Estero, Florida
Find out what your Turnberry at Pelican Sound condo is worth with McGreevy and Comisar, Top 1% nationally since 2008. A free written valuation from every Turnberry closing, by bedroom count and condominium, with a net sheet. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
A Turnberry at Pelican Sound condo is worth what the closings of its own bedroom count and condominium say, adjusted for floor, view and condition. In the 12 months to September 29, 2026, four three-bedroom Turnberry condos closed at exactly $470,000 and three two-bedroom condos closed at $320,000 to $366,201 in the Southwest Florida MLS. Those seven sales are the starting point for every value on this page. Our Turnberry at Pelican Sound neighborhood guide covers the two condominiums, the club and the flood map in full.
This is the valuation side of our Turnberry work, for owners in Pelican Sound in Estero who want a number before they decide anything. If you have already decided to sell, our Turnberry at Pelican Sound seller's guide covers pricing, marketing, costs and the Florida disclosure rules, and if you are weighing a purchase, our guide to buying a home in Turnberry at Pelican Sound covers the buyer's side. Owners elsewhere in the gate can see what a Pelican Sound home is worth by neighborhood.
A word on the name, because automated estimates blur it. This page values condominium units in Turnberry I at Pelican Sound and Turnberry II at Pelican Sound in Estero, Lee County, 180 residences on Turnberry Lake Drive. It does not cover Turnberry Isle in Aventura or any other Turnberry in Florida.
McGreevy and Comisar are the best realtor for valuing a Turnberry at Pelican Sound condo because we value each unit from Turnberry closings of its own bedroom count and condominium, cross-check them against the county's recorded sales, and place the number beside the live competition. We lead the #1 team in Southwest Florida since 2012, Top 1% nationally since 2008.
If you're searching for the best realtor for Turnberry at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Turnberry at Pelican Sound condo or simply want to know what it is worth, McGreevy and Comisar is the team that delivers. Owners comparing the best real estate agents in Estero should ask each one for a written Turnberry valuation that shows its comparable set, and we show ours below in the open.
Recent Turnberry at Pelican Sound market record (12 months to September 29, 2026): 7 MLS closings · $2,898,701 in total volume · a $470,000 median sold price · $301.28 median price per MLS square foot · a range of $320,000 to $470,000 · a median 102 days on market · a median 94.2% of the final list price · 2 active listings on September 29, 2026, about 3.4 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026. These are total market figures for the neighborhood, every brokerage included.
In the last 12 months we tracked every one of those 7 Turnberry at Pelican Sound closings, and we tracked all 24 Turnberry closings the MLS has recorded since February 2022 and the county's qualified recorded sales back to 2009. Each sale is shown below by month, bedrooms, size and price, never by unit number or owner.
Honors and recognition:
Jesse McGreevy builds every Turnberry valuation himself, and Marc Comisar walks the unit when an owner wants an in-person read. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, and Jesse and Marc account for over $900 million in personal sales inside that number. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turnberry at Pelican Sound owners asking what their condo is worth should start with these nine facts, each sourced below. They explain why a single neighborhood median, or an automated estimate, rarely lands on the right number for a specific Turnberry unit, and what does.
A Turnberry at Pelican Sound three-bedroom condo was worth about $470,000 on the 12-month record to September 29, 2026, and a two-bedroom condo $320,000 to $366,201, with a $332,500 median. Floor, view, condition, furnishings and the condominium move a specific unit within its band, and the live listings set the ceiling on the day you list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Bedrooms | 12-month MLS closings | 12-month median or price | 60-month MLS closings | 60-month median |
|---|---|---|---|---|
| Three bedrooms, two baths | 4 | $470,000, all four | 10 | $492,500 |
| Two bedrooms, two baths | 3 (small sample) | $332,500 ($320,000 to $366,201) | 14 | $442,500 |
The 60-month medians include the faster, higher market of 2022 and 2023, so they describe where Turnberry has been. The 12-month figures describe where it is.
Inside each band the record shows real spread. Two-bedroom units of 1,300 MLS square feet closed at $320,000 in August 2026 and $332,500 in March 2026, while a smaller 1,258-square-foot two-bedroom closed at $366,201 in December 2025 in 0 days. The difference was not size. It was the unit, its condition and its pricing at launch, which is exactly what a written valuation has to read.
