Estero, Florida
What is your Masters at Pelican Sound home worth? Every recent closing by size band, the county sales the MLS missed, and the features that move a price. Get a free written valuation from McGreevy and Comisar. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
What is a home at The Masters at Pelican Sound worth? The honest answer is a range that depends more on condition than on size, because two Masters homes 2 square feet apart sold $450,000 apart in 2026. Our The Masters at Pelican Sound neighborhood guide holds the full record of the street, and this page is the valuation side of it: every recent closing by size band, the county sales the MLS missed, the features that move a Masters price, and how we turn them into a written number for your home. The street sits inside Pelican Sound, the gated golf and river community in Estero, Florida, ZIP 33928.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. The record we value from: 7 Southwest Florida MLS closings in the 12 months to September 29, 2026 at a $1,249,000 median, 10 marketed MLS closings in 60 months at the same median, 10 qualified Lee County recorded sales since September 29, 2025 at a $1,299,500 median, and the 2026 roll's profile of all 100 homes.
This page is one of three. If you have decided to sell, read our Masters at Pelican Sound seller's guide for the costs, the paperwork and how we market; if you are also buying, read our Masters at Pelican Sound buyer's guide. For the rest of the community, see what a Pelican Sound home is worth.
McGreevy and Comisar are the best realtor for The Masters at Pelican Sound because a Masters valuation has to be argued sale by sale, and we have read every one: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a written method shown in full below.
If you're searching for the best realtor for The Masters at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your The Masters at Pelican Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Owners comparing the best real estate agents in Estero should ask each agent to show the closings behind their number, and we show ours on this page.
Recent The Masters at Pelican Sound track record (last 12 months): In the last 12 months The Masters at Pelican Sound has seen 7 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $1,249,000 (n = 7, small sample), a range of $950,000 to $1,400,000, a median of $571.01 per MLS square foot, a median of 4 days on market and a median sold-to-list ratio of 100.0%. The Lee County recorded-sales file holds 10 qualified sales between September 29, 2025 and August 21, 2026, at a median of $1,299,500, with the highest at $1,425,000.
In the last 12 months we tracked every one of the 7 MLS closings and all 10 county-recorded sales at The Masters at Pelican Sound, and we tracked the street's qualified county sales back to 2009. Every figure below names its window, its count and its source.
Honors and recognition:
Want a number for your Masters home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the points a Masters 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 Pelican Sound 2026 Fact Sheet or the association's filings.
A Masters at Pelican Sound home is worth what the nearest closings in its size band say, adjusted for condition and lot. Over 60 months that has meant about $980,000 to $990,000 under 2,000 square feet, $950,000 to $1,400,000 from 2,081 to 2,166 square feet, and $1,266,100 to $1,400,000 at 2,400 square feet and over.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; marketed closings plus one sale entered after closing, as marked)
| Size band (MLS living area) | MLS records, 60 months | Price range | Median | Median $ per MLS sq ft |
|---|---|---|---|---|
| Under 2,000 sq ft | 2 (May 2023, April 2026) | $980,000 to $990,000 | $985,000 (n = 2, our arithmetic) | $539.91 |
| 2,081 to 2,166 sq ft | 5 | $950,000 to $1,400,000 | $1,249,000 (n = 5) | $599.90 |
| 2,400 sq ft and over | 4 (one entered after closing) | $1,266,100 to $1,400,000 | $1,322,500 (n = 4) | $526.17 |
Every band is a small sample. The table tells you where a home of your size has closed, and the condition of your home tells you where in that range it sits.
We do not publish a single value for "a Masters home", because the street does not have one. We do not use asking prices, because there were none on September 29, 2026. And we do not treat the county's assessed value or an automated estimate as a market value.
Jesse McGreevy writes it, with Marc Comisar, from the closings on this page and a walk through your home. You get a written range, the closings it rests on, and the adjustments we made, so you can test every step.
This valuation guide, the Masters at Pelican Sound seller's guide for costs and marketing, and the neighborhood guide for the street's history, rules and amenities. Read them in that order if you are deciding whether to sell.
The Home Valuation form near the top of this page takes about a minute. Jesse follows up, asks the questions on the checklist below, and sends a written opinion. There is no cost and no obligation.
