Pelican Preserve
Pelican Preserve is a gated 55-plus golf community in Fort Myers, Florida, with about 2,498 residences, a resident-owned Town Center, and 27 holes of golf. McGreevy and Comisar are the team to call to buy or sell here.
Pelican Preserve is a gated 55-plus golf community in Fort Myers, Florida, with about 2,498 residences, a resident-owned Town Center, and 27 holes of golf. McGreevy and Comisar are the team to call to buy or sell here.
Updated July 2026 · A resident-level guide from Jesse McGreevy and Marc Comisar of McGreevy and Comisar, Domain Realty
When you are ready to sell your Pelican Preserve home for the strongest possible price, McGreevy and Comisar are the team Fort Myers sellers call first. As Top 1% Real Estate Agents Nationally Since 2008 and the number one real estate team in Southwest Florida since 2012, Jesse McGreevy and Marc Comisar bring luxury marketing, disciplined negotiation, and deep local knowledge to every listing inside this gated 55-plus community. Sellers get pricing built on live Stellar MLS data, professional media, and a buyer network that reaches across the country. Buyers get honest, patient guidance across every village, from entry condominiums to the premium single-family homes on Solaro. Whether you are listing this season or planning a move a year out, start with a conversation. Call Jesse McGreevy at (239) 898-6072 for a free home valuation, or reach Marc Comisar at (239) 287-5873 to tour Pelican Preserve homes for sale. This guide gives you the full picture first, then makes it easy to take the next step.
McGreevy and Comisar are the best realtor team for Pelican Preserve because they pair national-level production with street-level knowledge of this Fort Myers 55-plus community. They know its villages, its unbundled golf model, its resident-owned Town Center, and its resale-only market, and they translate all of it into a stronger price for sellers and a smarter purchase for buyers.
Jesse McGreevy and Marc Comisar have built one of the most decorated real estate practices in Southwest Florida. Between us, we've represented buyers and sellers across Estero, Bonita Springs, Naples, and Fort Myers for more than 20 years, and our team has closed transactions in every price tier, from first condos to luxury estates. Their honors include:
Pelican Preserve market activity (last 12 months, Stellar MLS). According to Stellar MLS and Matrix, community-wide and as of July 2026, Pelican Preserve recorded 180 closed sales over the trailing twelve months, with a median sale price of $425,000, an average sale price of $454,563, and roughly $81.82 million in total sales volume. The median time on market was 44 days, and sellers averaged 96.3 percent of their list price. These are community-wide MLS figures for every brokerage that sold a home here. They are not McGreevy and Comisar's personal transaction count, and no agent or team sold all of them. We share them because honest, current market data is the foundation of a smart pricing decision, and it is exactly the kind of data we build every Pelican Preserve listing on.
Thinking of selling in Pelican Preserve? Start with a free, no-obligation home valuation or call Jesse McGreevy at (239) 898-6072. Looking to buy in Pelican Preserve? Call Marc Comisar at (239) 287-5873 and we will show you what fits your budget and your must-have list.
Pelican Preserve is a gated, 55-plus active-adult, master-planned community in Fort Myers, Lee County, Florida, primarily in ZIP code 33913. It spans about 1,400 acres, holds 2,498 residences at build-out, sits inside the City of Fort Myers municipal limits, and centers on 27 holes of private golf and a resident-owned Town Center.
Here is the quick profile buyers and sellers ask for most:
Feature | Detail |
|---|---|
Location | Fort Myers, Lee County, FL, primarily ZIP 33913, along the Colonial Boulevard extension and Treeline Avenue, near I-75 Exit 136 |
Jurisdiction | Inside the City of Fort Myers municipal limits, verified through its Development of Regional Impact ordinances |
Community type | Gated, 55-plus active-adult, master-planned |
Approximate size | About 1,400 acres |
Total residences | 2,498 at build-out (2022), now essentially sold out and resale-only |
Original developer | WCI Communities, completed by Lennar |
Golf | Pelican Preserve Golf Club, 27 holes across three nines named Ibis, Egret, and Heron, private club with Golf and Social membership tiers |
Amenity core | The Town Center, roughly 70,000 square feet, resident-owned |
Master HOA | Pelican Preserve Community Association, Inc., professionally managed by KW Property Management and Consulting |
Infrastructure district | Gateway Services Community Development District |
Product mix | Condominiums, coach and carriage homes, attached villas, and single-family homes |
Pelican Preserve blends a country-club setting with a genuinely social, activity-rich lifestyle, and it does it inland, away from the coast, which shapes everything from its flood profile to its insurance story. The sections below walk through each piece in the depth a serious buyer or seller needs.
Selling first, then buying? We help many Pelican Preserve owners right-size within the community. Call Jesse McGreevy at (239) 898-6072 for a valuation and a sell-and-buy timeline, or reach Marc Comisar at (239) 287-5873 to line up your next home. As Top 1% Real Estate Agents Nationally Since 2008, we make the two-sided move feel simple.
Pelican Preserve was built by WCI Communities and finished by Lennar. It was first approved in 2000 as "Sun City Fort Myers," grew through two land additions to about 1,400 acres, stalled during WCI's 2008 bankruptcy, and reached its final total of 2,498 residences in 2022 after Lennar acquired WCI. Today it is essentially sold out and resale-only.
WCI Communities traces its lineage to Westinghouse Communities of Florida, the developer behind Pelican Bay in Naples and, later, Pelican Landing, Pelican Marsh, and the Gateway master development. That heritage explains the recurring "Pelican" naming across WCI's Southwest Florida portfolio, and Pelican Preserve was the final entry in that line.
The community was originally approved by the City of Fort Myers on November 6, 2000 under Ordinance No. 2984, as a Development of Regional Impact then called "Sun City Fort Myers," covering 1,017 acres. The original ownership group named in the approval was broader than WCI alone. WCI filed the application on behalf of CKAP Corporation, CSUN, Inc., Charles Huether, George Sanders, and Bay Colony-Gateway, Inc. WCI's own 2002 securities filing independently referenced sales activity at "Sun City Center Fort Myers," corroborating the original working name.
WCI marketed the community as Pelican Preserve to buyers in the early 2000s, but the City's zoning code did not formally drop the "Sun City" designation until Ordinance No. 3618, adopted March 5, 2012. That same ordinance added 185 acres, bringing the legal description to 1,202.24 acres, and renamed the special development area to Pelican Preserve outright.
A second addition of 180 acres on the eastern side followed under Ordinance No. 3759, adopted October 19, 2015, which also consolidated the community's governing Development of Regional Impact order. Adding the two expansions to the original footprint yields a community of roughly 1,382 acres, which is why "about 1,400 acres" is the accurate way to describe Pelican Preserve today. You may see a marketing figure of "1,100 acres" on older listings. That number is rounded and stale against the actual ordinance record.
WCI Communities filed for Chapter 11 bankruptcy protection on August 4, 2008, amid roughly $2 billion in debt, and construction across the company halted. Pelican Preserve was one of the first communities where WCI resumed building after it emerged from reorganization, chosen for its strong demand and thin inventory.
