Estero, Florida
What is my Hammock Greens at Pelican Sound condo worth? McGreevy and Comisar value elevator flats and two-story flats from their own closings, by building and floor, with the county record back to 2009. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
What a Hammock Greens at Pelican Sound condo is worth depends on which of four condominiums it sits in, whether the building has an elevator, how many bedrooms it has and what has been done to it, and the public record gives only a handful of sales to measure against. Our Hammock Greens at Pelican Sound neighborhood guide describes the buildings; this page shows how a value is built from the sales, in the order we build it. Hammock Greens sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
Hammock Greens is 98 condominium flats on Hammock Greens Lane, built in 1998 and 1999: three four-story elevator buildings of 22 flats each (Hammock Greens I, II and III) and four two-story buildings of eight flats each (Hammock Greens IV). The Southwest Florida MLS recorded two Hammock Greens closings in the 12 months to September 29, 2026, at $345,000 and $369,000, and 18 over 60 months at a $457,500 median. The county's recorded deeds add sales the MLS never carried, including a remodeled three-bedroom flat recorded at $650,000 in 2024.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. Two companion pages finish this set. If you are ready to list, read our Hammock Greens seller's guide, and if you are weighing a purchase here, read our Hammock Greens buyer's guide. For the other eleven neighborhoods, start with our guide to what a Pelican Sound home is worth.
A word on the name, because search engines blur it. This page covers the four Hammock Greens at Pelican Sound condominium associations, all on Hammock Greens Lane in Estero, Lee County. It is not Hammock Greens Condo LLC, a separate limited liability company on the state's corporate register, and Pelican Sound is not Pelican Landing in Bonita Springs or Pelican Bay in Naples.
McGreevy and Comisar are the best realtor for Hammock Greens at Pelican Sound because a valuation here is only as good as the sales behind it. We read every MLS closing since April 2022, matched each to its recorded deed, and checked the county roll, the club's fee schedule and FEMA's current flood map before putting a number on a flat.
If you're searching for the best realtor for Hammock Greens at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Hammock Greens condo 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 for the sales behind their number: how many, which building, which floor, and how recent.
Recent Hammock Greens at Pelican Sound track record (last 12 months): In the last 12 months Hammock Greens at Pelican Sound has seen 2 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at $345,000 and $369,000, a median of $357,000 (mean of the two, small sample), $714,000 in total volume, a median of 55.5 days on market and a median sold-to-list ratio of 96.7%. Over 60 months the MLS records 18 Hammock Greens closings at a $457,500 median. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day.
In the last 12 months we tracked both Hammock Greens closings and every one of the 18 the MLS has recorded here since April 2022, and we matched each to its condominium, floor and recorded deed, so every value on this page rests on a named building type and a recorded price.
For Hammock Greens owners: a free valuation from Jesse McGreevy and Marc Comisar, built from the sales that fit your flat and delivered in writing, with no obligation to list.
Honors and recognition:
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. You can also read our Hammock Greens seller's guide.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
These are the points a Hammock Greens at Pelican Sound owner should carry into a valuation conversation, each one sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 Fact Sheet, FEMA or the Florida Statutes.
A Hammock Greens at Pelican Sound flat is worth what its own building type, floor and bedroom count have closed at, adjusted for condition: two-bedroom elevator flats $369,000 to $500,000, Hammock Greens IV flats $345,000 to $531,900, and three-bedroom flats $480,000 to $531,900, with a remodeled three-bedroom flat recorded at $650,000.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Twelve two-bedroom flats in the three elevator buildings closed in the 60 months to September 29, 2026, from $369,000 to $500,000, at a $455,000 median (our arithmetic). Third-floor flats closed from $425,000 to $500,000, six sales at a $467,500 median; ground-floor flats closed from $449,900 to $460,000. The $369,000 sale of January 2026 is the lowest elevator-building price in the record.
Three-bedroom flats are a third of Hammock Greens: 34 of 98 on the county roll. Three matched to a deed closed at $480,000, $500,000 and $531,900, a $500,000 median. The county file records two more three-bedroom flats that never appeared as MLS closings, a remodeled third-floor flat in Hammock Greens II at $650,000 in August 2024 and a ground-floor flat in Hammock Greens I at $550,000 in May 2026.
Hammock Greens IV's two-story buildings produced two two-bedroom sales in 60 months: $449,900 in July 2023 and $345,000 in May 2026. The second took 108 days and closed at 93.5 percent of its list price. Two sales are a thin base, so we also read the elevator flats of the same bedroom count.
Half of Hammock Greens IV's 32 flats are three-bedroom, the highest share in the neighborhood. Two closed in the MLS: $500,000 in June 2023 on the ground floor and $531,900 in June 2022 on an upper floor, 106.6 percent of its list price.
Every range above is a small sample, and a value inside it depends on condition, updates and the day you list. A flat in the lower half of its range typically has original finishes or a slower listing history; one in the upper half has been updated or sold into a hot month. A written valuation from us names the comparable sales and the adjustments.
A Hammock Greens at Pelican Sound home is valued by taking sales of the same building type, floor and bedroom count, adjusting for time, condition and updates, and checking the result against the sold-to-list pattern and the live competition. Plan or size, condition and timing carry the weight; the public record does not rank views.