A home at The Masters at Pelican Sound is valued in nine steps: confirm the plan and size, select the closest closings, then adjust for condition, roof and windows, lot and view, pool, time and terms, and finally read the result against the buyer's fee stack and today's zero inventory. Each step is shown below.
We confirm your home's MLS living area and the roll's heated area, which can differ slightly, and the bedroom and den count. The roll lists every Masters home between 1,767 and 2,723 heated square feet, median 2,100.
We start with the Masters closings in your size band from the last 24 months, add the four county-recorded sales the MLS missed where their size is known, and widen to 60 months only when the band is thin.
Condition is the largest adjustment on this street. Two homes of 2,106 and 2,108 square feet sold for $1,400,000 and $950,000 in 2026; the difference is renovation, systems and presentation, and we measure your home against both.
Every Masters home was built between 2000 and 2002. A newer roof and impact glass or approved shutters change a buyer's insurance quote, and a buyer prices that in. We ask for dates and permits.
The association's 2023 drainage report describes lots that back onto the golf course and its lakes on several sides of the circle. A long fairway or lake view and a private lanai earn more than a view of a neighbor's wall.
The county file we hold does not record pools, so we confirm from the home itself. A pool and spa, with its ARC approval and permit on file, is a feature Masters buyers ask about early.
The county series shows a 2025 median of $1,337,000 on 6 sales and a 2026 median so far of $1,174,500 on 6 sales. On counts that small we weight the most recent closings most heavily rather than apply a percentage.
A sale with furniture, a quick close or a seller credit is not the same as a bare cash sale. We separate the price of the home from the terms around it before comparing.
Last, we ask what a buyer pays to own your home: the club fee at closing, the $11,495 assessment, the Masters dues and about $1,209 in district charges. Then we place your number against zero active listings, which favors a well-prepared home.
Recent closings at The Masters at Pelican Sound say a typical home sold near $1,249,000, with a floor near $950,000 and a ceiling near $1,400,000 in the MLS, and $1,425,000 in the county file. Ten marketed MLS closings in 60 months and ten qualified county sales in the last year frame every valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| May 2026 | 3 plus den, 2 baths | 2,108 | $950,000 | $950,000 | 100.0% | 4 |
| Apr 2026 | 3, 2 baths | 2,082 | $1,249,000 | $1,249,000 | 100.0% | 3 |
| Apr 2026 | 3 plus den, 2 baths | 2,106 | $1,499,000 | $1,400,000 | 93.4% | 6 |
| Apr 2026 | 2 plus den, 2 baths | 1,885 | $1,075,000 | $990,000 | 92.1% | 61 |
| Feb 2026 | 3 plus den, 2 baths | 2,081 | $1,249,000 | $1,249,000 | 100.0% | 1 |
| Nov 2025 | 3 plus den, 3 baths | 2,719 | $1,399,995 | $1,400,000 | 100.0% | 5 |
| Oct 2025 | 4, 2.5 baths | 2,408 | $1,400,000 | $1,375,000 | 98.2% | 4 |
| May 2023 | 3, 2 baths | 1,767 | $975,000 | $980,000 | 100.5% | 7 |
| Apr 2023 | 3, 2 baths | 2,166 | $1,200,000 | $1,217,000 | 101.4% | 8 |
| Feb 2023 | 4, 2.5 baths | 2,419 | $1,000,000 | $1,266,100 | 126.6% | 8 |
A further sale, in June 2025, was entered in the MLS after closing at $1,270,000 for a three-bedroom, 2,401 square foot home. It was not marketed and sits outside the marketed medians.
| Window (to September 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 7 (small sample) | $1,249,000 | $571.01 | 4 | 100.0% |
| 24 months | 7 (small sample) | $1,249,000 | $571.01 | 4 | 100.0% |
| 36 months | 7 (small sample) | $1,249,000 | $571.01 | 4 | 100.0% |
| 60 months, first window with 10+ | 10 | $1,249,000 (mean of $1,249,000 and $1,249,000) | $558.24 | 5.5 | 100.0% |
In 2026 the MLS recorded five Masters closings, all between 1,885 and 2,108 square feet: $1,249,000 in February, $990,000, $1,400,000 and $1,249,000 in April, and $950,000 in May. Their median is $1,249,000, and they sold in 1 to 61 days.