The turning point came in 2017. Lennar completed its acquisition of WCI Communities for approximately $643 million on February 10, 2017, and finished the community. Per the Pelican Preserve Community Association's own history, Lennar completed construction of the 2,498 housing units in 2022. That makes Pelican Preserve a fully built, resale-only community today, with no active new-construction sales program. Lennar's dedicated Pelican Preserve sales page now redirects to its generic Fort Myers region page, the behavior Lennar's site shows for communities with no remaining inventory.
For sellers, that sold-out status is meaningful. There is no builder next door discounting brand-new inventory against your resale, which is a healthier backdrop than owners face in still-selling communities. Pelican Preserve was also recognized early for sustainability, earning a Gold Seal of Sustainability from Audubon International's Sustainable Development program.
Pelican Preserve's paper trail is unusually well documented, which is good news for buyers who want certainty. The community is governed by a City of Fort Myers Development of Regional Impact, a state-level land-use approval reserved for large projects. Its development order was amended and extended repeatedly over two decades, including several extensions Florida law grants to active projects after statewide storm emergencies. The order was consolidated under Ordinance No. 3759 in 2015, and a later amendment added the emergency access road described further down this page. The practical meaning for a buyer today is simple: the community is fully entitled, fully built, and no longer carries an open development pipeline that could change its character. What you see is what you get.
The original 2000 approval also names a multi-party ownership group, with WCI Communities applying on behalf of several individual and corporate landowners, and the underlying land tied historically to the broader Gateway development. That shared origin is why Pelican Preserve sits within the same infrastructure district as Gateway even though the two communities are entirely distinct, one age-restricted and gated, the other not. Understanding that history helps buyers make sense of why a neighboring community's district owns the roads, ponds, and gatehouse here rather than a Pelican Preserve district of its own.
Pelican Preserve is governed by a master association, Pelican Preserve Community Association, Inc., which residents have controlled since June 2019, layered over roughly 20 village sub-associations. There is no dedicated Pelican Preserve Community Development District. Instead, the community's core infrastructure ties into the neighboring Gateway Services Community Development District. Fees vary by village and product type, and golf and social club dues are entirely separate from the HOA.
The master governing entity is Pelican Preserve Community Association, Inc., a Florida not-for-profit corporation on file with the state since December 5, 2001. The developer turned control over to residents in June 2019, when five owners were elected to the first resident-led board. Within its first 18 months, that board updated the governing documents, purchased the Town Center from the developer, funded reserves, and converted the community to fiber-optic television and internet through Hotwire Communications.
The association is professionally managed by KW Property Management and Consulting, a Miami-based community-association management firm. One important clarification for buyers: "KW" here has no relationship to Keller Williams Realty. It is an unrelated, dedicated management company.
Pelican Preserve does not have a single flat HOA fee, and that surprises many buyers. The community is built from roughly 20 named village sub-associations, and in at least one case, Casella, there is an additional layer where a village master association sits above individual phase associations. What you pay depends on which village you buy in and what product type you own, whether that is a stacked condominium, a coach or carriage home, an attached villa, or a single-family home.
Because those schedules vary by village and change year to year, and because the community's current dues figures live behind a resident login, we do not publish a specific dollar figure here that could be out of date by the time you read it. That is not a dodge. It is accuracy. When you are seriously evaluating a specific home, we pull the exact, current assessment for that village and product type, along with the estoppel that shows any pending special assessments, so you make the decision on real numbers rather than a guessed range. Call Jesse McGreevy at (239) 898-6072 and we will get you the current schedule for the village you are considering.
Pelican Preserve does not have its own separate Community Development District. Instead, much of its infrastructure is owned and maintained by the Gateway Services Community Development District, a government special district established in 1986 that also serves the neighboring Gateway community. For Pelican Preserve specifically, the district owns most of the preserves, ponds, stormwater system, landscaping, roads, sidewalks, streetlights, the guardhouse, fountains, neighborhood monuments, and cul-de-sacs, and it provides water and wastewater utility service to roughly 800 of the community's residential units.
The district maintains a dedicated Pelican Preserve Advisory Committee and a published GIS map that shows which entity has jurisdiction over each amenity. For buyers, the practical takeaway is that a portion of what you pay to live here flows through the district rather than the HOA, and the exact non-ad valorem line for a given parcel appears on the Lee County tax bill. We help buyers read that during due diligence so there are no surprises at closing.
One of the defining moments in Pelican Preserve's history was the residents' purchase of the Town Center from the developer. The Town Center was originally developer-owned under its own recorded Town Center Declaration, a document separate from the master covenants. That declaration included a specific mechanism allowing the community association to buy the amenity complex, and after the 2019 turnover the resident board exercised it. The result is that today's owners collectively own their own amenity core rather than paying a developer or an outside operator for the right to use it, which is a meaningful long-term advantage for both values and control over the community's direction.
Residents also organize beyond the formal HOA. A volunteer resident nonprofit, the Residents' Alliance, has long advocated on community matters and documented major decisions such as the Town Center purchase, and the Gateway Services district runs a Pelican Preserve Advisory Committee along with a landscape subcommittee focused specifically on the district-owned assets inside the community. For a buyer, that layered civic structure signals an engaged, owner-driven community rather than a passive one, and it is part of why the community has stayed well-maintained since the developer left.
Selling in a specific village and want the fee story told correctly to buyers? That is a listing detail we handle with care. Call Jesse McGreevy at (239) 898-6072 for a valuation, or Marc Comisar at (239) 287-5873 if you are buying and want the full fee picture before you write an offer.
Pelican Preserve is organized into a set of named villages, each with its own sub-association, product type, and price band. The 12 villages below are confirmed against Lee County parcel records, and they span the full range of the community, from entry-level condominiums to premium single-family homes. Together they account for the branded, marketed neighborhoods buyers search for by name.
A quick note on accuracy: several village names that circulate online actually belong to other WCI-built communities in Florida, not to Pelican Preserve. We have verified this roster against county records so you are working from the real list, not a blended one.
Solaro is Pelican Preserve's premium single-family enclave, with about 57 lots platted in 2014. It carries the community's price ceiling, home to the $950,000 top sale in the current market data, built around larger WCI single-family models. Solaro is the natural fit for a buyer who wants the most house and the most privacy inside the community. A dedicated /neighborhoods/solaro page is coming with floor plans, HOA detail, and recent comps. We will link it here when it goes live.
Prato is the largest village by lot count, with roughly 357 homesites platted beginning in 2016, offering a mix of villa and single-family product. Its scale and later build era make it one of the most active resale neighborhoods in Pelican Preserve. A dedicated /neighborhoods/prato page is coming with floor plans, HOA detail, and recent comps. We will link it here when it goes live.
Materita is the second-largest village, with about 226 homes across multiple phases developed from roughly 2011 through 2014 and later, spanning villa and single-family designs. Its multi-phase history means a range of floor plans and vintages. A dedicated /neighborhoods/materita page is coming with floor plans, HOA detail, and recent comps. We will link it here when it goes live.
Siena is the largest condominium village, with about 111 units and the earliest confirmed plats in the community, dating to roughly 2005 and 2006. It is a strong entry point for buyers who want a lock-and-leave condominium lifestyle. A dedicated /neighborhoods/siena page is coming with floor plans, HOA detail, and recent comps. We will link it here when it goes live.