An elevator flat is compared with elevator flats, and a Hammock Greens IV flat with Hammock Greens IV and elevator flats of the same bedroom count. The four condominiums have sold in the same band, so we use all of a building type's sales together and read the condominium name last.
The county roll records three heated sizes in the elevator buildings, 1,207, 1,258 and 1,375 square feet, and Hammock Greens IV adds 1,394, so plan separates a $369,000 flat from a $500,000 one more than the square foot figure does. The club markets all plans at 1,250 to 1,560 square feet, and we quote both records without comparing them.
A 2022 sale does not tell you what a flat is worth today. The market ran hot in 2022, when three of four sales closed above list, and the two 2026 sales closed at the lowest MLS prices in the record. We weight the newest evidence and explain the older sales as history.
The record is too thin to price a floor premium: six third-floor elevator sales closed at a $467,500 median and three ground-floor sales at $455,000. We do not hold a record of any flat's view, and the club's map shows only that Hammock Greens sits across Pelican Sound Boulevard from the Golf Club. Unsourced claims about golf or lake views are not a valuation input here.
A $145,000 interior remodel permitted in 2021 sits in the history of the flat recorded at $650,000 in 2024. A $150,000 condo remodel permitted in April 2022 sits in the history of the flat recorded at $550,000 in May 2026. We ask what was done, when, with what permits, and we adjust from what a buyer can see.
We found no Hammock Greens Ian repair permits in the two Village of Estero monthly reports that hold Pelican Sound's largest Ian clusters, June 2023 and May 2024. That is not every report, and it is not a statement about any one flat; if yours was repaired, the permit and final inspection belong in the file.
A furnished flat sells with its furniture only if the contract says so, and a flat with a tenant carries the lease. Neither changes the flat's market value, but both change what a buyer will pay for it and when they can close. We adjust for them and say so.
The last 24 months of Hammock Greens at Pelican Sound sales say that values have stepped down: five MLS closings from September 2024 to September 2026 had a $455,000 median, but the two in 2026 closed at $345,000 and $369,000, well below the $455,000 to $500,000 of 2024 and 2025.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Condominium (county deed) | Floor | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| May 2026 | Hammock Greens IV, two-story building | Upper | 2 | 1,300 | $369,000 | $345,000 | 93.5% | 108 |
| Jan 2026 | Hammock Greens III, elevator building | Second | 2 | 1,300 | $369,000 | $369,000 | 100.0% | 3 |
Southwest Florida MLS, pulled September 29, 2026; condominium and floor from the matching Lee County recorded deed.
| Closed | Condominium (county deed) | Floor | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Mar 2025 | Hammock Greens I | Third | 2 | 1,258 | $495,000 | $500,000 | 101.0% | 3 |
| Dec 2024 | Hammock Greens III | Second | 2 | 1,207 | $475,000 | $455,000 | 95.8% | 22 |
| Sep 2024 | Hammock Greens II | Third | 2 | 1,300 | $484,900 | $460,000 | 94.9% | 107 |
Four of the five 24-month closings were in the elevator buildings, at a $457,500 median (mean of $455,000 and $460,000), and one was in Hammock Greens IV at $345,000. The 24-month median for all five is $455,000, at 95.8 percent of list and 22 days on market. Every number is a small sample.
Hammock Greens at Pelican Sound, Pelican Sound's 98-flat entry neighborhood, recorded 2 of the community's 50 MLS closings in the last 12 months and had no active listing on September 29, 2026. A value built from the right two or three comparables is worth more than a blended median.
Wondering what your Hammock Greens flat is worth? Get a free Hammock Greens home valuation or Call Jesse direct at (239) 898-6072. You can also read our Hammock Greens seller's guide and our Hammock Greens buyer's guide.
Buying at Hammock Greens? Call Marc at (239) 287-5873, or read how we represent buyers.
The elevator-building flats closed at $369,000 in January 2026, $500,000 in March 2025, $455,000 in December 2024 and $460,000 in September 2024. The January 2026 sale at full price in 3 days is the clearest sign that a correctly priced flat still finds a buyer fast; the September 2024 sale at 107 days shows the cost of starting too high.
Hammock Greens IV had one MLS closing in the window: the May 2026 two-bedroom sale at $345,000 after 108 days. The county's qualified sales since September 29, 2025 add no other Hammock Greens IV deed: they are that sale, the January 2026 elevator sale and the $550,000 Hammock Greens I deed. A Hammock Greens IV valuation therefore leans on the 60-month record and on elevator flats of the same bedroom count.
Price per square foot at Hammock Greens at Pelican Sound is a check, not a method: the 60-month MLS median is $347.85 per square foot of MLS living area on 18 sales, the 12-month median is $274.62 on two, and the same 1,300 square foot plan has sold for $265 to $365 per foot.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; our arithmetic on sold price over MLS living area)
The MLS carries a living area typed by the listing; the county carries the heated area on the tax roll. For one third-floor flat in Hammock Greens I the roll shows 1,258 heated square feet, while the MLS showed 1,300 for its March 2023 sale and 1,258 for its March 2025 sale. The records measure different things, so we quote each against its own record and never divide a county price by an MLS area or the reverse.
| Window or year | MLS closings | Median $ per MLS sq ft |
|---|---|---|
| 12 months | 2 | $274.62 |
| 24 months | 5 | $353.85 |
| 36 months | 8 | $351.92 |
| 60 months | 18 | $347.85 |
| 2022 (April to December) | 4 | $336.00 |
| 2023 | 7 | $359.92 |
| 2024 | 4 | $351.92 |
| 2025 | 1 | $397.46 |
| 2026 to September 29 | 2 | $274.62 |
Southwest Florida MLS Matrix, pulled September 29, 2026. Each year is a small sample, and the 2023 row includes the unmatched $845,000 closing; without it the 2023 median would be lower.