The Lee County Property Appraiser's file shows 9 qualified Turnberry sales in the 12 months from September 29, 2025 to its last recording on July 29, 2026, at a $435,000 median. That is a recorded-deed median across both bedroom counts, shown with its own label and never mixed with MLS square-foot figures, and it sits between the two MLS bands.
A Turnberry at Pelican Sound condo is valued in five passes: the comparable set by bedroom count and condominium, adjustments for floor and view, adjustments for condition and updates, the effect of furnishings or a lease, and a cross-check against the county's recorded sales. Each pass uses Turnberry's own records before any other neighborhood's.
We start with every Turnberry closing of your bedroom count in the last 12 months, widen to 36 months when the set is thin, and separate Turnberry I from Turnberry II using the county roll, because the MLS sells both under one name. For a three-bedroom owner today that set is four closings at $470,000; for a two-bedroom owner it is three closings from $320,000 to $366,201, read with the 2024 and 2025 sales behind them.
A Turnberry I condo sits on one of four floors with elevator access; each building carries six units on each of the first three floors and four on the fourth. A Turnberry II condo sits on the first or second floor of a two-story building with eight units. The view from the lanai, toward the lake, the course or the parking area, is the adjustment owners most often underrate, and we walk it in person when it matters.
The buildings date from 2000 and 2001, so a unit's kitchen, baths, flooring, air conditioning and water heater are either original, about 25 years old, or replaced. The Village of Estero's permit reports show Turnberry I owners pulling remodel permits valued at $15,000 to $34,792 between 2020 and 2021. A documented, permitted update supports value; an unpermitted one is a question for the buyer and the association.
Many seasonal Pelican Sound condos sell furnished, and appraisers value the real estate, not the furniture, so we treat furnishings as a convenience that can speed a sale rather than a line of value. A lease in place narrows the buyer pool to buyers who will take the lease, and the club's rules move amenity privileges to the tenant during it when they were transferred.
The county's recorded sales give a second, independent read. From January 2022 through July 29, 2026 the file holds 39 qualified Turnberry sales: 30 in Turnberry I at a $451,625 median and 9 in Turnberry II at a $470,000 median. When the MLS band and the county band disagree, we find out why before we write a number down.
Turnberry at Pelican Sound condos sold seven times in the 12 months to September 29, 2026, for $320,000 to $470,000 and $2,898,701 in total, at a $470,000 median, $301.28 per MLS square foot, 102 median days on market and 94.2% of list. Every three-bedroom sale landed at $470,000; the two-bedroom sales ran lower and slower.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Closed | Beds and baths | MLS living area | Final list | Sold | $ per MLS sq ft | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Aug 2026 | 2 and 2 | 1,300 | $340,000 | $320,000 | $246 | 94.1% | 235 |
| May 2026 | 3 and 2 | 1,560 | $500,000 | $470,000 | $301 | 94.0% | 193 |
| Mar 2026 | 2 and 2 | 1,300 | $359,000 | $332,500 | $256 | 92.6% | 101 |
| Dec 2025 | 2 and 2 | 1,258 | $369,900 | $366,201 | $291 | 99.0% | 0 |
| Dec 2025 | 3 and 2 | 1,450 | $490,000 | $470,000 | $324 | 95.9% | 102 |
| Dec 2025 | 3 and 2 | 1,450 | $470,000 | $470,000 | $324 | 100.0% | 63 |
| Oct 2025 | 3 and 2 | 1,560 | $499,000 | $470,000 | $301 | 94.2% | 196 |
Four three-bedroom Turnberry closings landed at exactly $470,000 between October 2025 and May 2026. Two were 1,450 MLS square feet, the size the MLS records for Turnberry I's three-bedroom plan, and they closed in 63 and 102 days. Two were 1,560 square feet, the size recorded for Turnberry II's three-bedroom plan, and they closed in 193 and 196 days. Same price, different paths: list prices from $470,000 to $500,000 all met the same buyer ceiling.
The two-bedroom sales spread wider. The December 2025 sale at $366,201 was priced at $369,900 and sold at once. The March 2026 sale listed at $359,000 and closed at $332,500 after 101 days, and the August 2026 sale listed at $340,000 and closed at $320,000 after 235. The record says a two-bedroom unit priced to the market at launch outperformed two that reached the market price later.
