Hills value. Over 36 months Edgewater's median was $592,000 against Southern Hills' $567,500, a $24,500 gap, and Edgewater sold faster and nearer to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County recorded sales through July 29, 2026)
| Measure | Southern Hills at Pelican Sound | Edgewater at Pelican Sound |
|---|---|---|
| Homes (2026 roll) | 84 | 114 |
| Built | 2001 | 1998 to 2000 |
| Associations | One | Four (I to IV) |
| MLS, 12 months | 6 closings, $537,500 median | 7 closings, $585,000 median |
| MLS, 24 months | 9, $545,000 | 11, $585,000 |
| MLS, 36 months | 14, $567,500 | 14, $592,000 |
| MLS, 60 months | 18, $555,000 | 19, $599,000 |
| Median $ per MLS sq ft, 36 months | $349.77 | $362.20 |
| Median days on market, 36 months | 27.5 | 18.5 |
| Median sold-to-list, 36 months | 96.5% | 97.6% |
| County qualified sales, 2025 | 6, $572,500 median | 10, $612,000 median |
| County qualified sales since Sep 29, 2025 | 7, $540,000 median | 8, $567,500 median |
| Active on Sep 29, 2026 | 1 at $649,900 | 1 at $519,000 |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026 (MLS-marketed closings only); Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026; Pelican Sound 2026 Fact Sheet and Types of Residences flyer.
Our reading, not a record: Edgewater's larger pool of 114 homes gives buyers more comparable sales and a longer resale history, and Southern Hills' recent tape is weighted to first-floor homes. The plans, the club and the fees are the same.
Southern Hills has one association to Edgewater's four, one manager instead of three firms, and a single 2001 build year, one to three years younger. A buyer who values one set of documents can pay up for that, and we put it in front of them.
We use Edgewater closings as a check, not a substitute. When a Southern Hills floor has too few recent sales, an Edgewater sale of the same plan and floor tells us where the market is; then we adjust for Southern Hills' own record.
Southern Hills at Pelican Sound values sit in the middle of Pelican Sound: above the carport mid-rise condominiums, whose 12-month medians run $357,000 to $470,000 where available, below Edgewater for the same plans, and well below the two-car carriage homes at $812,500 to $970,000 and the single-family homes. The garage and den set the rung.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Neighborhood | Product (club) | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|
| Hammock Greens | Carport condominium | 2 | $357,000 (small sample) |
| Island Sound | Coach homes and mid-rise condominiums | 11 | $450,000 |
| Turnberry | Carport condominium | 7 | $470,000 |
| Southern Hills | Coach homes, one-car garage | 6 | $537,500 (small sample) |
| Edgewater | Coach homes, one-car garage | 7 | $585,000 |
| Oak Run | Carriage homes, two-car garage | 4 | $812,500 (small sample) |
| Palmetto Dunes | Carriage homes, two-car garage | 3 | $960,000 |
| Seaside | Carriage homes, two-car garage | 1 | $970,000 (one sale) |
| Gleneagles, with Torrey Pines | Single-family | 2 | $1,119,250 (two sales) |
| The Masters | Single-family | 7 | $1,249,000 |
Pinehurst, also single-family, had no MLS closing in the 12 months and 6 in 60 months. Most medians are small samples, so read them as a ladder.
Your buyer is likely moving up from a carport condominium or down from a carriage home, and both already know the club. The ladder sets the outer limits: a Southern Hills home rarely prices like a carriage home, and its garage and den keep it above the carport buildings.
Island Sound I is the third coach-home neighborhood in the club's flyer, but the MLS files its sales with Island Sound II's mid-rise condominiums under one name, so its 12-month median above is not a coach-home median. We read Island Sound coach-home sales by address before using one. The full twelve-name ladder, with units, regimes and build years, is in our Southern Hills at Pelican Sound neighborhood guide.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound's live competition on September 29, 2026 was one listing, a second-floor plan asking $649,900 after 5 days, plus one Edgewater listing at $519,000. Active asks are not values, but they are the first comparison every buyer makes, so they cap what a value can support on the day you list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
A two-bedroom-plus-den, two-bath home listed at 1,670 MLS square feet, the size the MLS uses for second-floor homes, at $649,900. That ask is $49,900 above the January 2026 second-floor closing and $10,100 below the December 2025 one. If it sells near its ask, it becomes the strongest second-floor comparable of 2026.