Dollars per foot held between about $336 and $360 from 2022 to 2024, rose to $397 on the single 2025 sale, and fell to $265 and $284 on the two 2026 sales. That matches the price path: a plateau, one strong sale, then a step down.
On the same 1,300 square foot plan, the sales ranged from $265 per foot in May 2026 to $365 per foot in March 2023. A flat with a remodel and a flat without one share a square footage and differ by tens of thousands of dollars. We use dollars per foot to catch an outlier, not to set a price.
Hammock Greens at Pelican Sound values have risen from a county median of $173,500 in 2012 to $454,500 in 2022 and about $460,000 in 2024, the long view of the Lee County recorded sales file, which holds 109 qualified Hammock Greens sales and runs through July 29, 2026.
Data updated: October 2026 (Lee County Property Appraiser recorded sales, qualified, through July 29, 2026)
| Year | Qualified county sales | Median recorded price |
|---|---|---|
| 2026 (to July 29) | 3 | $369,000 |
| 2025 | 1 | $500,000 |
| 2024 | 5 | $460,000 |
| 2023 | 6 | $454,950 |
| 2022 | 5 | $454,500 |
| 2021 | 7 | $272,700 |
| 2020 | 8 | $228,750 |
| 2019 | 9 | $220,400 |
| 2018 | 6 | $224,000 |
| 2017 | 8 | $222,250 |
| 2016 | 11 | $195,000 |
| 2015 | 9 | $200,000 |
| 2014 | 7 | $206,850 |
| 2013 | 6 | $187,500 |
| 2012 | 7 | $173,500 |
| 2011 | 5 | $157,500 |
| 2010 | 4 | $189,000 |
| 2009 | 1 | $192,500 |
| 1999 | 1 | $167,800 |
Lee County Property Appraiser recorded-sales file, qualified sales, all years on file (109 in all). County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
An owner who bought in 2019, when the county median was $220,400, or in 2020, at $228,750, is looking at a flat whose recent recorded sales are roughly double that. An owner who bought in 2022 or 2023 near $455,000 is at about the same level as the 2024 county median, and below it if the flat sells at the 2026 MLS prices. A purchase price is history, not value, and we say so plainly.
From 2019 to 2022 the county median roughly doubled, from $220,400 to $454,500, then held near $455,000 to $460,000 through 2024. Small yearly counts move medians, so we describe the direction and not a precise rate. The flat in the Hammock Greens II elevator building recorded at $240,000 in October 2021 and $425,000 in April 2022 shows the jump on one address.
The county records deeds, qualified or not, whether or not a flat was ever listed. The MLS records marketed sales. In 2024 the county shows 5 qualified sales and the MLS 4; the difference is the $650,000 three-bedroom deed that was never an MLS closing. In 2026 the county shows 3 and the MLS 2; the difference is the $550,000 ground-floor deed.
The sold-to-list pattern at Hammock Greens at Pelican Sound says that pricing power has faded: the median sale closed at 103.6% of list in 2022, 100.0% in 2023, 95.3% in 2024 and 96.7% in 2026, and the three sales that sat 98 to 108 days closed 2 to 7 percent below their final list prices.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Year | MLS closings | Median sold-to-list | Median days on market |
|---|---|---|---|
| 2022 (April to December) | 4 | 103.6% | 8 |
| 2023 | 7 | 100.0% | 6 |
| 2024 | 4 | 95.3% | 16.5 |
| 2025 | 1 | 101.0% | 3 |
| 2026 to September 29 | 2 | 96.7% | 55.5 |
Five of the 18 closings in the 60-month record closed above the final list price, five at it and eight below.
The fast sales cluster at or above list: April 2024 at 101.1% in 2 days, July 2023 at 100.0% in 2 days, March 2025 at 101.0% in 3 days. The slow sales cluster below: October 2023 at 97.9% after 98 days, September 2024 at 94.9% after 107 days, May 2026 at 93.5% after 108 days.
The two fastest of the last 24 months, March 2025 and January 2026, closed in 3 days each, at 101.0% and 100.0% of list. The two slowest, September 2024 and May 2026, took 107 and 108 days and closed at 94.9% and 93.5%. Price was the difference.
We read the ratio as a signal of where the market is willing to meet. A 2026 listing at the 2024 ratio of 95 percent would expect to close about five percent under list, so we set the list price knowing the likely landing point, not hoping for 2022.
The live competition says Hammock Greens at Pelican Sound is uncontested but not isolated: the MLS showed no active Hammock Greens listings on September 29, 2026, while seven homes were listed at neighboring Island Sound, at a $324,900 median list price, and those are the listings a Hammock Greens buyer sees next.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
There was none. With about two closings a year, a single new listing can be the whole market for months, and listings change daily. Ask Marc for the current list before you plan a visit.