The county file adds four qualified sales that never appeared as MLS closings: a three-bedroom home at $1,425,000 and a four-bedroom home at $1,235,000 in December 2025, a three-bedroom home at $1,350,000 in April 2026, and a three-bedroom home at $1,100,000 in August 2026. County prices are recorded deed consideration, and we do not average them with MLS prices.
The lowest MLS price in five years is $950,000, in May 2026, and the highest is $1,400,000, reached twice. The highest qualified county price on file is $1,425,000. A valuation outside that band needs a reason we can show you.
The most recent Masters MLS closing, in May 2026, was a three-bedroom-plus-den, two-bath home of 2,108 square feet that closed at $950,000 after 4 days, at 100.0% of its final list price. It is $450,000 below an April 2026 sale of a 2,106 square foot plan, it sold at list in four days, and it shows that a Masters home priced near $950,000 is absorbed fast. For a valuation, it marks the floor, not the norm.
The Masters at Pelican Sound has 100 homes on one street and a $1,249,000 12-month median, but your number sits wherever your home's condition puts it in a $450,000 band. We will show you which closings it belongs beside.
Want a written number for your Masters home? Get a free The Masters at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. You can also compare the Gleneagles at Pelican Sound valuation guide.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873, start with our Pelican Sound buyer's guide, or read how we represent buyers.
Size and bedrooms move a Masters at Pelican Sound price less than condition does. The roll counts 23 two-bedroom, 55 three-bedroom and 22 four-bedroom homes from 1,767 to 2,723 square feet, and the MLS shows the largest homes selling at a lower median price per square foot than the 2,100 square foot cluster.
Data updated: September 2026 (Lee County Property Appraiser 2026 tax roll; Southwest Florida MLS Matrix, pulled September 29, 2026)
| Bedrooms (roll) | Homes | Heated area range | Average heated area |
|---|---|---|---|
| 2 | 23 | 1,875 to 2,166 sq ft | 1,893 sq ft |
| 3 | 55 | 1,767 to 2,622 sq ft | about 2,117 sq ft |
| 4 | 22 | 2,081 to 2,723 sq ft | about 2,445 sq ft |
The averages for three and four bedrooms are weighted arithmetic from the roll's bath subgroups and are rounded.
Two MLS closings in five years were under 2,000 square feet: 1,767 square feet at $980,000 in May 2023 and 1,885 square feet at $990,000 in April 2026. The 2026 sale took 61 days and closed at 92.1% of its list price, the only 12-month sale that sat.
Five MLS closings fall in this band, at $950,000, $1,217,000, $1,249,000, $1,249,000 and $1,400,000, a $1,249,000 median and a $599.90 median per square foot. This is the most common Masters size, and the band where condition shows most plainly.
Four MLS records fall here: $1,266,100 (2,419 square feet, 2023), $1,270,000 (2,401, entered after closing, 2025), $1,375,000 (2,408, 2025) and $1,400,000 (2,719, 2025). Their median is $1,322,500 and their median price per square foot $526.17, lower than the cluster's.
The MLS often lists a two-bedroom plan as "2 plus den" and a three-bedroom plan as "3 plus den". A den that can work as a bedroom widens a buyer pool; a den that cannot is still a selling point, and we describe it accurately.
The 12-month per-sale range is $450.66 to $664.77 per MLS square foot. Multiply your size by the $571.01 median and you could be $250,000 off in either direction, which is why we use it last, as a check.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Masters at Pelican Sound values have roughly doubled since 2020 in the county record: qualified medians of $655,000 in 2020 and $699,000 in 2021, $1,200,000 or more in 2022, 2023 and 2025, no qualified sale in 2024, and a 2026 median so far of $1,174,500 on 6 sales.