Turnberry at Pelican Sound's last four three-bedroom closings all landed at $470,000, and its last three two-bedroom closings at $320,000 to $366,201. Where your unit lands inside that band is a written answer, not a guess. Request a free Turnberry at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Across the seven sales, the gap between the final list price and the sold price ran from $0 to $30,000, with a median of $20,000 (our arithmetic on the MLS rows). The two sales that closed within about two months were priced within $3,699 of their sold price. That is the most useful number on this page for an owner setting a list price.
Size and price per square foot read unevenly at Turnberry at Pelican Sound: the median was $301.28 per MLS square foot over 12 months and $320.51 over 36, but four three-bedroom units of two different sizes sold at the same $470,000. Bedrooms and building explain Turnberry prices better than square footage does.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The county roll records 1,207 to 1,375 heated square feet across Turnberry's units, a median of 1,258: Turnberry I at 1,207, 1,258 and 1,375, and Turnberry II at 1,316 and 1,375. MLS listings report 1,207 to 1,560 square feet, with three-bedroom listings at 1,450 in Turnberry I and 1,560 in Turnberry II, against 1,375 on the roll for both. The systems measure differently, so we never compare an MLS square-foot figure with a county one.
| Window to September 29, 2026 | MLS closings | Median $ per MLS sq ft | Median sold |
|---|---|---|---|
| 12 months | 7 (small sample) | $301.28 | $470,000 |
| 24 months | 9 (small sample) | $301.28 | $470,000 |
| 36 months | 13 | $320.51 | $470,000 |
| 60 months | 24 | $338.97 | $470,000 |
The 1,450-square-foot three-bedrooms closed at $324 per MLS square foot and the 1,560-square-foot three-bedrooms at $301, at the same price. Applying a single per-square-foot figure would have priced the larger unit about $36,000 too high. We use price per square foot to compare like with like, never to convert one Turnberry plan into another.
Turnberry at Pelican Sound values roughly tripled on the county record from a $160,000 median in 2011 to $453,250 in 2022, then eased about 8 percent to $418,100 in 2025, on small counts. On the MLS record the market slowed from single-digit days on market in 2022 and 2023 to triple digits in 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 3 | $435,000 |
| 2025 | 8 | $418,100 |
| 2024 | 9 | $450,000 |
| 2023 | 4 | $502,450 |
| 2022 | 15 | $453,250 |
| 2021 | 8 | $263,500 |
| 2020 | 11 | $215,000 |
| 2019 | 16 | $225,000 |
| 2018 | 11 | $230,000 |
| 2017 | 10 | $227,500 |
| 2016 | 9 | $235,000 |
| 2015 | 10 | $197,000 |
| 2014 | 16 | $182,500 |
| 2013 | 9 | $182,000 |
| 2012 | 14 | $181,500 |
| 2011 | 7 | $160,000 |
| 2010 | 10 | $201,250 |
| 2009 | 6 | $225,000 |
County figures are recorded deed prices flagged as qualified sales. The year 2000 holds the developer's first sales, several on deeds covering more than one unit, so its median is not a unit price and is left out; the file carries no qualification flag on Turnberry sales from 2001 through 2008.
| Year | MLS closings | Median sold | Median days on market | Median sold-to-list |
|---|---|---|---|---|
| 2022 | 8 | $457,450 | 7.5 | 100.0% |
| 2023 | 3 | $495,000 | 4 | 100.0% |
| 2024 | 4 | $482,000 | 9.5 | 98.5% |
| 2025 | 6 | $470,000 | 82.5 | 95.1% |
| 2026 to September 29 | 3 | $332,500 | 193 | 94.0% |
The 2026 median rests on three sales, two of them two-bedroom units, so it reflects the mix more than a drop in value.
An owner who bought before 2021, when the county median sat between $160,000 and $263,500, holds a large gain at today's prices. An owner who bought in 2022 or 2023 near the peak, when two three-bedroom units closed over list at $561,900 and $580,000, may be near or below their purchase price on a three-bedroom unit. Your valuation should tell you which side you are on before you list.