On the same day Edgewater had a 1,406-square-foot plan at $519,000, below the spring 2026 Southern Hills first-floor cluster. A first-floor Southern Hills value has to hold up beside that ask on a buyer's tour.
One active listing against 6 closings a year is about 2.0 months of supply at the 12-month pace, and Edgewater's is about 1.7. Neither neighborhood is crowded with listings, which supports values near recent closings rather than below them.
Southern Hills at Pelican Sound owners get the most useful valuation about 60 to 90 days before they plan to list, so the number reflects the latest closings and leaves time for repairs, documents and photographs. Most Southern Hills homes close between December and May, so a fall valuation leads into the selling season.
All six 12-month closings fell between December 2025 and May 2026. A valuation in September or October gives time to fix, photograph and assemble the condominium documents before the first seasonal buyers tour.
When a home on your floor closes, the value moves. The $649,900 second-floor listing is the one to watch now: its result will reset the second-floor band.
A valuation also answers whether to renovate, rent or sell, and how much to borrow against the home. Ask for one before the decision, not after.
Southern Hills at Pelican Sound buyers weigh the club's $11,495 annual assessment, the River Ridge district's $1,208.92 line, the neighborhood's unpublished quarterly dues and a one-time $20,300 club initiation against your price. Those costs are the same in every Pelican Sound coach home, so they cap prices more than they separate them.
Data updated: September 2026 (Pelican Sound 2026 Fact Sheet; River Ridge CDD fiscal 2026 adopted budget)
The club's 2026 annual assessment is $11,495, about $958 a month, billed on the November statement. The River Ridge Community Development District's fiscal 2026 charge is $1,208.92 per Pelican Sound unit, $177.21 general fund and $1,031.71 Pelican Sound program, on the county tax bill. At the 36-month median of $567,500 those two lines are about 2.2 percent of the price each year, before the neighborhood dues, tax and insurance (our arithmetic).
A first-time Pelican Sound buyer pays a $20,300 initiation and a $299 estoppel at closing; a returning owner pays the $11,495 resale capital fee instead, per the 2026 Fact Sheet. That is cash the buyer cannot put toward your price.
The Southern Hills association's quarterly dues are not published on any public page we found. Your estoppel states them, and a buyer's agent asks for them before an offer, so have the current figure ready. Lower dues for the same coverage support a higher value.
Five points along Southern Hills Drive and Southern Hills Court read Zone X, outside the special flood hazard area, so a lender does not require flood insurance on the map alone. That keeps a Southern Hills buyer's carrying cost below a riverfront home's.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound sale prices are shaped by Florida's condominium resale rules: the buyer's 7-day document window under section 718.503, the estoppel certificate under section 718.116, the property tax disclosure under section 689.261 and the flood disclosure under section 689.302. Each one can reopen a price if it arrives late.
A resale contract either confirms the buyer received the declaration, articles, bylaws, rules, financial statement, budget and frequently asked questions document more than 7 days, excluding weekends and holidays, before signing, or makes the contract voidable for 7 such days after signing and receipt. A buyer who meets an unexpected budget line or rule inside that window can walk or renegotiate.
The estoppel states the current dues, any special assessment and anything owed on the unit, and section 718.116(8) caps a standard fee at $299. A special assessment that first appears on the estoppel is a price conversation, so order it at listing.
Section 689.261 warns a buyer not to rely on the seller's taxes, because a sale can reset the assessed value. A buyer whose first bill will be much higher than yours prices that in, which is why we show the buyer the math early instead of letting it surprise them.
Section 689.302 requires the seller's flood disclosure at or before contract. In Zone X with no flood history, it supports the price; an undisclosed claim found later does the opposite.
The club describes Southern Hills' buildings as two-story, below the three-habitable-story trigger for Florida's milestone inspections and structural integrity reserve studies. Reserves under section 718.112 still apply, and the resale documents include the reserve study or a statement that none has been completed.
Southern Hills at Pelican Sound owners can move their number before listing with five steps: fix what an inspector will flag, document every replaced system, present the den and garage, assemble the condominium documents, and time the launch for the season. None requires a remodel, and each one protects the price during the buyer's inspection and document windows.
Leaks, failing equipment, damaged screens and open permits become credits during inspection. Fixing them first keeps the number you list at.
Dates and permits for the air-conditioning, water heater, windows and garage door turn a 2001 home into a documented one. Buyers pay for certainty.
The den is what separates a Southern Hills coach home from a two-bedroom mid-rise condominium at $357,000 to $470,000. Stage it as an office or guest room.