Data updated: September 2026 (Lee County Property Appraiser recorded sales through August 21, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to August 21) | 6 | $1,174,500 |
| 2025 | 6 | $1,337,000 |
| 2024 | 0 | none recorded |
| 2023 | 3 | $1,200,000 |
| 2022 | 1 | $1,310,000 |
| 2021 | 3 | $699,000 |
| 2020 | 5 | $655,000 |
| 2019 | 1 | $673,300 |
| 2018 | 2 | $609,000 |
| 2017 | 2 | $612,250 |
| 2016 | 11 | $635,000 |
| 2015 | 9 | $590,000 |
| 2014 | 1 | $640,000 |
| 2013 | 6 | $515,875 |
| 2012 | 6 | $465,000 |
| 2011 | 3 | $500,000 |
| 2010 | 3 | $501,500 |
| 2009 | 4 | $550,000 |
The county file also carries 1998, 2000 and 2001 transfers at multi-million-dollar prices recorded against Masters lots, which we read as land and development transfers while WCI built the neighborhood, and we leave them out.
Through those twelve years the qualified median moved between $465,000 and $673,300, with the busiest year, 2016, at 11 sales and a $635,000 median.
The 2022 median of $1,310,000 rests on one sale, but 2023 ($1,200,000 on 3) and 2025 ($1,337,000 on 6) confirm the step. A Masters home now sells at roughly twice its 2020 level.
The county shows no qualified Masters sale in 2024, and the MLS shows no marketed closing from May 2023 to October 2025. Values did not stop; sellers did.
Six qualified sales through August 21, 2026 at a $1,174,500 median, below 2025's $1,337,000. With six sales a year, one low or high sale moves the median, so we read 2026 as flat to softer, not as a decline.
When three small homes sell in a year and no large one does, the median falls even if every home held its value. That is why our valuation compares like with like and never applies the street's change in median to your home.
Online estimates miss at The Masters at Pelican Sound because they lean on price per square foot and recent nearby sales, and the Masters record shows near-identical plans selling $450,000 apart. A model cannot see a renewed roof, impact glass, a remodeled kitchen, a pool or a fairway view, which are what set the price here.
A model needs many similar sales close in time. The Masters had seven MLS closings in 12 months and none for about 29 months before October 2025, which is thin data for any model.
It cannot see the roof's age, the windows, the kitchen, the baths, the pool, the lanai, the lot's view, or whether the home was painted in the association's program. Those are the variables that separated $950,000 from $1,400,000 in 2026.
The Lee County Property Appraiser's value is a tax figure set as of January 1, and for a homestead, section 193.155 caps how fast the assessed value can rise. It can sit far below market for a long-held home, and it tells a buyer nothing about your kitchen.
Treat it as a question. Ask which sales it used, and compare them with the Masters closings on this page. If they are the wrong size band or the wrong condition, the estimate is too.
The features that add or subtract the most value at The Masters at Pelican Sound are the roof, windows and storm protection, the kitchen and baths, the air-conditioning and water heater, a pool, the lot and view, and the garage. Each one is visible to a buyer and an insurer, and each moves a Masters price more than square footage.
Roof cleaning became the owner's responsibility in an October 2020 Declaration amendment, approved 43 to 11, and the maintenance chart leaves roof replacement with the owner. A newer roof shortens a buyer's insurance conversation.
Pelican Sound's ARC Guidelines require approval before any hurricane shutter or impact window is installed. Approved impact glass or shutters, documented on a wind mitigation form, can change a buyer's premium substantially.
These are what a buyer remembers after a tour. A renewed kitchen and baths are a large part of why a 2,106 square foot plan sold at $1,400,000 in April 2026.
At 24 to 26 years old, most Masters homes have replaced both at least once. Buyers and inspectors ask the dates, and a recent system is a credit you do not have to give.
The association keeps owner pages on CPVC water piping and water pressure, which tells a buyer what an inspector will look at in a home of this age. Records of any repiping help.
A pool is a listing-by-listing fact here, and a pool with ARC approval and a closed permit is worth more than one without paperwork.
Golf and lake views on several sides of the circle earn a premium. A lot near the areas described in the 2023 drainage report should have any work near it documented.
Pelican Sound's residence flyer gives the Executive Homes a 2.5 or 3 car garage. The half-bay matters to owners who keep a golf cart beside two cars, and the club charges an annual private cart trail fee of $2,272 plus tax in 2026.