Casella is the largest coach-home complex by total unit count, with roughly 200 units across four phases, the last of which was platted in 2018, making it one of the newest neighborhoods in Pelican Preserve. It sits above individual phase associations under a village master association. A dedicated /neighborhoods/casella page is coming with floor plans, HOA detail, and recent comps. We will link it here when it goes live.
Palazzo is a condominium village of about 179 "chateau home" units across three phases, with the earliest phase dating to around 2009. It offers stacked-condominium living at a mid-range price point inside the community.
Villa Capri is an attached-villa neighborhood of about 155 homes, and one of the earliest-platted villages at roughly 2006. Its paired-villa product appeals to buyers who want single-family feel with lower exterior maintenance.
Aviano is a condominium village of about 89 units, part of the community's entry-tier product mix. It is a practical option for seasonal buyers and those prioritizing value.
Pistoia is a villa and single-family neighborhood of about 89 homes, offering detached and attached options in a compact setting.
Viadana is a condominium village of about 77 units, another lock-and-leave option within the community's condominium tier.
Azzurra is a smaller subdivision of about 41 homes, recorded as a replat, which points to an original plat that preceded it. Its modest size makes it a quieter enclave.
Trentino Estates is the smallest confirmed village, with about 22 single-family homesites, a compact premium-feeling pocket of the community.
Across all of these, Pelican Preserve markets a product vocabulary of Chateau Homes, Villas, Carriage Homes, Grand Villas, and Classic Homes, in two and three-bedroom plans, many with bonus or flex rooms. If you are trying to decide which village fits your budget, your maintenance tolerance, and your resale goals, that is exactly the conversation we have every week. Call Jesse McGreevy at (239) 898-6072 if you are selling in one of these villages and want it positioned correctly, or Marc Comisar at (239) 287-5873 if you are buying and want a village-by-village comparison.
Pelican Preserve Golf Club offers 27 holes of private golf across three nines named Ibis, Egret, and Heron, designed by Lewis "Chip" Powell. It is a private club with Golf and Social membership tiers, and it operates entirely separately from the community's HOA. Lennar sold the club to Heritage Golf Group in February 2022, and it centers on a clubhouse of roughly 34,000 square feet.
The club plays 27 holes as three interchangeable nine-hole courses, each named for a Florida wading bird: Ibis, Egret, and Heron. Any two nines combine to a par-72 eighteen, which gives members six different eighteen-hole routings and keeps the golf fresh round to round. The Florida State Golf Association publishes course ratings for all six pairings, and the fairways wind through the community's lakes and preserves, with Tifeagle ultradwarf greens and an aquatic driving range for practice.
This is a private club, not a public daily-fee course, and its membership is deliberately unbundled from home ownership. That is one of Pelican Preserve's defining features. You are not required to join the golf club to own a home here, and golf dues are not part of your HOA fees. Buyers who want golf can choose a Golf membership, buyers who want the social side without the golf can choose a Social membership, and buyers who want neither simply enjoy the rest of the community. Resident and non-resident memberships are both offered.
Lennar sold the club to Heritage Golf Group, which took over on February 28, 2022, operating it through its HGC Holdings entity. Heritage runs a national network of clubs that gives Pelican Preserve members reciprocal access at dozens of properties across many states. The clubhouse, roughly 34,000 square feet today after growing from about 24,485 square feet in 2016, houses a fitness center, member dining including a downstairs cafe and an upstairs dining room and bar with balcony views over the Ibis nine, and event space for gatherings from small parties to large celebrations.
On membership pricing, we deliberately do not publish specific initiation and dues figures here. The club refreshes its rate card annually, and outdated numbers help no one. When you are evaluating a golf purchase, we get you the current schedule directly from the club so you are budgeting on real figures.
Beyond the 27 holes, the club runs a full practice operation, including an aquatic driving range, practice greens with bunkers for short-game work, club storage, and club cleaning and repair service, along with a golf shop for equipment and apparel. The clubhouse also serves as an event venue, hosting weddings and celebrations across several distinct spaces that accommodate groups from small gatherings to more than 300 guests, which many residents use for milestone family occasions without leaving the community.
Membership also reaches well beyond Pelican Preserve. Because Heritage Golf Group operates a national portfolio that has grown to dozens of clubs across many states, Pelican Preserve members receive reciprocal access at other Heritage properties when they travel. For a buyer weighing bundled-golf communities against Pelican Preserve's unbundled model, that pairing of a private local club with a national reciprocal network, and no mandatory golf buy-in attached to the home, is a real point of difference that is worth understanding before you choose a community.
Selling a home with an active membership, or buying with golf in mind? Call Jesse McGreevy at (239) 898-6072 to talk listing strategy, or Marc Comisar at (239) 287-5873 to tour homes near the course. As Top 1% Real Estate Agents Nationally Since 2008, we know how to position golf as the selling point it is.
The Town Center is the resident-owned heart of Pelican Preserve, a complex of roughly 70,000 square feet that residents purchased from the developer around 2019 under a separate Town Center Declaration. It packs in dining, a health and fitness center, a spa, indoor and outdoor pools, racquet sports, an amphitheater, a theater, roughly 50 resident clubs, and a 38-acre nature preserve.
The Town Center anchors the community's social life. Destinations is the full-service restaurant for a nice dinner or a cocktail at the bar, and Flip-Flops is the poolside bar and grill for casual meals, live entertainment, and game-day gatherings, with a daily happy hour. Coffee and conversation happen at the community's cafe spaces, and the Brokke Center houses a library, computer room, card rooms, a poker room, and a performing arts and music room. Because the Town Center is resident-owned, access flows from being a Pelican Preserve owner rather than from a separate paid membership.
The Soleil Health and Fitness Center offers cardio equipment and weights for all levels, plus studios running yoga, spin, Pilates, Zumba, and more, with as many as 30 classes a week, alongside locker rooms, a sauna, and steam rooms. The Pelican Oasis Spa, in the Magnolia Building, offers massage, facials, and waxing by appointment. For swimming there is an outdoor resort-style pool, an adjacent adults-only lap pool, and a separate indoor pool used for lap swimming and aquatic fitness, overlooked by a second-floor indoor walking track.
Pelican Preserve is genuinely amenity-dense. The community offers 8 lighted Har-Tru tennis courts, 12 pickleball courts, 2 bocce courts, a softball field, lawn bowling, horseshoes, ping pong, and a billiards room, with instruction and league play against other communities. An outdoor amphitheater hosts live concerts, a farmers market, and car shows through the season, and an indoor theater screens movies and stages performances.
Set within the community is a 38-acre boardwalk nature preserve for bird watching and quiet walks, part of an Audubon-certified sustainability program, along with a butterfly garden, a fishing pier, and dog parks. The community counts roughly 58 ponds and 20 conservation areas across its footprint. Socially, residents run approximately 50 special-interest clubs, from photography and writing to cards and music, and they are free to form new ones. That combination of resident ownership, unbundled golf, and a deep activity calendar is what sets Pelican Preserve apart from bundled-golf competitors in the same corridor.