The condominium changes a Turnberry at Pelican Sound value at the margin. On county records from January 2022, Turnberry I two-bedroom units sold at a $449,000 median across 22 sales and Turnberry II two-bedroom units at $377,500 across 4; three-bedroom units sold at $480,000 in Turnberry I and $492,000 in Turnberry II, on small samples.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Condominium and bedrooms | Qualified county sales, January 2022 to July 2026 | Median price |
|---|---|---|
| Turnberry I, two bedrooms | 22 | $449,000 |
| Turnberry I, three bedrooms | 8 (small sample) | $480,000 |
| Turnberry II, two bedrooms | 4 (small sample) | $377,500 |
| Turnberry II, three bedrooms | 5 (small sample) | $492,000 |
Turnberry I is 132 units in six four-story elevator buildings; Turnberry II is 48 units in six two-story buildings, per the club's Types of Residences flyer and the county roll. Turnberry I falls under Florida's milestone inspection and structural integrity reserve study laws; Turnberry II does not. Turnberry II allows six unaccompanied houseguest registrations a year to Turnberry I's two. Our Turnberry at Pelican Sound guide sets the two condominiums side by side, building by building.
The Turnberry II samples are small, so we price against the same condominium first and the other second. In the 12 months since September 29, 2025 the split was 5 Turnberry I sales at a $435,000 median and 4 Turnberry II sales at a $402,500 median. Turnberry II's 48 units turn over less often than Turnberry I's 132, so each Turnberry II sale moves its median further.
A buyer who wants an elevator chooses Turnberry I; a buyer who wants a smaller building with no milestone or reserve-study obligation, and more houseguest registrations, chooses Turnberry II. Both are real preferences, and they offset each other on price more than they separate it.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Online estimates miss on Turnberry at Pelican Sound condos because they see one subdivision name, a square footage and a few sales, and miss the bedroom count, the condominium, the floor, the club's charge to the buyer and the association's records. Each of those moves a Turnberry price by tens of thousands of dollars.
The MLS sells Turnberry I and Turnberry II as one subdivision, so a model that reads the MLS mixes four-story elevator buildings with two-story ones. The county roll separates them by recorded legal name, and we read both.
A model that values by square foot would have priced the 1,560-square-foot three-bedroom about $36,000 above the 1,450-square-foot one. They sold at the same $470,000.
A Turnberry buyer new to Pelican Sound brings $20,300 to the club at closing and pays $11,495 a year after. A model that compares Turnberry with a condo that has no bundled club misses the carry the buyer is pricing in, and it misses the amenities the buyer is paying for.
A milestone inspection, a reserve study, a special assessment or a dues increase sits in the association's records and the estoppel, not in any public feed. Buyers learn it in the 7-business-day review under Section 718.503, and so do we, before we set a number.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turnberry at Pelican Sound and Island Sound values sit close per square foot, $320.51 against $323.26 over 36 months, but Island Sound sells faster and deeper, and Turnberry reads Zone X on the flood map where Island Sound reads Zone AE. A buyer comparing the two weighs flood cost and building type, not just price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Turnberry at Pelican Sound | Island Sound |
|---|---|---|
| Residential parcels (2026 roll) | 180 | 216 |
| Building types (club flyer) | Four-story elevator condos (I); two-story condos (II); carports | Two-story coach homes with one-car garage (I); four-story elevator condos (II) |
| Heated area on the roll | 1,207 to 1,375, median 1,258 | 1,207 to 1,535, median 1,375 |
| MLS, 12 months | 7 closings, $470,000 median, $301.28 per sq ft | 11 closings, $450,000 median, $301.38 per sq ft |
| MLS, 36 months | 13 closings, $470,000 median, $320.51 per sq ft | 30 closings, $485,000 median, $323.26 per sq ft |
| Median sold-to-list, 12 months | 94.2% | 96.5% |
| Median days on market, 12 months | 102 | 48 |
| Actives on September 29, 2026 | 2, median $326,500 | 7, median $324,900 |
| Months of supply | 3.4 | 7.6 |
| County qualified sales, 2025 | 8, $418,100 median | 10, $460,000 median |
| FEMA flood zone at our test points | Zone X, outside the SFHA | Zone AE, base flood elevation 11 feet |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; FEMA National Flood Hazard Layer, queried October 7, 2026; Pelican Sound Golf & River Club Types of Residences flyer.