The section 718.503 package, the estoppel, the master insurance summary and the association's written position on structural rules, ready on day one, shorten the buyer's document window and protect the price.
A home photographed and listed before the winter season meets the first seasonal buyers. Most Southern Hills closings fall from December through June.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound sellers net their sale price less the documentary stamp tax, the owner's title policy, the estoppel fees, the brokerage fee, settlement charges, prorations and any mortgage payoff, by Lee County custom. At the two floor medians the fixed state charges come to roughly $6,800 to $7,900 before the brokerage fee.
Data updated: September 2026 (county floor medians through July 29, 2026; statutory rates)
| Line (Lee County custom) | First floor at $537,500 | Second floor at $630,000 |
|---|---|---|
| Sale price | $537,500 | $630,000 |
| Documentary stamp tax, $0.70 per $100 | $3,762.50 | $4,410.00 |
| Owner's title policy, promulgated premium | about $2,762.50 | about $3,225.00 |
| Condominium estoppel, current account | up to $299 | up to $299 |
| Net before brokerage fee, settlement charges, prorations and payoff | about $530,676 | about $622,066 |
| Each 1% of brokerage fee | $5,375 | $6,300 |
Estimates for illustration from section 201.02, Rule 69O-186.003 and section 718.116; your title company and contract set the final figures.
Property tax and the River Ridge line are billed in November in arrears, so the seller credits the buyer for the days owned that year. The club assessment and the neighborhood dues are prorated per the contract and the estoppels.
The buyer's club initiation or resale capital fee, the lender's title policy, mortgage taxes and deed recording are buyer costs.
Whether tax is owed depends on your basis, ownership and use; IRS Publication 523 explains the exclusion for a main home. Ask your tax adviser.
Southern Hills at Pelican Sound owners can rent instead of selling under the club's rules, for 30 days or more with association approval, a lessee aged 25 or older and no lessee pets, but the owner keeps paying $11,495 a year to the club, $1,208.92 to the district and the neighborhood dues while the tenant uses the amenities.
The 2026 Fact Sheet sets a 30-day minimum lease, a $260 application for approval to lease, a $465 plus tax transfer of amenities, the club's Application to Lease filed 20 business days before the lease starts, and approval by the neighborhood association. The club's Q and A says a few associations require 60 days, so confirm the Southern Hills minimum in writing.
The club and district lines alone are $12,703.92 a year before dues, insurance and property tax. A seasonal rent has to cover those and the vacancy months to beat a sale.
A rental keeps you exposed to the market. The 2026 first-floor closings sit below 2025's, and the county record shows both long climbs and flat years. Selling locks today's floor-matched price.
We do not publish rent figures for Southern Hills, because our MLS pull did not include rentals. We can pull rental comparables on request and set them beside your sale value, so the choice is made on numbers.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound owners get a free home valuation by entering their address in the valuation form at the top of this page or by calling Jesse direct at (239) 898-6072. Jesse replies with the closings on your floor, the band they set, where your home sits inside it and why.
A floor-matched comparable set from the MLS and the county record, a suggested list price and an expected sale range, an estimated net at that range, and the documents your buyer will ask for. No automated estimate and no obligation.
Most owners hear back the same day. If you want an in-person walk-through first, Marc or Jesse will see the home and adjust the number for condition.
Our Southern Hills seller guide covers the marketing, negotiation and closing steps that follow the number.
If you're searching for a Southern Hills at Pelican Sound listing agent, or thinking, "I need someone to sell my Southern Hills at Pelican Sound home," the valuation is step one and the floor is the first fact in it. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 6 Southern Hills closings in the Southwest Florida MLS, and every one of the 18 since November 2021, each matched to its floor on the county roll. 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:
Use the valuation form on this page or request a free home valuation. Jesse follows up with the floor-matched closings and a number you can check. (239) 898-6072, text or call.
As accurate as the record allows. With six to fourteen comparable sales by window, the band is a range, not a point, and we say where your home sits in it and why.
No. It is free, and nothing is listed until you decide.
Yes. Marc can walk the home on site and report condition, so the number reflects the home as it stands.
Yes, adjusted for the lease end date and terms, and for the amenity transfer that runs with the lease.
Tell us which sale you would use instead. We show every comparable, so the conversation is about the record, not an opinion.
McGreevy and Comisar is a top-reviewed Southern Hills at Pelican Sound realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the McGreevy and Comisar profile on Google.