Pelican Preserve leans hard into hands-on hobbies and lifelong learning. Residents have a woodworking shop, a sewing studio, and arts and crafts rooms covering painting, ceramics, and pottery, along with card rooms for bridge, mahjong, and poker, a billiards room, and a performing arts and music room for instrumental, choral, and theatrical groups. The Brokke Center pulls many of these together with a cafe, a library, a computer room, and the community's administrative offices, and it keeps long daily hours so there is almost always somewhere to go.
Access to Town Center amenities works through a resident member card rather than a separate paid membership. Because the residents own the Town Center, that card comes with ownership, which keeps the pools, fitness center, courts, and social spaces open to owners and their guests without a country-club initiation on top. It is a different model from communities where a developer or an outside operator still controls the amenities and charges accordingly, and it is one of the reasons owners here describe the community as feeling genuinely like theirs.
Buyers, come see it in person. Sellers, let us showcase it. Call Jesse McGreevy at (239) 898-6072 for a listing consultation, or Marc Comisar at (239) 287-5873 to schedule a tour of the Town Center and homes for sale.
Life in Pelican Preserve is an active, social, resort-style version of retirement. As a gated 55-plus community, at least one resident per household must be 55 or older, and daily life revolves around the Town Center, the golf club, and a packed calendar of clubs, classes, concerts, and casual dining, all inside a secure, professionally maintained, inland setting.
Residents describe a lifestyle where you can fill as much or as little of the week as you want. Mornings might mean a fitness class at Soleil, a round on the Ibis or Egret nine, or pickleball with neighbors. Afternoons bring the pool, the spa, a woodworking or ceramics session, or a club meeting. Evenings run from a quiet dinner at Destinations to live music at the amphitheater or a movie in the theater. The unbundled golf model means golfers and non-golfers share the same community comfortably, which keeps the social scene broad rather than golf-only.
As a Housing for Older Persons community, Pelican Preserve maintains standard 55-plus occupancy rules while allowing younger family and grandchildren to visit for limited stays. It is pet-friendly, with common-area leash rules and a dog park that requires a signed waiver. Rentals are permitted, though minimum lease terms and frequency limits vary by village, so seasonal owners and investors should confirm the specific sub-association's policy before buying. Community-wide fiber from Hotwire Communications delivers television and internet, and a 24-hour manned gatehouse plus a community patrol handle security.
Pelican Preserve suits buyers who want an amenity-rich, low-maintenance lifestyle with real community, whether they are full-time residents or snowbirds down for the season. It is inland, so it trades beachfront proximity for a calmer flood and insurance profile and quick access to hospitals, the airport, and shopping. For many 55-plus buyers, that trade is exactly right. As Top 1% Real Estate Agents Nationally Since 2008, we help buyers judge honestly whether this lifestyle fits, and we help sellers reach the buyers for whom it fits best. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Pelican Preserve sits in FEMA Zone X across its residential interior, an area of minimal flood hazard that is not a Special Flood Hazard Area, which means flood insurance is not federally mandated for most homes here. The community is inland, roughly 20 miles from the Gulf, so during Hurricane Ian it faced wind rather than the storm surge that devastated the coast. Homes were built to the modern Florida Building Code, and Lee County's flood program earns residents a meaningful insurance discount.
This is a genuine and honest selling point for Pelican Preserve. A point-by-point check of FEMA's National Flood Hazard Layer confirms that the community's interior, its villages, golf course, and Town Center core, sits in Zone X, the designation for minimal flood hazard. The governing map is FIRM panel 12071C0432F, effective August 28, 2008, and that panel was not revised by Lee County's 2022 coastal remap, nor is it on the county's pending 2026 remap list. Only small AE pockets appear near the Colonial Boulevard and Treeline Avenue drainage edges, consistent with roadway canals rather than the built-up interior. Because most of the community is Zone X, most owners are not required by federal law to carry flood insurance, though an individual lender can still choose to require it, and any specific address should always be verified individually.
Hurricane Ian made landfall in Southwest Florida on September 28, 2022 as a Category 4 storm near Cayo Costa, with winds around 150 miles per hour. Its deadliest hazard was storm surge, and 36 of the 41 U.S. surge deaths occurred in Lee County, overwhelmingly on the barrier islands and immediate coast, with 10 to 15 feet of inundation at Fort Myers Beach. That surge mechanism requires a direct connection to the Gulf, a bay, or a tidal river. Pelican Preserve has none. Roughly 20 miles inland, the community's threat from Ian was wind, not surge. Tellingly, Lee County held a public Ian recovery information session at the Pelican Preserve Town Center just five weeks after the storm, which shows the community's core facility was intact and usable while coastal areas faced multi-year rebuilds. This is a real, defensible contrast with coastal Southwest Florida communities, and we present it as exactly that, a wind-exposure community rather than a surge-exposure one, not as a promise that any home is storm-proof.
Because no weather station sits inside Pelican Preserve, the closest comparable Ian readings come from surrounding Lee County stations, which recorded gusts around 140 miles per hour at Cape Coral and roughly 100 miles per hour in Fort Myers, with the Fort Myers airport instrument reading about 86 miles per hour before it failed ahead of the peak. Those are serious winds, and they are precisely the hazard that modern building codes and wind-mitigation features are engineered to resist, which is why construction era matters so much in this community. Countywide, the catastrophic losses from Ian were concentrated on the coast and barrier islands, not the inland corridor Pelican Preserve occupies. Reading the storm honestly means acknowledging the wind while being clear that the surge, which caused most of the destruction and most of the deaths, did not reach this far inland.
Florida's statewide Building Code took effect March 1, 2002, and the overwhelming majority of Pelican Preserve was built under it, with construction running from the early 2000s through 2022 under progressively stronger code cycles. All of Lee County, including Pelican Preserve, lies in the Wind-Borne Debris Region, so impact-rated openings or code-rated shutters are part of the construction standard. Florida law requires insurers to offer wind-mitigation credits for features like roof shape, roof-to-wall connections, and opening protection, documented on the state's uniform mitigation form, which can meaningfully lower the wind portion of a premium. On the flood side, unincorporated Lee County holds a Community Rating System Class 5 rating, which delivers about a 10 percent flood-insurance discount for Zone X properties and 25 percent in Special Flood Hazard Areas, and the county retained that rating on review in November 2024. The broader Florida insurance market has also been stabilizing, with state-backed Citizens approving rate reductions for 2026.
Want the flood and insurance profile of a specific Pelican Preserve home before you commit? We pull it during due diligence. Call Marc Comisar at (239) 287-5873 to buy with clear eyes, or Jesse McGreevy at (239) 898-6072 if you are selling and want this strength presented accurately to buyers.
For a 55-plus buyer, healthcare access is often the deciding factor, and Pelican Preserve is well positioned. Gulf Coast Medical Center, a Lee Health hospital with a Level II trauma center, is about 9 miles and 18 minutes away, and a new $810 million Lee Health hospital campus is rising even closer, opening in 2028 only about 5 miles and 11 minutes from the community. RSW airport is roughly 8 miles out.