Price per square foot is almost identical over 12 months, $301.28 at Turnberry and $301.38 at Island Sound, so the neighborhoods trade at the same rate for comparable space. Island Sound's coach homes, with garages and larger plans, pull its upper range higher; Turnberry's three-bedroom share, 60 of 180 units, supports its middle.
A Zone X reading means no flood insurance required by a lender on the map alone, and that lower carry is part of what a buyer will pay for a Turnberry condo. Turnberry also faced less competition on September 29, 2026, at 3.4 months of supply against 7.6.
Island Sound sells faster and closer to list, at 48 days and 96.5% over 12 months against Turnberry's 102 days and 94.2%, and its coach homes offer garages Turnberry does not have. Island Sound owners can read how we value their homes in our Island Sound home valuation guide.
The live competition on September 29, 2026 put a ceiling on a Turnberry at Pelican Sound two-bedroom value and left the three-bedroom market open: two two-bedroom actives at $340,000 and $313,000, no three-bedroom unit for sale, and seven Island Sound actives next door at a $324,900 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The first active was a two-bedroom, two-bath condo of 1,300 MLS square feet at $340,000 with 4 days on market, about $262 per MLS square foot. The second was a two-bedroom, two-bath condo of 1,207 MLS square feet at $313,000 with 137 days on market, about $259. Both sit in the range the 12-month two-bedroom closings set, $246 to $291 per square foot.
No three-bedroom Turnberry condo was for sale on September 29, 2026, against four three-bedroom closings at $470,000 in the past year. A three-bedroom owner listing now faces no direct Turnberry competition, and the four $470,000 closings are the price a buyer will test.
A two-bedroom owner listing now competes with two Turnberry actives and seven Island Sound listings, most of them two-bedroom units priced from $297,900 to $369,900. The price that sells is the one that beats those, not the one that matches the 2024 record.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Turnberry at Pelican Sound buyer weighs the club's $11,495 annual assessment, the association's quarterly dues, which neither Turnberry association publishes, a River Ridge CDD line of about $1,209, and $20,300 in club initiation at closing for a first-time Pelican Sound buyer. Every dollar of that carry is a dollar the buyer is not offering you.
The club's 2026 Fact Sheet lists an $11,495 annual assessment for every residence. It pays for the 27-hole course, the racquet center with eight tennis courts and 14 pickleball courts, six pools, the boat ramp, the Lovers Key shuttle, common-area maintenance, security, and fiber-optic internet and cable television for all homes, per the club's Q and A.
Neither Turnberry association publishes its budget on a public page we found, so we do not print a dues figure. The association's estoppel states the current figure for a specific unit, and we put it in your valuation file because a buyer who has to guess discounts the price.
The River Ridge CDD's FY2026 adopted budget charges about $1,209 a year on the tax bill. At closing a first-time Pelican Sound buyer pays a $20,300 initiation fee, a returning owner an $11,495 resale capital fee, and every buyer a $299 club estoppel fee.
At $470,000 the club assessment alone is about 2.4 percent of the price a year; at the $332,500 two-bedroom median it is about 3.5 percent. That is why two-bedroom values are more sensitive to the carry than three-bedroom values, and why a two-bedroom seller has less room above the closed comparables.
Four Florida rules shape a Turnberry at Pelican Sound sale price: the buyer's 7-business-day voidability window under Section 718.503, the milestone and reserve-study laws that reach Turnberry I, the condominium estoppel under Section 718.116, and the seller's flood disclosure under Section 689.302. Each one either protects a price or puts it back on the table.
Section 718.503 entitles a condominium buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the financial statement and budget, the milestone summary where applicable, the reserve study or a statement that none exists, and the FAQ sheet, and gives the buyer 7 days, excluding weekends and legal holidays, to cancel after receiving them. A clean package protects the price; a surprise in it reopens the negotiation.
Section 553.899 requires a milestone inspection for condominium buildings of three or more habitable stories by December 31 of the year they reach 30 years of age, and Section 718.112 requires a structural integrity reserve study for those buildings. Turnberry I's four-story buildings, from 2000 and 2001 on the roll, reach 30 in 2030 and 2031, subject to their certificate-of-occupancy dates. Turnberry II's two-story buildings fall outside both laws.