The Masters association paints homes on a program from a House Color Framework, so paint is not an owner choice made alone, and fresh exterior paint is not a value lever a seller controls.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Masters at Pelican Sound is valued above Gleneagles mainly for size and age. Over 60 months the Masters median was $1,249,000 on 10 marketed closings against $1,009,300 on 16 at Gleneagles, with Torrey Pines, and $558.24 against $514.91 per MLS square foot. Both had zero listings on September 29, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll and recorded sales)
| Decision point | The Masters at Pelican Sound | Gleneagles at Pelican Sound (with Torrey Pines) |
|---|---|---|
| Homes | 100 | 93 (69 Gleneagles, 24 Torrey Pines) |
| Streets | Masters Circle | Gleneagles Links Drive and Gleneagles Links Court, plus Torrey Pines Court |
| Year built (roll) | 2000 to 2002, median 2001 | 1998 to 2000, median 1999 |
| Heated area (roll) | 1,767 to 2,723 sq ft, median 2,100 | 1,762 to 2,344 sq ft, median 1,882 |
| Bedrooms (roll) | 23 two, 55 three, 22 four | 47 two, 46 three, none with four |
| 12-month MLS closings | 7, median $1,249,000 | 2, median $1,119,250 (mean of $1,022,500 and $1,216,000) |
| 36-month MLS closings | 7, median $1,249,000 | 6, median $1,092,500 |
| 60-month MLS closings | 10 marketed, median $1,249,000 | 16, median $1,009,300 (mean of $996,100 and $1,022,500) |
| 60-month median $ per MLS sq ft | $558.24 | $514.91 |
| 60-month median days on market | 5.5 | 7 |
| 60-month median sold-to-list | 100.0% | 100.0% |
| Active listings, September 29, 2026 | 0 | 0 |
| Qualified county sales, 2025 | 6, median $1,337,000 | 3, median $1,022,500 |
| Qualified county sales, 2026 to date | 6, median $1,174,500 | 1, $1,216,000 |
| Club membership | Bundled, $11,495 a year | Bundled, $11,495 a year |
The median Masters home is about 218 square feet larger and a fifth of Masters homes have four bedrooms, while Gleneagles has none. The per-square-foot gap is smaller than the price gap, which says buyers pay mostly for the extra space and the newer build.
Gleneagles closings reached $1,292,000 in February 2024 and $1,216,000 in March 2026, and Masters closings went as low as $950,000. A dated Masters home can value below an updated Gleneagles home, and we say so.
Buyers who want four bedrooms or more space choose The Masters. Buyers happy with a two or three-bedroom plan near 1,900 square feet look at Gleneagles first. Both streets have the same club, gate and river. Our neighborhood guide for The Masters at Pelican Sound sets the two side by side in more detail.
Masters at Pelican Sound values sit at the top of Pelican Sound's eleven neighborhood pages: a $1,249,000 12-month MLS median against $357,000 to $585,000 for the condominiums, $812,500 to $970,000 for the carriage homes, and $1,119,250 for Gleneagles on two sales. Pinehurst had no 12-month closing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Neighborhood | Homes | Regime | Year built (roll) | 12-month MLS closings | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family, Chapter 720 | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium | 2000 | 4 | $812,500 (small sample) |
| Gleneagles, with Torrey Pines | 93 | Single-family | 1998 to 2000 | 2 | $1,119,250 (small sample) |
| Southern Hills | 84 | Condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 (6 in 60 months, median $1,085,300) | none in 12 months |
| Seaside | 80 | Condominium | 1998 to 2000 | 1 | $970,000 (one sale) |
A Masters buyer is usually moving up from a Pelican Sound condominium or comparing single-family streets. The carriage homes at Palmetto Dunes, Oak Run and Seaside offer a garage at a lower price with shared walls, and Pinehurst offers larger estate homes on thinner recent data.
The club is the same for all 1,299 residences. What differs is the product: detached or attached, single or two story, size, age, and the neighborhood association's own dues and rules.
Pinehurst's 6 MLS closings in 60 months had a $1,085,300 median, below the Masters median despite larger homes on the roll. Older and fewer sales make that comparison weak, and we do not lean on it.