The current nearest full-service hospital is Gulf Coast Medical Center, part of the not-for-profit Lee Health system, a 699-bed facility with a Level II trauma center and a comprehensive stroke program, about 9.1 miles and 18 minutes from Pelican Preserve. The bigger story for future residents is the new Lee Health Fort Myers campus under construction at Colonial Boulevard and Jones-Walker Boulevard, on the same corridor Pelican Preserve fronts. This roughly $810 million to $820 million project sits on a 53-acre site, is engineered to withstand a Category 5 hurricane at 18-foot elevation, and opens its first phase in 2028 with around 550,000 square feet, 260 private patient rooms, a 44-bed emergency department, 18 operating rooms, and the Lee Health Musculoskeletal Institute. At about 4.9 miles and 11 minutes away, it will become the closest full hospital campus to the community, a major draw for a 55-plus audience. Beyond these, the Lee Health network includes four acute-care hospitals plus Golisano Children's Hospital and a rehabilitation hospital.
Beyond the hospitals, day-to-day medical needs are well covered near the community. Primary care is available through Lee Physician Group offices along the Colonial Boulevard corridor, and urgent and convenient care options sit within a short drive, including a Concentra urgent care in the same 33913 ZIP code near the airport and Lee Convenient Care locations along the Metro Parkway and Cleveland Avenue corridors. For residents who prefer a more personal model, several concierge and direct-primary-care practices operate in the greater Fort Myers area, offering enhanced access and longer appointments, though most sit in central or south Fort Myers rather than immediately in the Gateway corridor. The combination of a major hospital about nine miles out, a new campus arriving in 2028 even closer, and a spread of primary and urgent-care options gives 55-plus buyers the healthcare depth that often decides where they settle.
Free-flow driving estimates from the community's Veneto Drive entrance put the everyday destinations within easy reach.
Destination | Approximate distance | Approximate drive time |
|---|---|---|
I-75 Exit 136 (Colonial Blvd) | 1 mile | 2 to 3 minutes |
New Lee Health Fort Myers campus (opens 2028) | 4.9 miles | 11 minutes |
RSW, Southwest Florida International Airport | 8.1 miles | 17 to 18 minutes |
Downtown Fort Myers River District | 8.7 miles | 18 minutes |
Gulf Coast Medical Center | 9.1 miles | 18 minutes |
Gulf Coast Town Center | 9.5 miles | 19 minutes |
Bell Tower Shops | 10.5 miles | 20 minutes |
Fort Myers Beach | 20.3 miles | 37 minutes |
Sanibel (mainland end of Causeway) | 23.3 miles | 40 minutes |
Naples | 39.3 miles | 55 minutes |
Actual times run longer in peak snowbird-season traffic, but the pattern holds: hospitals, the airport, shopping, dining, and beaches are all a straightforward drive, with the airport especially close for a community this quiet. If proximity to the new hospital campus matters to your plans, we can point you to the villages closest to that corridor. Call Marc Comisar at (239) 287-5873.
The corridor around Pelican Preserve is seeing real public and private investment. The headline is the new Lee Health Fort Myers hospital campus opening in 2028 about 5 miles away, but there is also road-capacity work on Treeline Avenue and Daniels Parkway, new commercial development, and completed coastal rebuilding that keeps the beaches accessible.
The City of Fort Myers approved a gated, emergency-vehicle-only access road connecting Prato Drive within Pelican Preserve to Gateway Boulevard, maintained by the Gateway Services district, which improves emergency response without adding through traffic. About two miles away, the City has a rezoning of roughly 32 acres at 13100 Treeline Avenue on its 2026 calendar, part of a steady pattern of the City extending its limits and recreation and commercial uses down the Treeline corridor.
The single largest nearby investment is the Lee Health Fort Myers campus at Colonial and Jones-Walker Boulevards. Beyond it, Lee County is treating the Colonial Boulevard corridor as a congestion-relief priority and is fast-tracking an Alico Road to State Road 82 connector to pull commuter traffic off Colonial. Up the Treeline corridor, the county is adding turn lanes and completing intersection improvements at Daniels Parkway and Treeline Avenue through 2026, alongside a commercial rezoning at that corner that allows for substantial future office, retail, and hotel space.
For residents who value beach days, the recovery news is encouraging. The $328 million permanent reconstruction of the Sanibel Causeway was completed in mid-2025, built stronger to endure future storms, and many Sanibel and Captiva businesses have reopened. Fort Myers Beach continues to rebuild, with its resorts back and a stronger replacement fishing pier in the pipeline. The combination of a major new hospital, real road-capacity work, and restored coastal access makes this a corridor on the upswing, which is a constructive backdrop for values inside Pelican Preserve.
According to Stellar MLS and Matrix, community-wide and as of July 2026, Pelican Preserve posted 180 closed sales over the trailing twelve months, at a median sale price of $425,000 and about $81.82 million in total volume. Current active inventory is 42 listings at a median list price of $349,500, roughly 2.8 months of supply. These are community-wide MLS figures, not McGreevy and Comisar's personal transaction count.
Here is the trailing-twelve-month closed-sales picture, pulled from Stellar MLS and Matrix, filtered to the Pelican Preserve development, community-wide, as of July 15, 2026.
Metric | Value |
|---|---|
Closed sales | 180 |
Median sale price | $425,000 |
Average sale price | $454,563 |
Total dollar volume | $81.82 million |
Price range | $209,500 to $950,000 |
Median days on market | 44 |
Average sale-to-list ratio | 96.3 percent |
Median price per square foot | $242 |
As of the same July 2026 pull, Pelican Preserve had 42 active listings, a median list price of $349,500, and a median 80 days on market, which works out to roughly 2.8 months of supply. That is relatively low inventory, but not a frenzied seller's market, since days on market have stretched.
One number deserves an honest explanation. The active median list price of $349,500 sits below the closed median of $425,000. That is not a sign that values are falling. It reflects the current mix of what is for sale: today's active inventory skews toward lower-priced condominium and coach-home product, while the higher-priced single-family homes, up to $950,000 in Solaro, have thinned on the active side. Median price is a mix story, and reading it correctly is exactly the kind of nuance that protects a seller from underpricing and a buyer from overreacting. This community-wide MLS data is separate from our team credentials. As Top 1% Real Estate Agents Nationally Since 2008, we build every Pelican Preserve valuation on live data like this, then adjust for the specific village, product type, view, and condition of your home.
Want your home measured against these numbers? Get a free home valuation or call Jesse McGreevy at (239) 898-6072. Buying instead? Marc Comisar at (239) 287-5873 will help you read the comps before you offer.
If you are selling a Pelican Preserve home, condominium, villa, or single-family, McGreevy and Comisar bring the marketing reach, pricing discipline, and negotiation strength to net you more. As the #1 Team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, we position your home to the exact buyers most likely to pay top dollar for this 55-plus lifestyle.
Selling well in Pelican Preserve is not about a sign in the yard. It is about pricing to the village and product type rather than a community-wide average, presenting the home with professional photography and video, and telling the true story that makes this community desirable: the resident-owned Town Center, the unbundled 27-hole golf, the inland Zone X flood profile, and the new hospital campus arriving in 2028. We market to the seasonal and out-of-state buyers who drive demand here, and we negotiate from data, protecting your price through inspections, appraisal, and the estoppel process. Our clients get the benefit of a team that has sold at the highest levels, with over $900 million in personal sales and a Domain Realty Group track record of more than $2.5 Billion.