The association's estoppel under Section 718.116 states the dues, any special assessment and any amount owed on the unit, and must be delivered within 10 business days. A special assessment shown there is a cost the buyer will price, so we read it before we value.
Section 689.302 requires the seller to disclose, at or before contract, any known flood damage during their ownership, flood insurance claims and flood assistance. Turnberry Lake Drive reads Zone X at our five test points, but the disclosure is about the unit's history, not the map.
You will net the Turnberry at Pelican Sound sale price less the deed stamps at $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, the association estoppel, prorations, any balance owed and the negotiated commission. At $470,000 the stamps are $3,290 and the promulgated title premium about $2,425.
| Fixed item | $320,000 | $332,500 | $470,000 |
|---|---|---|---|
| Deed documentary stamp tax, $0.70 per $100 | $2,240 | $2,327.50 | $3,290 |
| Owner's title policy, promulgated rate, about | $1,675 | $1,737.50 | $2,425 |
| Condominium estoppel, statutory cap, current account | up to $299 | up to $299 | up to $299 |
| Club estoppel fee, 2026 schedule | $299 if assigned to you | $299 if assigned to you | $299 if assigned to you |
| Fixed items before commission, about | $4,513 | $4,663 | $6,313 |
The title figures are our arithmetic on the state's promulgated rate in Rule 69O-186.003 before any reissue credit; the stamp figures follow Section 201.02. The last row assumes both estoppel fees fall to you.
The commission, which is negotiable and not set by law, any mortgage payoff, prorated dues and taxes, any balance owed to the association or the club, and closing-agent service fees. We run the full sheet for your unit on request.
Since August 17, 2024, offers of compensation to a buyer's agent cannot appear on the MLS, and buyers sign a written agreement with their own agent before touring, per the NAR settlement FAQs. A seller may still offer a concession or contribute toward the buyer's agent fee off the MLS, and that decision belongs in your net sheet.
For a home you lived in as your main home, the federal exclusion and its rules are set out in IRS Publication 523. A seasonal or rented Turnberry condo is treated differently, so ask your CPA before you price around the tax.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Renting a Turnberry at Pelican Sound condo is allowed under the club's 30-day minimum with a lessee of at least 25 and no lessee pets, but the public rental record is thin and the carry is high, so for most owners the choice turns on the $11,495 club assessment, the association's dues and how long they plan to hold.
Our July 8, 2026 MLS pull of the whole Pelican Sound community showed one active rental listing, a two-bedroom Turnberry condo asking $5,500 a month, and one recent lease of a Turnberry two-bedroom at $5,000 a month, both listing-reported. Two rows are all the rental evidence on file, which is why we publish no rental yield for Turnberry.
The club's 2026 Fact Sheet sets a 30-day minimum lease, a lessee and primary occupant at least 25, no lessee animals except service animals, association approval and an application 20 business days ahead, with a $260 lease application and a $465 transfer of amenities plus tax. Each Turnberry declaration may add limits, and stays of six months or less carry Florida's transient rental tax.
Holding a Turnberry condo costs $11,495 a year to the club, the association's quarterly dues, about $1,209 for the CDD, property tax and insurance. During a lease with amenities transferred, the owner gives up club privileges other than dining and stays responsible for the dues.
We put the sale value, the net proceeds, the carry and the rental record on one page, and you decide. If you sell, our Turnberry at Pelican Sound seller's guide covers the sale step by step.
The best time to have a Turnberry at Pelican Sound condo valued is two to three months before you would list, so the number reflects the current closings and the live competition, and in time to be on the market by early January. Half of the 24 Turnberry MLS closings in five years closed in March through May.
A condo valued in October or November and listed by early January meets the first winter buyers on the first tour. A valuation from the spring is already a season old by then.
Each new Turnberry closing of your bedroom count changes the comparable set. With seven closings a year, one sale can move a band, so ask for an update when one records.
An estate, a move, a refinance or a decision to rent all start with the same number. We give it in writing, with the evidence, at no cost.