Island Sound II, whose elevator flats use the same three plan sizes as Hammock Greens I to III, had six flats listed from $297,900 to $439,000 and closed five sales in 12 months at a $345,000 median. A Hammock Greens elevator flat priced above that band must show what the buyer gets for the difference.
No competition inside the neighborhood does not mean a higher price. It means buyers have only the recent sales and the neighboring listings to compare with, so the 2026 closings carry more weight. We price to win the first showings.
Online estimates miss at Hammock Greens at Pelican Sound because one MLS name covers four condominiums and two building types, the county file carries deeds the MLS does not, one MLS row at $845,000 matches no Hammock Greens deed, and a model cannot see a remodel, a floor or a roof.
The MLS files every sale under one Sub name, so published figures blend elevator buildings and two-story buildings, two-bedroom and three-bedroom flats. A blended number describes none of them.
An estimate that mixes the roll's heated area with the MLS living area, as automated models often do, can be off by the difference between 1,258 and 1,300 square feet on the same plan. We keep the two records apart.
They cannot see that a flat was remodeled for $145,000, that a roof is due, that the building reaches 30 years in 2028 or 2029, or that a flat has a long tenant history. Those facts move a Hammock Greens value, and a person has to read them.
A buyer sees the last two sales at $345,000 and $369,000, the neighboring listings and the carry. If an online estimate tells you $457,500 and the buyer sees $369,000, the estimate loses the argument.
Hammock Greens at Pelican Sound and Island Sound at Pelican Sound compare most closely on elevator flats: Island Sound II closed five times in 12 months at a $345,000 median, Hammock Greens' January 2026 elevator flat at $369,000, and both use the same three plan sizes. Island Sound's own home valuation guide covers its side.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Hammock Greens at Pelican Sound | Island Sound at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 98: I 22, II 22, III 22, IV 32 | 216: I 84, II 132 |
| Product (club flyer) | I to III: four-story, carports and elevators; IV: two-story, carports | I: two-story coach homes, one-car garage; II: four-story, carports and elevators |
| Built (roll) | 1998 to 1999 | 2001 to 2002 |
| Heated area (roll) | 1,207 to 1,394 | 1,207 to 1,535 |
| Houseguest registrations a year | 6 | 2 |
| FEMA zone at the points we queried | X, outside the special flood hazard area | AE, base flood elevation 11.0 feet |
| Four-story buildings reach 30 years | 2028 (I) and 2029 (II, III) | 2031 and 2032 (II) |
| MLS, 12 months | 2 closings, $357,000 median (small sample) | 11 closings, $450,000 median |
| MLS, 24 months | 5, $455,000 (small sample) | 18, $472,500 |
| MLS, 36 months | 8, $457,500 (small sample) | 30, $485,000 |
| MLS, 60 months | 18, $457,500 | 42, $470,000 |
| Elevator condos, 12 months | 1 at $369,000 | Island Sound II: 5, $345,000 |
| Median $ per MLS sq ft, 12 months | $274.62 | $301.38 |
| Median days on market, 12 months | 55.5 | 48 |
| Median sold-to-list, 12 months | 96.7% | 96.5% |
| Active listings, September 29, 2026 | 0 | 7, median $324,900 |
| County qualified sales since September 29, 2025 | 3, $369,000 median | 12, $443,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; Pelican Sound Golf & River Club 2026 Fact Sheet and 2022 Types of Residences flyer; FEMA National Flood Hazard Layer. MLS and county figures are never mixed.
The elevator flats. Island Sound II closed five times in the 12 months to September 29, 2026 at a $345,000 median, and Hammock Greens' January 2026 elevator flat closed at $369,000, in buildings with the same three plan sizes and the same club, gate and annual assessment.
The flood map and the guest rule. Hammock Greens maps in Zone X at all seven buildings; the Island Sound points the Island Sound guide checked map in Zone AE with an 11-foot base flood elevation. Hammock Greens owners register unaccompanied houseguests six times a year, against two at Island Sound.
A buyer's lender requires flood insurance only inside a special flood hazard area, and Zone X is outside it. That does not raise a price by a number we can cite, but it removes a cost and a question from a Hammock Greens negotiation that an Island Sound seller must answer.
Island Sound turns over faster, with 11 closings in 12 months against two. A faster market gives its owners more recent evidence; a slower one asks the owner and the agent to build the case from older sales.
Hammock Greens at Pelican Sound values sit at the bottom of the Pelican Sound ladder: its 12-month median of $357,000 on two sales compares with $450,000 at Island Sound, $470,000 at Turnberry, $537,500 to $585,000 at the coach homes and $1,249,000 at The Masters, across 50 Pelican Sound closings.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Neighborhood | Units | Ownership and product | MLS closings, 12 months | 12-month median | Median $ per MLS sq ft, 12 months |
|---|---|---|---|---|---|
| Hammock Greens | 98 | Condominium, elevator buildings (I to III) and two-story buildings (IV) | 2 | $357,000 (small sample) | $274.62 |
| Island Sound | 216 | Condominium: coach homes (I) and elevator condos (II) | 11 | $450,000 | $301.38 |
| Turnberry | 180 | Condominium: elevator condos (I) and two-story condos (II) | 7 | $470,000 | $301.28 |
| Southern Hills | 84 | Condominium coach homes | 6 | $537,500 (small sample) | $341.83 |
| Edgewater | 114 | Condominium coach homes | 7 | $585,000 | $354.84 |
| The Masters | 100 | Fee-simple single-family | 7 | $1,249,000 | $571.01 |
Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser, 2026 tax roll. The full table of all twelve Pelican Sound names is in our guide to Hammock Greens at Pelican Sound.