★★★★★ "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
A value is a starting point. The ideas that turn it into a sale come from following the market after the number is set.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Showing feedback is how a seller decides whether the value holds. We send it as it arrives.
★★★★★ "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
Many Southern Hills valuations start with a family decision about a parent's home. We handle the home on site and the paperwork from anywhere.
Southern Hills at Pelican Sound specialists matter for a valuation because the most important pricing fact, which floor a sale was on, lives in the county roll rather than the listing, and because the club's fees, the unpublished neighborhood dues and the 7-day condominium window all bear on what a buyer will pay.
As one of the Top 1% Real Estate Agents Nationally Since 2008, Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty. He runs pricing, data and the closing paperwork, which here means the floor-matched comparable set and the net sheet. Reach him direct at (239) 898-6072.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty. He sees the home, reads its condition and talks to the buyer agents who will tour it, which is how a value stays honest. Reach him at (239) 287-5873.
See our guides to what an Estero home is worth, a Meadows of Estero home valuation and a Lakes of Estero home valuation, and the wider market on our Estero community hub.
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 The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Southern Hills at Pelican Sound owners who are also buying can coordinate both transactions with McGreevy and Comisar, so the value of the home you sell funds the home you buy on one timeline. Marc Comisar represents buyers across Estero, Bonita Springs, Naples and Fort Myers, and we plan both closings together.
A buyer who owns or has owned in Pelican Sound pays the club's $11,495 resale capital fee instead of the $20,300 initiation, per the 2026 Fact Sheet. If the next home is inside the same gates, start with our Southern Hills buyer guide.
Our Estero buyer guide and how we represent buyers cover the rest; call Marc at (239) 287-5873.
These are the questions Southern Hills at Pelican Sound owners ask most about what their coach home is worth, answered from the MLS closings, the county record and the club's documents cited below. Each answer names Southern Hills. For a number on your own home, use the valuation form or Call Jesse direct at (239) 898-6072.
Start from your floor. First-floor homes closed at $520,000 to $540,000 in spring 2026, and the county's second-floor median over the 24 months to July 29, 2026 is $630,000, with sales from $550,000 to $692,000. Condition places your home inside the band.
The 36-month MLS median is $567,500 on 14 closings and the 12-month median is $537,500 on 6. Both blend the two floors, so neither is a value for a specific home.
The 36-month median is $349.77 per MLS square foot and the 12-month median is $341.83. Those use MLS living area; the county's heated area is smaller, so the two bases are never mixed.
On the county record over 24 months, about $92,500 at the medians: $630,000 for second-floor sales and $537,500 for first-floor sales, six sales each. Both are small samples.
The first-floor plan has no stairs. The upper plan is larger by the club's measure. Both have buyers; the floor decides which buyers your home meets.
On the first floor, yes: the spring 2026 cluster at $520,000 to $540,000 sits below the $542,700 and $555,000 first-floor sales of 2025. The second floor has one 2026 MLS closing, at $600,000, inside its two-year range.
The county median rose from $332,500 in 2020 to $572,500 in 2025, about 72 percent on the medians, then $535,000 on five 2026 sales. Small yearly counts move medians, so read the direction.
In the MLS since November 2021, $692,255 for a second-floor home in May 2023, above its $649,900 list. The highest in the last 36 months was $692,000 in April 2025.
$520,000 for a first-floor home in May 2026, after 22 days at 94.5% of its final list price. It is the lowest price in the 36-month MLS record.
The 36-month median is 96.5% of final list, and the 2026 median is 95.7%. All 14 closings in the 36 months to September 29, 2026 sold below their final list price.
Automated models see too few Southern Hills sales, blend both floors and cannot see condition. Our number comes from floor-matched closings and a look at the home.
Every Southern Hills home has one, so it does not separate one home from another here. It does separate Southern Hills from the two-bedroom carport condominiums elsewhere in Pelican Sound.
Every Southern Hills home has a one-car garage, per the club. Against the carport condominiums of Hammock Greens, Turnberry and Island Sound II, it is part of why Southern Hills prices higher.
It can, inside the floor's band. We read the view from the address and the club's map and never assign a view premium to a home without one.
They place your home higher in its floor's band. The second-floor county range runs from $550,000 to $692,000, and condition explains much of that spread.
Rarely by its cost. Seasonal buyers may prefer a furnished home, which can speed a sale, but we value the home unfurnished first and list what conveys.