Every good sale starts with an honest valuation. We will show you where your home sits against current Pelican Preserve comps, what recent buyers actually paid, and what small pre-listing moves tend to return the most in this market. There is no cost and no obligation.
Get your free home valuation now, or call Jesse McGreevy directly at (239) 898-6072 to talk strategy and timing. If you are buying as well as selling, Marc Comisar at (239) 287-5873 will line up your next home so the two sides move together.
Buyers ask a consistent set of questions about Pelican Preserve. Here are clear, current answers drawn from primary sources, covering the community profile, homes, rules, golf, amenities, and the flood and location questions that matter most to a 55-plus purchase.
Pelican Preserve is a gated, 55-plus active-adult, master-planned community in Fort Myers, Lee County, Florida, in ZIP code 33913. It holds 2,498 residences at build-out, spans about 1,400 acres, and centers on 27 holes of private golf and a resident-owned Town Center. WCI Communities began it and Lennar completed it, so it is a fully built, resale-only community today.
Pelican Preserve is in Fort Myers, along the Colonial Boulevard extension and Treeline Avenue, about one mile east of I-75 at Exit 136. It sits inside the City of Fort Myers municipal limits and is roughly 8 miles from Southwest Florida International Airport, making it convenient for seasonal residents and out-of-state family.
Pelican Preserve is primarily in ZIP code 33913 in Fort Myers, Lee County, Florida. That ZIP also covers the neighboring Gateway area and the airport corridor, which is why the community is so close to RSW and the I-75 interchange.
Pelican Preserve is in Fort Myers, in Lee County, not Naples. It is sometimes mislabeled "Naples" by national community directories because it is within driving distance of both, but its jurisdiction, ZIP code, and address are all Fort Myers. Naples is about 39 miles and 55 minutes south.
For infrastructure, yes, in the sense that Pelican Preserve is served by the Gateway Services Community Development District, which owns and maintains roads, ponds, stormwater, and the guardhouse for both areas. But Pelican Preserve is its own separately gated, age-restricted community, distinct from the neighboring, non-age-restricted Gateway community.
WCI Communities began Pelican Preserve, first approved in 2000 as "Sun City Fort Myers." After WCI's 2008 bankruptcy paused construction, Lennar acquired WCI in 2017 and completed the community, finishing all 2,498 residences in 2022. That developer history is why the community is fully built and resale-only today.
Pelican Preserve holds 2,498 residences at build-out, per the community association's own history. The mix spans stacked condominiums, coach and carriage homes, attached villas, and single-family homes across roughly 20 named villages, which is why prices range widely from the low $200,000s to near $1 million.
Pelican Preserve spans about 1,400 acres. It was originally approved at 1,017 acres in 2000, then grew through a 185-acre addition in 2012 and a 180-acre addition in 2015, reaching roughly 1,382 acres. Older marketing that cites "1,100 acres" understates the community's actual ordinance-documented footprint.
Yes, Pelican Preserve is a gated community with a 24-hour manned gatehouse, plus a community patrol for added security. Access to the Town Center amenities flows from being a resident, gated behind a member card, which keeps the pools, fitness center, and courts for owners and their guests.
Pelican Preserve offers a broad product range: stacked condominiums, coach and carriage homes, attached villas, and single-family homes, marketed as Chateau Homes, Villas, Carriage Homes, Grand Villas, and Classic Homes. Plans run from compact two-bedroom condominiums to larger single-family homes in Solaro, so buyers can match budget and maintenance preference.
Pelican Preserve is resale-only. Build-out finished in 2022 at 2,498 of 2,498 planned residences, and there is no active builder inventory. For buyers, that means every purchase is a resale, and for sellers it means no builder is discounting brand-new homes against your listing.
Pelican Preserve is a 55-plus community under federal Housing for Older Persons rules, meaning at least one resident of each household must be 55 or older. Younger spouses and family members can live there within those rules, and grandchildren and guests can visit for limited stays.
Yes. As a Housing for Older Persons community, Pelican Preserve allows grandchildren and younger guests to visit and stay for limited periods, typically defined in the governing documents. The community stays 55-plus in its permanent occupancy while remaining welcoming to visiting family throughout the year.
Pelican Preserve is pet-friendly, with common-area leash rules and a dog park that requires a signed waiver. Some number and breed restrictions can apply and vary by sub-association, so pet owners should confirm the specific village's current policy before buying. We help buyers verify this during due diligence.
Yes, rentals are allowed in Pelican Preserve, but the rules vary by village. Some sub-associations limit rental frequency or set minimum lease terms, and seasonal furnished rentals are common. If you are buying partly to rent, confirm the specific village's rental policy first, because it can materially affect your plans.
Yes. Pelican Preserve has a 24-hour manned gatehouse controlling entry, plus a community patrol that adds a roving security presence. The gatehouse and roads are maintained through the Gateway Services district. For many 55-plus buyers, that around-the-clock, staffed security is a meaningful part of the community's appeal.
Pelican Preserve is wired with community-wide fiber-optic television and internet from Hotwire Communications, a conversion the resident-led board completed after taking over management in 2019. Delivering service community-wide through fiber is a practical amenity that many older communities in the region cannot match.
Golf is optional at Pelican Preserve, offered through the privately operated Pelican Preserve Golf Club with Golf and Social membership tiers. The club refreshes its initiation and dues schedule annually, so rather than publish a figure that could be stale, we get you the current rate card from the club when you are seriously evaluating a golf purchase.
No. Golf at Pelican Preserve is unbundled, which means membership is entirely optional and golf dues are not part of your HOA fees. You can own a home here and never join the club, join at the Social tier for the dining and social side, or join at the Golf tier for full playing privileges.
Pelican Preserve Golf Club has 27 holes, arranged as three nine-hole courses named Ibis, Egret, and Heron. Any two nines combine into a par-72 eighteen, giving members six different routings. It is a private club, now owned and operated by Heritage Golf Group since 2022.
Pelican Preserve is amenity-dense: a roughly 70,000-square-foot Town Center with the Destinations restaurant and Flip-Flops poolside grill, the Soleil fitness center, the Pelican Oasis Spa, indoor and outdoor pools, 8 tennis courts, 12 pickleball courts, bocce, softball, lawn bowling, an amphitheater, a theater, roughly 50 clubs, and a 38-acre nature preserve, on top of the 27-hole golf club.
Yes. Pelican Preserve has 12 pickleball courts, expanded in recent years to meet resident demand, with instruction available for all levels. The community also offers 8 lighted Har-Tru tennis courts and 2 bocce courts, so racquet and paddle players have a genuinely strong setup here.
Most of Pelican Preserve sits in FEMA Zone X, an area of minimal flood hazard that is not a Special Flood Hazard Area, under FIRM panel 12071C0432F. Small AE pockets appear near the Colonial Boulevard and Treeline Avenue drainage edges. Because the interior is Zone X, flood insurance is generally not federally required, though any specific address should be verified.
Pelican Preserve is inland, roughly 20 miles from the Gulf, so during Hurricane Ian in September 2022 it faced wind rather than the storm surge that devastated the coast and barrier islands. Its Town Center was intact enough to host a Lee County recovery information session just five weeks after the storm, a strong signal for an inland community.