Southern Hills and Edgewater add a one-car garage and closed at 12-month medians of $537,500 and $585,000. A Hammock Greens flat trades the garage for a carport and prices below them.
Turnberry I and II pair elevator condos and two-story condos with carports, as Hammock Greens does, and closed 7 times in 12 months at a $470,000 median, a small sample. The two neighborhoods compete for the same entry-level buyer.
If your flat is a Hammock Greens elevator flat, expect to be valued against Island Sound II and Turnberry as well as your own building. If it is a three-bedroom flat or a remodeled one, the evidence points above the neighborhood median.
A buyer's costs do shape a Hammock Greens at Pelican Sound value, because the club's $11,495 annual assessment and about $1,209 a year of CDD charges are 3.6 percent of a $357,000 flat every year, and the buyer also pays a one-time club charge of $20,300 or $11,495 at closing, before condominium dues, tax and insurance.
Data updated: October 2026 (club 2026 Fact Sheet; River Ridge CDD FY2026 budget; Southwest Florida MLS medians pulled September 29, 2026)
| Charge | Amount | Per month |
|---|---|---|
| Club annual assessment, 2026 | $11,495 | about $957.92 |
| River Ridge CDD, FY2026 | $1,208.92 | about $100.74 |
| Total before condominium dues, tax and insurance | $12,703.92 | about $1,058.66 |
| Share of a $357,000 price | 3.6 percent | |
| Share of a $457,500 price | 2.8 percent |
Our arithmetic on the 2026 Fact Sheet and the River Ridge CDD adopted FY2026 budget. Condominium dues for the four Hammock Greens associations are not published, so we do not state a total monthly figure.
The Fact Sheet lists a $20,300 initiation fee for owners new to Pelican Sound, an $11,495 resale capital fee for owners who own or have owned in Pelican Sound, and a $299 estoppel fee at closing. On a $357,000 flat, a first-time buyer's club cash at closing is $20,599 with the estoppel, about 5.8 percent of the price.
Zone X means a federally backed mortgage does not require flood insurance on these buildings, though a lender may, and coverage is available. Ask an insurance agent how the Community Rating System discount applies outside the special flood hazard area.
A buyer who pays $20,599 to the club on a $357,000 flat has less cash for the purchase price, and a buyer who underwrites $12,703.92 a year in club and district charges prices that carry into the offer. These are fixed costs that do not fall with the price, which is why entry-level flats feel them most.
The flood map, the storm record and the building rules move a Hammock Greens at Pelican Sound value modestly: FEMA shows Zone X at all seven buildings on panel 12071C0587G effective November 17, 2022, we found no Ian repair permits in two key monthly reports, and the elevator buildings reach their 30-year milestone dates in 2028 and 2029.
All seven buildings returned Zone X with the 0.2 percent annual chance flood hazard subtype, and Lee County's evacuation layer returns surge zone 1, evacuation Zone A, at the buildings we tested. These are map readings at points, not surveys, and the exact building should be checked.
Ground-floor flats in the elevator buildings closed from $449,900 to $460,000, within the same band as the third-floor flats' $425,000 to $500,000. The record is too thin to price a floor discount or premium, and Zone X applies to the building.
In the Village of Estero's June 2023 and May 2024 permit reports, which hold Pelican Sound's largest clusters of Ian repair permits, we found no Hammock Greens line items. That is a search of two reports. If your flat was repaired, the permit, final inspection and contractor paperwork belong in the valuation file.
Hammock Greens I, II and III are four-story buildings, so the milestone inspection and structural integrity reserve study rules apply, with first milestone inspections due by the end of 2028 and 2029. Buyers' attorneys ask for both, and a building with a clear study and a funded reserve is easier to value than one without.
The club's published rules allow leases of 30 days or longer, require association approval for every lease and every purchase, and give owners six houseguest registrations a year. Hammock Greens IV's two-story buildings have no elevator and half their flats are three-bedroom. None of these rules sets a price, but each narrows or widens who will bid.
What moves the number before you list a Hammock Greens at Pelican Sound home is documentation more than renovation: permitted updates with final inspections, a wind mitigation report, the association's reserve study, milestone status and insurance summary, and a flat presented clean and uncluttered for photographs.
An update helps when a buyer can verify it. Keep the permit, the final inspection and the contractor's invoice for a remodel, an air-conditioning replacement, a water heater, windows or an electrical panel. An undocumented update is a question, not a credit.
It is optional in Zone X and can help a buyer price flood insurance. Ask an insurance agent whether one would lower the quote for your building before you order it.
A wind mitigation inspection on the state's uniform form can earn insurance discounts under section 627.711. In a condominium, the report speaks to the unit and the association's roof and openings matter as well.