It narrows the buyer pool to buyers who can wait or want income, and the amenity transfer runs with the lease. We adjust for the lease end date and terms.
Every Pelican Sound buyer pays the same $11,495 assessment and the same $20,300 initiation or $11,495 resale capital fee, so the fees cap prices across the community rather than separating Southern Hills from its neighbors.
No. The club's Q and A says neighborhood dues are billed quarterly and vary by neighborhood, and the Southern Hills figure is not published on any public page we found. Your estoppel states it.
Edgewater sells the same plans, so its sales are a check on your value. Its 36-month median was $592,000 against Southern Hills' $567,500.
One on September 29, 2026, a second-floor plan asking $649,900, about 2.0 months of supply at the 12-month pace.
It changes what a buyer compares you with on the day you list. If it sells near its ask, it becomes the strongest second-floor comparable of 2026.
The 36-month median is 27.5 days on market, and 2026 has run at a 43-day median. Homes priced near their floor's recent closings have gone fastest.
About 60 to 90 days before you plan to list. Most Southern Hills closings fall from December through June, so a fall valuation leads into the season.
When the value rests on floor-matched Southern Hills closings, the appraisal usually follows. We give the appraiser the county floor record with the comparables.
At the first-floor median of $537,500, about $530,676 before brokerage fee, settlement charges, prorations and payoff; at the second-floor median of $630,000, about $622,066 (our arithmetic on Lee County customs).
In Lee County the seller customarily pays it, at $0.70 per $100 of price under section 201.02. On a $567,500 sale it is $3,972.50.
In Lee County the seller customarily pays it, at the state's promulgated premium; at $567,500 it is about $2,912.50. The contract controls.
Five points along Southern Hills Drive and Southern Hills Court read Zone X, minimal flood hazard, on FEMA panel 12071C0587G, so a lender does not require flood insurance on the map alone.
The club describes the buildings as two-story, below the three-story trigger, which spares Southern Hills a cost some taller condominiums face. Reserve rules under section 718.112 still apply.
Fix what an inspector will flag and refresh what a buyer sees first. Remodel only when the floor's comparables show buyers pay for it.
Compare a rent that covers $12,703.92 a year in club and district charges, plus dues, insurance and tax, with today's floor-matched sale value. We can pull rental comparables on request.
Yes. Use the valuation form on this page or Call Jesse direct at (239) 898-6072.
Southern Hills at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who lead Domain Realty Group, have sold Southwest Florida real estate for more than twenty years, and read every recent Southern Hills closing and public record before writing this guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. You can read how the team was built on our about McGreevy and Comisar page.
McGreevy and Comisar are the Domain Realty team behind this Southern Hills 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every figure in this Southern Hills at Pelican Sound valuation guide traces to a primary record below: the club's documents, Florida statutes and registers, Lee County, River Ridge district and Village of Estero records, and federal sources. Parcel and sale facts come from the county roll and the MLS. No listing portal or automated estimate is cited.
Southern Hills at Pelican Sound owners can open each key document behind a valuation at its issuing authority below: the club's fee schedule, the district budget, the condominium register and the statutes. The recorded declaration is at the Lee County Clerk, Book 3378, Page 2789, and the estoppel comes through Frankly Coastal.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, membership terms, leasing and guest rules) | Pelican Sound Golf & River Club | fees as of January 1, 2026 | Fact Sheet, PDF |
| Types of Residences flyer | Pelican Sound Golf & River Club | 2022 | Flyer, PDF |
| Community map | Pelican Sound Golf & River Club | 2023 | Map, PDF |
| Fiscal 2026 adopted budget | River Ridge Community Development District | fiscal 2026 | Budget, PDF |
| Master Architectural Review guidelines | Pelican Sound master association (hosted by Hammock Greens III) | current file | ARC guidelines, PDF |
| Southern Hills at Pelican Sound Condominium Association, Inc. record | Florida Division of Corporations | filed April 17, 2000 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | adopted November 2, 2022 | Ordinance, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Section 718.503, resale disclosure and the buyer's 7-day cancellation clause | Florida Legislature | current statute | Section 718.503 |
| Section 689.302, flood disclosure form | Florida Legislature | current statute | Section 689.302 |
Southern Hills at Pelican Sound owners reach the valuation team by using the valuation form on this page, by requesting a free home valuation, or by calling Jesse direct at (239) 898-6072. Jesse answers with your floor's closings and a number you can check.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
McGreevy and Comisar, Southern Hills at Pelican Sound home valuations. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.