Southwest Florida International Airport is about 8 miles and 17 minutes from Pelican Preserve. Fort Myers Beach is roughly 20 miles and 37 minutes, Sanibel about 23 miles, and Naples around 39 miles and 55 minutes. The airport's closeness is a standout for a community this calm and residential.
For many buyers, yes. Pelican Preserve pairs an amenity-rich 55-plus lifestyle with an inland location, close hospitals including a new campus opening in 2028, a low-maintenance product range, and a resident-owned social core. Whether it fits you depends on your priorities, and we will give you an honest read. Call Marc Comisar at (239) 287-5873.
The Town Center is Pelican Preserve's roughly 70,000-square-foot amenity and social hub, and it is owned by the residents rather than by a developer or an outside operator. It houses the Destinations restaurant, the Flip-Flops poolside grill, the Soleil fitness center, the Pelican Oasis Spa, indoor and outdoor pools, a theater, card and hobby rooms, and space for the community's roughly 50 clubs. Access comes with ownership through a member card.
Yes. At the Town Center, residents have the full-service Destinations restaurant and the casual Flip-Flops poolside bar and grill, along with cafe and coffee spots. Separately, the private golf clubhouse offers member dining in a downstairs cafe and an upstairs dining room and bar with course views. Between the two, residents have both everyday and special-occasion options without leaving the gates.
Pelican Preserve is widely described as golf-cart friendly, with residents using carts to reach the Town Center, the golf club, and neighbors along the community's internal roads. Specific cart rules live in the governing documents, so confirm the current policy for your village, but the community's layout and culture are built around easy, low-speed local mobility, which many 55-plus buyers value.
Downtown Fort Myers and its River District are about 8.7 miles and 18 minutes away, with major shopping close by at Gulf Coast Town Center, roughly 9.5 miles, and Bell Tower Shops, about 10.5 miles. Everyday needs like groceries and pharmacies sit along the Colonial Boulevard corridor just outside the gates, so residents are never far from essentials.
The master association, Pelican Preserve Community Association, Inc., is professionally managed by KW Property Management and Consulting, a Miami-based community-association management firm. This "KW" is unrelated to Keller Williams Realty, a common point of confusion. Individual villages have their own sub-associations, some with separate managers, which is why fees and processes vary by village across the community.
Sellers face a different set of questions, from pricing and timing to the estoppel, the CDD transfer, and how to position a golf membership. These answers reflect current Pelican Preserve market data and Florida practice, and every one of them is a conversation we are glad to have in detail.
Selling in Pelican Preserve starts with an accurate, village-specific valuation, then a marketing plan built for seasonal and out-of-state 55-plus buyers, professional media, and disciplined negotiation through inspection, appraisal, and the estoppel. McGreevy and Comisar handle all of it. Begin with a free valuation or call Jesse McGreevy at (239) 898-6072.
No listing site can crown a single "best" agent, so judge on evidence. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales, and deep, specific knowledge of Pelican Preserve's villages, fees, and buyer pool.
Your home's value depends on its village, product type, square footage, view, and condition, measured against current Pelican Preserve comps rather than a community-wide average. As of July 2026, community-wide closed sales ran a median of $425,000, but your number could sit well above or below that. Get a free, no-obligation valuation to find out.
Community-wide, per Stellar MLS as of July 2026, Pelican Preserve closed 180 sales over the prior twelve months at a median of $425,000, an average of $454,563, and a range of $209,500 to $950,000. Your home's likely price depends on where within that range its village and product type fall.
The trailing-twelve-month median closed sale price community-wide was $425,000 as of July 2026, per Stellar MLS. Note that the active median list price of $349,500 sits lower simply because current inventory skews toward condominiums and coach homes, not because values are declining. A CMA on your specific home is far more useful than the median.
Community-wide, the median time on market for closed Pelican Preserve sales was 44 days as of July 2026, while active listings showed a median of 80 days, reflecting a market that has cooled from its peak. Time to sale depends heavily on pricing and presentation, which is where a data-driven listing strategy pays off.
Community-wide closed sales ran a median of about $242 per square foot as of July 2026, per Stellar MLS. Price per square foot varies significantly by product type, with condominiums, villas, and single-family homes each carrying different ranges, so it is a starting point rather than a precise per-home figure.
Timing depends on your goals and your specific product type. As of July 2026, inventory is moderate at roughly 2.8 months of supply, days on market have lengthened, and sellers averaged 96.3 percent of list. That is a balanced market where correct pricing matters. We will give you a candid, current read for your home and village.
Active inventory of 42 listings as of July 2026 is moderate, not extreme, and normal turnover in a 2,498-home 55-plus community produces steady listings. Rising insurance and association costs and seasonal timing all play a role. The honest answer for your home is village-specific, and we will show you the real supply and demand behind your price.
Higher insurance and reserve costs are a real factor across Florida 55-plus communities, and they can influence buyer behavior. Whether they are measurably pressuring values in your specific village requires a comps analysis rather than social-media speculation. We look at fee-heavy versus fee-lighter neighborhoods directly so you price with facts, not fear.
Community-wide, Pelican Preserve recorded 180 closed sales over the trailing twelve months as of July 2026, roughly 15 sales a month, per Stellar MLS. Counts you see on consumer sites vary widely because they use different lookback windows, so a defined MLS window is the honest way to measure recent activity.
At minimum you will need your sub-association estoppel letter, which shows current assessments, any arrears, and pending special assessments, plus standard Florida seller disclosures. Depending on the village there may be association application and transfer paperwork. We coordinate the full checklist with your title company so nothing stalls the closing.
Yes. Under general Florida practice, sellers must disclose known association dues and any known or pending special assessments, and the estoppel documents them formally. Full, accurate disclosure protects you from post-closing disputes. We make sure the fee and assessment picture is presented correctly and completely to buyers.
Because Pelican Preserve ties into the Gateway Services CDD, any district assessment generally runs with the land and is paid through the property tax bill, while the HOA transfer runs through the sub-association's estoppel and application. Your title company reconciles both at closing. We help make sure buyers understand both lines before they write.
A fair list price comes from a comparative market analysis specific to your village and product type, not from the community-wide median. Condominiums, villas, and single-family homes each price differently, and view and condition move the number further. We build the CMA on live Stellar MLS comps, then price to attract buyers while protecting your equity.
In a seasonal, 55-plus, out-of-state-buyer market like Pelican Preserve, a clean turnkey-furnished offering often widens your buyer pool, since many buyers want to move in with nothing to do. Whether it nets you more depends on your furnishings and your buyer. We will advise based on your specific home rather than a blanket rule.
In this market, updated kitchens and baths, fresh flooring and paint, a well-kept lanai, and modern impact windows or documented wind-mitigation features tend to return the most, partly because they ease insurance underwriting. Over-improving beyond your village's ceiling rarely pays. We will tell you which specific, targeted moves are worth it before you spend.
It can. Because golf is unbundled, no home carries a mandatory golf obligation, but a seller who holds an active membership may be able to offer it as a differentiator for golf-minded buyers. Transfer rules are set by the club, so we confirm the current policy and, when it helps, market it as a genuine advantage.