Request the declaration, rules, last two budgets, the structural integrity reserve study and milestone status for I, II and III, the master insurance summary and the estoppel from Cambridge Management. A buyer who receives the file with the offer asks fewer questions.
Clean, empty counters and light, neutral staging photograph better. Furnishings convey only if the contract says so. We advise before you spend, because updates rarely return their full cost.
You will net from a Hammock Greens at Pelican Sound sale the price less your commission, the deed doc stamps of $0.70 per $100, the owner's title policy, the estoppel, settlement charges, prorations and any mortgage payoff. At the $457,500 60-month median, estimated proceeds before payoff and commission are $451,636.
Data updated: October 2026 (Florida Statutes, Florida Administrative Code and Department of Revenue rules; our arithmetic on the Southwest Florida MLS medians pulled September 29, 2026)
You can enter your own figures in our free seller net sheet, then compare them with the worked example below.
This is an illustration, not a forecast of your sale. It starts from the two Hammock Greens medians in the MLS record: $457,500 over 60 months (18 closings) and $357,000 over 12 months (two closings, a small sample).
| Item | At the 60-month median, $457,500 | At the 12-month median, $357,000 |
|---|---|---|
| Sale price | $457,500.00 | $357,000.00 |
| Deed doc stamps at $0.70 per $100 or portion | 4,575 x $0.70 = $3,202.50 | 3,570 x $0.70 = $2,499.00 |
| Owner's title policy (promulgated rate, Rule 69O-186.003) | $575.00 + $5.00 x 357.5 = $2,362.50 | $575.00 + $5.00 x 257 = $1,860.00 |
| Association estoppel (section 718.116 cap; $119 more if rushed) | $299.00 | $299.00 |
| Settlement fee | varies, ask your title company | varies, ask your title company |
| Commission | negotiable; enter your own (each 1 percentage point is $4,575) | negotiable; enter your own (each 1 percentage point is $3,570) |
| Club initiation or resale capital fee | paid by the buyer; the contract controls | paid by the buyer; the contract controls |
| Association transfer or capital contribution | per association, verify with Cambridge Management | per association, verify with Cambridge Management |
| Property tax proration | explained below; the closing agent computes it | explained below; the closing agent computes it |
| Estimated proceeds before mortgage payoff and commission | $451,636.00 | $352,342.00 |
Our arithmetic: $457,500 less $3,202.50, $2,362.50 and $299 is $451,636; $357,000 less $2,499, $1,860 and $299 is $352,342. The owner's premium is the promulgated rate: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,001 to $1,000,000. The club's own $299 estoppel appears on the Fact Sheet as a closing charge and is not in these totals because the contract decides who bears it. Your closing agent's settlement statement controls.
In Lee County the seller customarily pays the deed documentary stamp tax and the owner's title policy and usually chooses the closing agent; the buyer customarily records the deed and pays for any mortgage. Florida law does not assign these costs, so the purchase contract controls every line.
Since August 17, 2024, commissions are negotiable and not set by law, offers of compensation to a buyer's agent cannot be advertised in the MLS, and a buyer must sign a written agreement with their own agent before touring. A seller may still offer to pay or contribute to the buyer's agent off the MLS. Commission is a line you enter, not a number we assume.
Florida property tax is paid in arrears, so at a closing before the bill is paid, the seller credits the buyer for the days owned that year. The club assessment, the condominium dues and the River Ridge CDD line, about $1,209 a year, are prorated to the closing date as well. The closing agent prepares the figures from the actual bills.
Renting a Hammock Greens at Pelican Sound condo is allowed for 30 days or longer under the club's published rules, with association approval, but the owner keeps paying the $11,495 club assessment, the CDD charge and the condominium dues, so the rent has to cover about $12,704 a year before dues, tax and insurance to beat selling.
The 2026 Fact Sheet requires a minimum lease of 30 days, association approval, an application filed 20 business days before the lease starts, a lessee and primary occupant at least 25, no pets for lessees except service animals, and a $260 lease application. A stay shorter than 30 days is below the published minimum. Check your declaration for a longer minimum or a cap on leased flats.
An owner may transfer the amenity privilege to a lessee for a $465 transfer fee plus tax, keeps dining privileges only during the lease, stays responsible for dues and for the lessee's conduct, and is liable for a lessee's club account that is 60 days past due. An annual lease renewal is $155.
Florida's transient rentals tax applies to rentals of six months or less under section 212.03, which covers most seasonal leases. Ask a tax professional how rental income and any sale affect your return.
Compare the net rent after the club assessment, CDD, dues, insurance and tax with a sale near the recent closings. A flat that rents well may be worth keeping; a flat that sits vacant most of the year costs about $12,704 a year before dues. A valuation gives you the sale side of that comparison.
You get a free Hammock Greens at Pelican Sound home valuation by using the Home Valuation form at the top of this page or calling Jesse direct at (239) 898-6072. Jesse follows up with the closings that fit your flat: the same building type, floor and bedroom count, adjusted for condition, updates, furnishings and any lease in place.
The form takes about a minute, and there is no cost and no obligation. Start with a free Hammock Greens home valuation, use the valuation form on this page, or call (239) 898-6072, text or call. Confidential conversations welcome. Our Hammock Greens seller's guide covers pricing, marketing and closing costs once you decide to list, and our Hammock Greens buyer's guide covers the other side of a move.