The fee stack shapes a Masters at Pelican Sound value because buyers price ownership, not just the house: an $11,495 club assessment, unpublished quarterly Masters dues, about $1,209 a year in River Ridge district charges, and a $20,300 club initiation for a first-time Pelican Sound buyer at closing, before tax and insurance.
Pelican Sound's 2026 Fact Sheet lists the $11,495 assessment, the $20,300 initiation fee, the $11,495 resale capital fee for a returning owner and a $299 club estoppel fee. The River Ridge FY2026 budget sets $177.21 and $1,031.71 per Pelican Sound unit, about $1,209.
The Masters association bills its dues quarterly and does not publish them. The amount appears in the estoppel and the adopted budget, and the board set adoption of the 2027 budget for November 16, 2026.
By our arithmetic, a first-time Pelican Sound buyer pays $33,004 in published charges in the first year, before the Masters dues, tax and insurance. A buyer comparing a Masters home with a home outside a bundled-golf club will subtract that from what they will pay you.
The same assessment buys 27 holes, a river boat ramp, a racquet center and four restaurants with no equity deposit and no golf waitlist. For a buyer who wants those, the fee is a reason to buy here, not a discount.
Flood zone and insurance affect a Masters at Pelican Sound value through the buyer's monthly cost. Masters Circle mapped FEMA Zone X, minimal flood hazard, at every point we queried on October 7, 2026, on panel 12071C0587G, so flood insurance is not federally mandated by zone, though a lender or Citizens policy can still require it.
Zone X is outside the Special Flood Hazard Area. Geocoded points are approximate, so a buyer will confirm the specific address on the Village of Estero's flood map lookup.
Hurricane Ian made landfall in Lee County on September 28, 2022. Pelican Sound's documented storm water was at the riverfront River Club, which was rebuilt and reopened; we found no public record of flood damage on Masters Circle and we do not claim there was none.
An engineer's report to the River Ridge district described standing water after heavy rain in parts of the neighborhood and estimated $170,000 of yard drains and pipe, to be built when funds allowed. A lot with documented work near it values more cleanly than one with an open question.
A home with a newer roof, documented roof-to-wall connections and approved impact protection can earn insurance credits under section 627.711 that a buyer sees in their quote. That difference is part of value.
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The best time to have a Masters at Pelican Sound home valued is before you decide anything: before listing, before a renovation, before a move within Pelican Sound, and before season. A written number takes days, and with zero listings on September 29, 2026, the timing of your decision matters more than the calendar.
A valuation before listing sets the price, the repairs worth making and the paperwork to gather.
A valuation before a renovation tells you which projects the 2026 closings say buyers paid for, and which they did not.
Most Pelican Sound buyers tour from about January through April. A valuation in autumn leaves time to prepare.
The Masters board set 2027 budget adoption for November 16, 2026, and a valuation after that date can show a buyer the new dues.
What you net from a sale at The Masters at Pelican Sound is the price less the commission, the deed doc stamps of $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, two estoppel fees and closing charges. At $1,249,000, costs without a buyer-agent offer come to about 3.83 percent.
Data updated: September 2026 (Florida Statutes and Department of Revenue; Florida title rate rule; our arithmetic)
| Item | Sale at $950,000 | Sale at $1,249,000 | Sale at $1,400,000 |
|---|---|---|---|
| Listing commission at 2.5 percent (negotiated) | $23,750 | $31,225 | $35,000 |
| Deed doc stamps at $0.70 per $100 | $6,650 | $8,743 | $9,800 |
| Owner's title premium (Lee custom, seller) | $4,825 | $5,697.50 | $6,075 |
| Settlement, search, lien search and two estoppels (estimates) | $2,198 | $2,198 | $2,198 |
| Costs without a buyer-agent offer | $37,423 (3.94 percent) | $47,863.50 (3.83 percent) | $53,073 (3.79 percent) |
| Net before payoff and proration | $912,577 | $1,201,136.50 | $1,346,927 |
The commission is an example only, because commissions are negotiable. If you also offer 2.5 percent to the buyer's agent, costs at $1,249,000 rise to $79,088.50 (6.33 percent). The proration and any mortgage payoff are left out.
Two offers at the same price can net differently once credits, the closing date and who pays which estoppel are written in. We compare nets, not prices.