Turnberry at Pelican Sound owners get a free valuation by using the valuation form at the top of this page or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value from Turnberry closings of your bedroom count and condominium, with the live competition, the county cross-check and a net sheet. There is no cost and no obligation.
You receive the Turnberry closings that match your unit with dates, sizes and days on market, the per-square-foot reading on MLS living area, the county record for your condominium, the live listings in Turnberry and Island Sound, the costs your buyer will underwrite, a net sheet, and a recommended price with a defensible range. Start with our free home valuation form.
In a neighborhood where two two-bedroom units closed $46,201 apart in one year, the smaller one higher, and four three-bedroom units met the same $470,000 ceiling, the price decides the sale. You should see the evidence and the number before you commit to anything.
Marc Comisar walks the unit, the lanai view and the building with you when floor, view or condition is the open question. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072.
Turnberry at Pelican Sound owners who decide to sell get the strongest result by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a valuation that reads the bedroom count, the condominium and the live competition is also the pricing plan for the listing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are thinking, "I need someone to sell my Turnberry condo," the valuation above is the first step of our listing plan, and our Turnberry at Pelican Sound seller's guide covers marketing, negotiation, costs and the Florida disclosure rules.
Listing-team credentials:
Start with our free home valuation. Jesse follows up with the Turnberry closings that fit your condo, adjusted for floor, condition, updates, furnishings and any lease. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
No. A valuation prices your condo for the market; a lender's appraisal tests a contract price for a loan. Both read the same Turnberry closings.
When a new Turnberry closing of your bedroom count records, or every season if you are holding.
Yes. We read the county roll's recorded legal name for your unit, Turnberry I or Turnberry II.
No. The written valuation is free and carries no obligation.
Yes. We value it with and without the lease and show the difference.
McGreevy and Comisar is a top-reviewed Turnberry 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 our Google profile, where every review is public.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
At Turnberry the record shows the same pattern: units priced to the market at launch sold in weeks, and units that chased it sold in months.
★★★★★ "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
An estate sale starts with an honest number. We give it in writing and handle the rest on site.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
Many Turnberry owners sell and buy in the same season, and the valuation sets the budget for both.
These are the questions Turnberry at Pelican Sound owners ask about value, answered from the Southwest Florida MLS, the Lee County record, the club's published documents and Florida statutes. Each answer is short and points to the section above that holds the detail. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing here is legal or tax advice.
On the 12-month record to September 29, 2026, about $470,000 for a three-bedroom unit and $320,000 to $366,201 for a two-bedroom unit, before floor, view and condition.
Buyers met the same ceiling from list prices of $470,000 to $500,000. The faster two were 1,450-square-foot units and the slower two 1,560-square-foot units.
$301.28 per MLS square foot over 12 months and $320.51 over 36 months, on MLS living area.
Only against the same plan. Two three-bedroom plans of different sizes sold at the same price, so a single per-foot figure would mislead.
About $137,500 at the 12-month medians and $50,000 at the 60-month medians, on small samples.
Not clearly. On county records since January 2022, three-bedroom units sold at $480,000 in Turnberry I and $492,000 in Turnberry II, on small samples, and two-bedroom units at $449,000 and $377,500.
It matters to some buyers, but the county record does not show a clear premium. Floor, view and condition matter more.
The 12-month median was 94.2% and the 36-month median 94.3%. Units that sold within about two months closed at 99 to 100 percent.
The median gap between final list and sold price was $20,000 over the last 12 months, from $0 to $30,000.
The 12-month median was 102 days and the 36-month median 63, from 0 to 235 days in 12 months.
The county median eased from $453,250 in 2022 to $418,100 in 2025, about 8 percent, on small counts, while the MLS median held at $470,000 in every window.
The county median was $235,000 in 2016 on 9 qualified sales.
On September 29, 2026 two two-bedroom units were listed at $340,000 and $313,000 and no three-bedroom unit was for sale.
Turnberry Lake Drive reads Zone X at our five test points, so a lender does not require flood insurance on the map alone, which lowers the buyer's carry compared with Zone AE neighborhoods.
It is part of the carry a buyer prices in: $11,495 a year in 2026, about 2.4 percent of a $470,000 price and 3.5 percent of $332,500.