We walk the flat, note the updates, the floor and the building, and give you a written value with the comparable sales. If you prefer to start by phone, call Jesse at (239) 898-6072; we do not ask you to call anyone else.
If you're searching for a Hammock Greens at Pelican Sound listing agent, or thinking, 'I need someone to sell my Hammock Greens at Pelican Sound home...' you are selling into Pelican Sound's thinnest condominium market, where a value has to be built sale by sale. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my condo in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Hammock Greens, elsewhere in Pelican Sound, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
In the last 12 months we tracked both Hammock Greens closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 18 the MLS has recorded since April 2022, each matched to its recorded deed, condominium and floor. 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 Hammock Greens closings that fit your flat. (239) 898-6072, text or call. Confidential conversations welcome.
It is as accurate as the sales are close to your flat. With two sales a year, a range of a few thousand dollars is honest and a single number to the dollar is not. We give you the comparables and the adjustments so you can see the range.
Every time the evidence changes: after a new closing, a new listing or an association notice. In a market with two sales a year, one sale can move the picture, so a value older than six months is worth refreshing before you list.
No. A valuation from us is free and carries no obligation to list. Many owners ask for one to plan an estate, a move or a rental decision.
We can give a desktop value from the sales and the county roll, and then refine it after a walk-through that notes the floor, the updates and the building. The walk-through is where a value gets sharper.
No. A valuation from Jesse McGreevy or Marc Comisar is free, carries no obligation and arrives in writing with the comparable sales named. Call Jesse at (239) 898-6072 or use the form on this page.
These are the questions Hammock Greens at Pelican Sound owners ask most about what a condo is worth, answered from the recent closings and the public record. Each answer names Hammock Greens. For a number on your flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the closest sales by building type, floor and bedrooms. The last two MLS closings were $345,000 and $369,000, 18 closings over 60 months had a $457,500 median, and a remodeled three-bedroom flat was recorded at $650,000 in 2024. For your flat, use the free home valuation.
Twelve two-bedroom elevator flats closed over 60 months from $369,000 to $500,000, at a $455,000 median. Where yours falls depends on condition, floor and the day you list. The most recent, in January 2026, closed at $369,000 in 3 days.
Four Hammock Greens IV flats closed in 60 months at a $474,950 median, from $345,000 to $531,900, and the two three-bedroom sales were $500,000 and $531,900. It is a small sample, so we also read elevator flats of the same bedroom count.
Three matched to a deed closed at $480,000, $500,000 and $531,900, a $500,000 median. The county recorded a remodeled three-bedroom flat at $650,000 in 2024 and a ground-floor one at $550,000 in 2026, neither of which was an MLS closing.
The 60-month median is $347.85 per square foot of MLS living area on 18 sales, and the 12-month median is $274.62 on two. The same 1,300 square foot plan sold for $265 to $365 per foot, so we use the figure as a check, not a method.
They measure different things: the county records heated area from the roll, the MLS records the listing's living area. One Hammock Greens I flat shows 1,258 on the roll, 1,300 in its 2023 MLS sale and 1,258 in its 2025 sale. We never mix the two records.
Down from the 2022 to 2024 plateau. The MLS median held near $455,000 to $467,000 from 2022 to 2024, and the two 2026 closings were $345,000 and $369,000, the lowest in the 60-month record. Each year is a small sample.
If you bought before 2021, almost certainly: the county median was $220,400 in 2019 and $454,500 in 2022. If you bought in 2022 to 2024 near $455,000, the 2026 sales suggest the flat is worth about the same or less. We show the sales and let you judge.
Over 60 months, eight of 18 closed below the final list price, five at it and five above. In 2024 the median was 95.3% of list, and in 2026 96.7%. The three sales that sat 98 to 108 days closed 2 to 7 percent below.
Often it means a correct price. The sales that closed in 2 to 7 days closed at or above list. The three that sat 98 to 108 days closed below it. A fast sale is evidence that the list price met the market.
There was no active Hammock Greens listing on September 29, 2026, so your flat would compete mainly with Island Sound II and Turnberry. Island Sound had 7 homes listed at a $324,900 median, and we price with them in view.
One MLS name covers four condominiums and two building types, the county file carries deeds the MLS does not, one MLS row at $845,000 matches no Hammock Greens deed, and a model cannot see a remodel, a floor or a roof.
The record does not show a clear premium. Thirteen elevator-building closings had a $455,000 median over 60 months and four Hammock Greens IV closings a $474,950 median, both moved by bedroom count. Buyers who want single-level living pay attention to the elevator.
The record is too thin to price it: six third-floor elevator sales closed at a $467,500 median and three ground-floor sales at $455,000. Condition and updates moved prices more than floor.
Zone X at all seven buildings means a mortgaged buyer is not required by federal rules to buy flood insurance, unlike Zone AE at Island Sound. We cannot cite a dollar premium for it, but it removes a cost and a question.
We found no Hammock Greens Ian repair permits in the two monthly reports with Pelican Sound's largest Ian clusters, so we do not assume a discount. If your flat was repaired, have the permit and final inspection ready.
Yes, indirectly. The $11,495 assessment and about $1,209 of CDD charges are about 3.6 percent of a $357,000 flat each year, and a buyer prices that carry into the offer. The assessment is the same on every Pelican Sound home regardless of price.