Since August 17, 2024, commissions are negotiable, offers of buyer-broker compensation cannot be advertised in the MLS, and buyers sign a written agreement before touring. A seller may still offer buyer-agent compensation off the MLS.
Start with a free valuation and Jesse will follow up with the Masters closings that fit your home: the same bedroom count and size band, adjusted for roof and window age, renovation, pool, lot position and furnishings, with a net sheet at the resulting range. The form at the top of this page takes about a minute.
Start with a free The Masters at Pelican Sound home valuation, or call (239) 898-6072, text or call. Confidential conversations welcome. When you are ready, our Masters at Pelican Sound seller's guide covers marketing and costs, and our Masters at Pelican Sound buyer's guide covers your next purchase.
A written range, the closings it rests on, the county sales the MLS missed, each adjustment we made, and a net sheet.
The roof and air-conditioning ages, window and shutter work, renovations with dates, whether there is a pool, the view, and any furniture you would include.
Jesse calls or texts, schedules a walk-through if you want one, and sends the written opinion. Nothing is listed or shared without your say.
If you're searching for a The Masters at Pelican Sound listing agent, or thinking, 'I need someone to sell my The Masters at Pelican Sound home...' you are selling into Pelican Sound's most active single-family market, where condition sets the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
In the last 12 months we tracked all 7 Masters closings in the Southwest Florida MLS and all 10 qualified county-recorded sales on Masters Circle. 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 Masters closings that fit your home. (239) 898-6072, text or call. Confidential conversations welcome.
If it is larger than about 2,400 square feet, renewed, or on a strong lot, it may be; the 60-month range runs to $1,400,000 in the MLS and $1,425,000 in the county.
If it is under 2,000 square feet or has original systems and finishes, likely; the two sub-2,000 square foot closings were $980,000 and $990,000.
Only where the 2026 closings show buyers paid for it. We price the project against the gap between the $950,000 and $1,400,000 sales.
As soon as the photography and the paperwork packet are ready, usually within days.
No. The written opinion is free and carries no obligation.
Many Masters at Pelican Sound owners who value their home are also buying, inside Pelican Sound or elsewhere in Southwest Florida. Marc Comisar represents buyers on our team, and he can line up your purchase with your sale so you are not carrying two homes or two club accounts longer than you intend.
Read our Masters at Pelican Sound buyer's guide for the buyer's side of this street, or call Marc at (239) 287-5873.
These are the questions Masters at Pelican Sound owners ask most about value, answered from the Southwest Florida MLS, the Lee County record, the club's 2026 Fact Sheet and the association's filings. Each answer names its source, and where a record is not public, the answer says so plainly.
The 12-month MLS median is $1,249,000 on 7 closings, and the county median since September 29, 2025 is $1,299,500 on 10 qualified sales. Neither is your home's value.
The 12-month median is $571.01 per MLS square foot, but per-sale values ran from $450.66 to $664.77, so per-square-foot math alone can miss by six figures.
The record does not say why, only that it sold at list in four days, five weeks after a 2,106 square foot plan sold at $1,400,000. Condition is the likeliest difference.
$1,400,000 in the MLS, twice, and $1,425,000 in the county record, in December 2025.
$950,000 in May 2026 in the MLS.
The two four-bedroom MLS closings in five years sold at $1,266,100 in 2023 and $1,375,000 in 2025; the county adds a four-bedroom sale at $1,235,000 in December 2025.
The one MLS closing of that plan in 12 months sold at $990,000 for 1,885 square feet in April 2026.
Up sharply since 2020 in the county record, and flat to softer in 2026 on small counts: a $1,174,500 median on 6 sales against $1,337,000 on 6 in 2025.
The county shows none and the MLS shows no marketed closing from May 2023 to October 2025. The record shows the gap, not its cause.
No. It is a tax figure, and for a homestead section 193.155 caps how fast it can rise.
Rarely, because they lean on price per square foot and the Masters record shows square footage does not set the price.
The record does not isolate it, but a newer roof shortens a buyer's insurance conversation and is part of what separates the 2026 high and low sales.
It can, through a buyer's insurance quote, when documented on a wind mitigation form and approved by the ARC.