Southwest Florida's buyer traffic concentrates in the roughly November-to-April season, which often favors listing ahead of or during that window in a 55-plus community. The best timing still depends on your product type and current inventory. We will map your specific home to the season's demand pattern so you list when your buyers are actually shopping.
As of July 2026, Pelican Preserve had 42 active listings community-wide, a median list price of $349,500, and roughly 2.8 months of supply, per Stellar MLS. That is a moderate, balanced level. Because inventory shifts weekly and by product type, we pull the live count for your specific village when you list.
Absorption differs by product type, and the current active inventory skews toward condominiums and coach homes, while higher-priced single-family homes have thinned on the market. Which segment is moving faster changes with the season and supply, so we analyze the live MLS breakdown for your product type rather than generalize.
Community-wide, closed Pelican Preserve sellers averaged 96.3 percent of list price over the trailing twelve months as of July 2026, per Stellar MLS, a healthy, balanced figure. Homes priced correctly from day one tend to hold closer to list, while overpriced listings erode that ratio through reductions. Pricing strategy directly drives your result here.
Value retention varies by village, product type, and the current mix of what is selling, and Solaro's single-family homes anchor the top of the market at up to $950,000. A true ranking requires a per-village comps comparison rather than a headline claim. We run that analysis so you know exactly where your village stands before listing.
Request a free, no-obligation comparative market analysis and we will show you recent comparable sales, current competing listings, and a recommended pricing strategy for your specific home and village. Start with our online home valuation or call Jesse McGreevy at (239) 898-6072 to walk through the numbers together.
Before listing, prioritize the items buyers and inspectors scrutinize in Florida: roof and AC condition, lanai screening, any moisture issues, and documentation of impact windows or wind-mitigation features that lower insurance. Cosmetic freshening on top of that helps. We do a pre-listing walkthrough and tell you which fixes are worth doing and which are not.
The broader 2026 Fort Myers market shows rising inventory, moderating prices, and longer days on market than the recent peak, and Pelican Preserve reflects that with a median 44 days to sale and 96.3 percent of list, community-wide. In that environment, accurate pricing and strong marketing separate homes that sell from homes that sit.
As of July 2026, Pelican Preserve sits close to balanced, with roughly 2.8 months of supply community-wide but lengthening days on market, per Stellar MLS. It is neither a runaway seller's market nor a deep buyer's market. The right verdict for your home depends on your product type, and we will give you a timestamped read.
Florida sellers typically pay title-related costs, documentary stamp taxes on the deed, the real estate commission, and any association estoppel and transfer fees specific to the sub-association. The estoppel fee amount varies by village. We provide a clear net-sheet estimate up front so you know your bottom line before you list.
Generally yes, as long as the buyer's household still satisfies the community's Housing for Older Persons occupancy rule, which requires at least one resident 55 or older. The 55-plus requirement applies to occupancy, not simply to who holds title. We confirm the specific current requirement so a sale is not derailed by an eligibility misunderstanding.
Florida does not require an attorney for a home sale, and many Pelican Preserve resales close through an experienced title company that handles the estoppel and any CDD payoff. Some sellers still prefer an attorney for added comfort. We work with strong local closing partners either way and will point you to the right fit.
Because golf is unbundled, your home carries no mandatory golf cost, which is itself a selling point for non-golfers. If you hold an active membership, it may be transferable and can be marketed as a benefit to golf-minded buyers. We confirm the club's current transfer rules and position the membership accurately in the listing.
Most Pelican Preserve sub-associations run a buyer application and approval step, which can include an application fee and an orientation. Timelines vary by village, so we build the association approval into the closing schedule from the start to avoid last-minute delays. Managing that process smoothly is part of how we protect your closing date.
Much of Pelican Preserve's demand comes from out-of-state and seasonal buyers, so we market accordingly: professional photography and video that tell the lifestyle story, syndication to the portals those buyers actually search, targeted digital campaigns, and a national referral network built over years as Top 1% Real Estate Agents Nationally Since 2008. We make it easy for a buyer in another state to understand the village, the fees, and the flood profile before they ever fly down, which shortens the path to a strong offer.
In this seasonal, design-conscious 55-plus market, thoughtful staging or a clean, well-presented turnkey look consistently helps homes photograph better and show better, which supports both price and speed. That does not always mean full professional staging. Often it means decluttering, light updates, and smart furniture placement. We advise on exactly what your specific home needs to compete with the current listings in your village.
Because you get a team that has sold at the highest level, Top 1% Real Estate Agents Nationally Since 2008, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales, combined with specific Pelican Preserve expertise. Get a free home valuation or call Jesse McGreevy at (239) 898-6072 to start.
For buyers and sellers who want to verify the facts on this page, the following are publicly available, authoritative documents about Pelican Preserve and its governing bodies. These are government, official-district, and official-club records, offered here with descriptive links so you can read the primary source yourself.
McGreevy and Comisar are a top-reviewed Pelican Preserve real estate team, and we invite you to read what clients say in their own words on Google reviews for McGreevy and Comisar. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you weigh real client experiences than take our word for it.
McGreevy and Comisar are Jesse McGreevy and Marc Comisar, a Fort Myers-based real estate team with McGreevy and Comisar at Domain Realty. Together they have earned some of the highest honors in the profession while selling homes across Pelican Preserve and Southwest Florida, and they bring that full weight to every listing and every buyer they represent.
Jesse McGreevy and Marc Comisar lead one of the most productive real estate practices in the region, built on straight talk, luxury-level marketing, and relentless negotiation on behalf of their clients. Their focus on communities like Pelican Preserve means buyers and sellers get an advisor who knows the villages, the fee structures, the golf model, and the buyer pool cold, rather than a generalist learning on your time. Their recognized honors include:
McGreevy and Comisar are part of Domain Realty, Southwest Florida's full-service brokerage, regulated by the Florida Real Estate Commission (FREC), licenses SL3101296 and BK3060671. Learn more about McGreevy and Comisar or at DomainRealtyGroup.com.
Whether you are ready to sell, planning a move within Pelican Preserve, or just starting your search, reach out directly and we will take great care of you.
Ready to talk about your Pelican Preserve home? Get a free home valuation or call Jesse McGreevy at (239) 898-6072 today.
The facts on this page are drawn from government, official-district, official-community, official-club, and reputable news sources. Selected primary and secondary references:
3,627 people live in Pelican Preserve, where the median age is 72 and the average individual income is $73,666. Data provided by the U.S. Census Bureau.
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There's plenty to do around Pelican Preserve, including shopping, dining, nightlife, parks, and more. Data provided by Walk Score and Yelp.
Explore popular things to do in the area, including Artisan Gelato by Norman Love, Spice Market, and Stogies Ft Myers Cigar Lounge.
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| Dining · $ | 3.3 miles | 24 reviews | 4.9/5 stars | |
| Dining · $ | 2.28 miles | 14 reviews | 4.6/5 stars | |
| Nightlife | 4.92 miles | 24 reviews | 4.7/5 stars | |
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Pelican Preserve has 1,892 households, with an average household size of 2. Data provided by the U.S. Census Bureau. Here’s what the people living in Pelican Preserve do for work — and how long it takes them to get there. Data provided by the U.S. Census Bureau.
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