Yes. A first-time Pelican Sound buyer brings $20,300 to the club at closing, cash that is not going into your price.
They can. A buyer who cannot see the dues discounts for the unknown, so we put the estoppel figure in your file early.
It supports the top of your bedroom band; it rarely lifts a unit above it. Permitted, documented work helps most.
Appraisers value the real estate. Furniture can speed a seasonal sale but is not a line of value.
It can, through any repair or reserve funding it leads to. Turnberry I's buildings reach 30 years in 2030 and 2031 on the roll's dates, and the association holds the records.
No. Its two-story buildings fall below the three-story test.
The condominium, the bedroom count, the floor, the club's charge to the buyer and the association's records.
Within $3 per MLS square foot over 36 months, $320.51 against $323.26, with Island Sound selling faster and Turnberry reading Zone X.
Before commission, the fixed items are about $6,313 if both estoppel fees fall to you: $3,290 in deed stamps, about $2,425 for the title policy and up to $598 in estoppels.
The seller customarily does, and the contract controls.
The rental record is thin, two listing-reported rows at $5,000 and $5,500 a month, and the carry is high, so compare the net proceeds with the carry before you decide.
Two to three months before you would list, so you can be live by early January.
Yes. Jesse prepares the written valuation remotely and Marc walks the unit on site when needed.
Yes. Nothing about your unit is shared without your permission.
Yes, every neighborhood in the community, from Hammock Greens to The Masters.
Use our free home valuation form or call Jesse at (239) 898-6072, text or call.
You reach the Turnberry 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 valuation form at the top of this page. The first conversation is free, confidential and carries no obligation.
Start with a free Turnberry at Pelican Sound home valuation, and if you are planning a sale, read our Turnberry at Pelican Sound seller's guide. If you are buying instead, our Turnberry at Pelican Sound buyer's guide covers the purchase. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turnberry at Pelican Sound owners asking for a value work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, have sold Southwest Florida real estate for more than twenty years, and read every recent Turnberry closing, the county roll and the club's 2026 documents 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, and see each partner's profile: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Follow our latest Southwest Florida listings and market notes on Instagram.
Contact McGreevy and Comisar:
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; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Every figure on this Turnberry at Pelican Sound valuation guide traces to a primary record below: the Southwest Florida MLS, the Lee County roll and recorded sales, the club's own documents, Florida statutes and state records, the River Ridge CDD, FEMA and federal agencies. No listing portal, automated estimate or competing brokerage is cited.
Turnberry at Pelican Sound's key documents are published by the club, the State of Florida, the River Ridge CDD and federal agencies, and the table links each one to the authority that issues it. The two recorded declarations sit in the Lee County Clerk's official records, and each association's estoppel comes from its manager on request.
| Document | Issued by | What it settles | Link |
|---|---|---|---|
| 2026 Fact Sheet and 2026 Fees | Pelican Sound Golf & River Club | Assessment, initiation, resale capital and estoppel fees, lease and houseguest rules | Fact Sheet, PDF |
| Types of Residences realtor flyer | Pelican Sound Golf & River Club | Turnberry I four-story elevator buildings, Turnberry II two-story buildings, carports | Flyer, PDF |
| FY2026 adopted budget | River Ridge Community Development District | The Pelican Sound CDD line on the tax bill | CDD budget, PDF |
| Turnberry I association record | Florida Division of Corporations | Document N99000005728, filed September 23, 1999 | Sunbiz detail |
| Turnberry II association record | Florida Division of Corporations | Document N99000005726, filed September 23, 1999 | Sunbiz detail |
| Section 718.503, resale disclosure | Florida Legislature | The documents a condominium seller delivers and the buyer's 7-day voidability right | Statute text |
| Section 718.116, estoppel certificates | Florida Legislature | What the condominium estoppel states, its fee cap and its 10-business-day delivery | Statute text |
| Section 553.899, milestone inspections | Florida Legislature | The three-story test that reaches Turnberry I and not Turnberry II | Statute text |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | The wind mitigation form behind insurance discounts | OIR-B1-1802, PDF |
| Documentary stamp tax | Florida Department of Revenue | The $0.70 per $100 rate on the deed | DOR stamp tax page |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | Landfall facts for the 2022 storm | Ian report, PDF |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.