Buyers ask about it early. The county file we hold does not record pools, so we confirm and value it from your home.
Yes, in buyer demand, though the MLS record does not separate it. We compare your view with the closings we can see.
Yes, where we can match their size, and we keep their deed prices separate from MLS prices.
The association does not publish it. A buyer sees it in the estoppel, and a high or rising amount can soften offers.
It raises the buyer's cash at closing by $20,300 for a first-time Pelican Sound buyer, and buyers count it.
The Masters 60-month median is $1,249,000 against $1,009,300 at Gleneagles, mostly because Masters homes are larger and newer.
On recent data, often yes: Pinehurst's 6 closings in 60 months had a $1,085,300 median, though on older and thinner data.
It can add to the contract price, but we value the home and the furniture separately.
Masters Circle mapped Zone X at every point we queried, which keeps flood insurance optional by zone and supports value.
It may for a lot near the areas it describes. Documenting any work near your lot helps.
About two to three resales a year in a normal stretch; 58 of 100 homes have recorded a qualified resale since mid-2001 by our count of the county file.
It is a range built from the closings shown here and your home's condition. We show every adjustment so you can test it.
No. It is free and carries no obligation.
Usually a few days, including a walk-through if you want one.
Yes. Many owners use it to plan a renovation, an estate or a move.
We give a written market opinion; a formal appraisal for tax or court purposes comes from a licensed appraiser.
No. It is between you and us.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Call Jesse at (239) 898-6072.
You decide. If you sell, our Masters at Pelican Sound seller's guide shows the plan; if not, we update the number when the market moves.
The Masters at Pelican Sound owners work directly with Jesse McGreevy and Marc Comisar, who have valued and sold Southwest Florida homes for more than twenty years, lead Domain Realty Group, and built this valuation guide from every recent Masters closing, the county roll and the association's own records.
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 The Masters 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 this street specifically, we tracked all 11 Masters MLS records since February 2023 and every qualified county-recorded Masters sale back to 2009, and we price each valuation from those sales.
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 The Masters at Pelican Sound realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. They describe other clients' homes, and we publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
★★★★★ "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
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Masters 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.
Every fact on this The Masters at Pelican Sound valuation guide traces to a primary record below: the association's filings, Pelican Sound club documents, Florida statutes, Lee County, the Village of Estero, FEMA, the county roll and the MLS. No brokerage, listing portal, automated estimate or IDX feed is cited.
The Masters at Pelican Sound's key documents are published by the association, Pelican Sound Golf & River Club, the State of Florida, the River Ridge district and federal agencies; the table links each to its issuing authority. The recorded neighborhood Declaration is available through the Lee County Clerk's official records, and the association's estoppel comes through its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Amended and Restated Articles of Incorporation | The Masters at Pelican Sound Neighborhood Association, filed with the Florida Division of Corporations | June 28, 2019 | Articles, PDF |
| Original Articles of Incorporation | Florida Division of Corporations | December 22, 1999 | Articles, PDF |
| Collection Policy | The Masters at Pelican Sound Neighborhood Association | November 15, 2024 | Collection policy, PDF |
| Maintenance Responsibility Chart | The Masters at Pelican Sound Neighborhood Association | 2023 | Chart, PDF |
| Board Secretary's Notes | The Masters at Pelican Sound Neighborhood Association | August 20, 2026 | Notes, PDF |
| 2026 Fact Sheet, fees and membership rules | Pelican Sound Golf & River Club | January 1, 2026 | Fact Sheet, PDF |
| Types of Residences flyer | Pelican Sound Golf & River Club | 2022 | Flyer, PDF |
| ARC Guidelines and Procedures | Pelican Sound Golf & River Club | current file | ARC guidelines, PDF |
| ARC Application | Pelican Sound Golf & River Club | current file | ARC application, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | FY2026 | District budget, PDF |
| Estoppel certificate reform, 2024 staff analysis (HB 979) | Florida House of Representatives | 2024 | Staff analysis, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
You reach the valuation team for The Masters at Pelican Sound 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. Your written valuation is free and carries no obligation.
Honors and recognition:
Selling a home at The Masters at Pelican Sound? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying at The Masters 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.