It reduces the cash a buyer has for the price. A first-time Pelican Sound buyer pays $20,300 at closing, a repeat owner $11,495, plus a $299 estoppel, per the 2026 Fact Sheet. We price knowing it.
They should, but none of the four associations publishes its dues. The estoppel states them, and a buyer will ask for it. A seller with the figure and the budget ready removes a source of delay.
It can, dollar for dollar if it is owed and not credited. A special assessment must be disclosed, and the contract must say who pays an assessment levied before closing. We want to see the notice and the schedule before we set a price.
For flats in Hammock Greens I, II and III they can. Buyers and lenders ask for the structural integrity reserve study and the milestone status, and the buildings reach 30 years in 2028 and 2029. Hammock Greens IV's two-story buildings are outside the three-story rules by their terms.
They do not change the flat's value, but they change what a buyer will pay and when they close. Furnishings convey only if the contract says so.
It can narrow the buyer pool and the closing date. The buyer takes the lease, and the tenant's amenity transfer and the association's approval should be confirmed with the club.
Nothing, first. Ask for the valuation, then fix what the comparables say matters. Updates rarely return their full cost, and we advise before you spend.
Hammock Greens' 12-month median was $357,000 on two sales against Island Sound's $450,000 on 11, but the elevator flats are the true comparison: Island Sound II at $345,000 on five sales and Hammock Greens' January 2026 flat at $369,000. See the decision table above.
The coach homes add a garage and closed at 12-month medians of $537,500 in Southern Hills and $585,000 in Edgewater. A Hammock Greens flat trades the garage for a carport and prices below them.
At $457,500, doc stamps are $3,202.50 and a promulgated owner's policy is $2,362.50, so estimated proceeds before mortgage payoff and commission are $451,636 after a $299 estoppel. Each percentage point of commission is $4,575.
At $357,000, doc stamps are $2,499 and a promulgated owner's policy is $1,860, so estimated proceeds before mortgage payoff and commission are $352,342 after a $299 estoppel. Each percentage point of commission is $3,570. Use our seller net sheet for your own numbers.
In Lee County the seller customarily pays the deed documentary stamps and the owner's title policy, and the contract controls. The buyer customarily records the deed and pays for any mortgage.
No. An appraisal is a licensed appraiser's opinion for a lender. Our valuation is an agent's opinion of what a flat should list at and sell for, built from comparable sales, and it is free.
Before you decide. A valuation helps you choose between selling, renting and waiting. If you plan to list in the winter season, ask in the fall so any updates and the association file are ready.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We value a Hammock Greens flat from its own building type's sales matched to their deeds, which is why this page lists all 18. Call Jesse at (239) 898-6072.
Every figure traces to the Southwest Florida MLS pull of September 29, 2026, the Lee County Property Appraiser roll and recorded-sales file, the club's 2026 Fact Sheet, the River Ridge CDD budget, FEMA or the Florida Statutes, listed in the sources below. The arithmetic is shown beside each table.
Hammock Greens at Pelican Sound owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and matched every recent Hammock Greens sale to its recorded deed before writing this valuation guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Hammock Greens 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 Hammock Greens specifically, we tracked all 18 MLS closings since April 2022 and every qualified county sale on file since 2009, and we matched each to its condominium and floor before writing a word of valuation advice.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Hammock Greens at Pelican Sound listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "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
★★★★★ "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 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
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission, and anyone can confirm a license on the state's licensee search.
Every fact in this Hammock Greens at Pelican Sound guide traces to a primary record below: the club's documents, Florida state records, Lee County, the Village of Estero, FEMA, federal sources and dated local reporting. Parcel and sale facts come from the county roll, the county deed file and the MLS. No brokerage, listing portal or IDX feed is cited.
The documents a Hammock Greens at Pelican Sound seller needs are published by the club, the State of Florida, the Village of Estero, the River Ridge CDD and federal agencies; the table links each to its issuing authority. The four recorded condominium declarations are available through the Lee County Clerk's official records, and your association's estoppel and resale package through Cambridge Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet: fees, managers, lessee and houseguest rules | Pelican Sound Golf & River Club | 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 |
| Building Permit Report, October 2021 | Village of Estero | October 2021 | Permit report, PDF |
| Building Permit Report, April 2022 | Village of Estero | April 2022 | Permit report, PDF |
| Building Permit Report, May 2022 | Village of Estero | May 2022 | Permit report, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Hammock Greens at Pelican Sound association record | Florida Division of Corporations | filed September 18, 1997 | Sunbiz detail |
| Hammock Greens IV association record | Florida Division of Corporations | filed September 25, 1997 | Sunbiz detail |
| Public condominium extract | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| 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 |
| Condominium resale disclosure, Fla. Stat. 718.503 | State of Florida | current statute | Statute text |
| Condominium estoppel certificates, Fla. Stat. 718.116 | State of Florida | current statute | Statute text |
| Estoppel certificate reform, 2024 staff analysis (HB 979) | Florida House of Representatives | 2024 | Staff analysis, PDF |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the Hammock Greens at Pelican Sound valuation team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form on this page. The first conversation is free and carries no obligation.
Honors and recognition:
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens 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.