Pelican Sound

Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

McGreevy and Comisar are the #1 real estate team in Southwest Florida for selling and buying homes in Pelican Sound. Pelican Sound is a 1,299-residence bundled-golf and river-access community in Estero, Florida, and it rewards a realtor who knows it street by street, neighborhood by neighborhood, and closing-fee line by closing-fee line. If you are searching for the best realtor for Pelican Sound, whether you are ready to sell your Pelican Sound home with the team that has tracked every closing inside the gates, or buy your next one with insider knowledge of 27 bundled holes, the members-only boat ramp, and the true cost of ownership, this is the team that delivers. Top 1% Real Estate Agents Nationally Since 2008. The #1 team in Southwest Florida since 2012. Over $900 million in personal sales between Jesse McGreevy and Marc Comisar, and, as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.

Honors and recognition: - Top 1% Real Estate Agents Nationally Since 2008 - 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine) - #1 Team in Southwest Florida since 2012 - McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate - McGreevy and Comisar alone have over $900 million in Sales - Nationally Recognized Top Producing Realtors - Platinum Sales Production Award Winners

Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873 · Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

Why McGreevy and Comisar Are the Best Realtor for Pelican Sound

McGreevy and Comisar of Domain Realty are the best realtor choice for Pelican Sound in Estero, Florida, for sellers and buyers alike: the #1 team in Southwest Florida since 2012, with neighborhood-level knowledge of Pelican Sound's 27-hole bundled golf, its members-only Estero River boat ramp, and its resale market across all 22 associations. We do not guess at this community. We track it.

Recent Pelican Sound track record: 49 homes sold in Pelican Sound over the last 12 months, $33.8M in closed volume, median $550,000, an average 96.9% of list price, and an average 51 days to contract, with a top sale of $1,400,000. In the last 12 months we tracked 49 Pelican Sound closings, from entry condos in the low $300,000s to estate single-family homes on Masters Circle at $1.4 million, and we can tell you exactly what each neighborhood, floor plan, and view is trading for right now.

For luxury Pelican Sound sellers: premium marketing, cinematic video, drone, professional photography, a regional qualified-buyer database, and discretion with off-market capability when a seller wants it.

Honors and recognition: - Top 1% Real Estate Agents Nationally Since 2008 - 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine) - #1 Team in Southwest Florida since 2012 - McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate - McGreevy and Comisar alone have over $900 million in Sales - Nationally Recognized Top Producing Realtors - Platinum Sales Production Award Winners

McGreevy and Comisar are a top-reviewed Pelican Sound realtor team, and clients consistently rate them 5 stars. You can read verified Google reviews on their Google reviews profile.

Selling your Pelican Sound home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Confidential conversations welcome for luxury listings.

Buying a home in Pelican Sound? Call Marc at (239) 287-5873 for a personalized buyer consultation.

Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.

Key Takeaways

Here are the eight facts every Pelican Sound buyer and seller should know before going any further.

• McGreevy and Comisar are the best realtor for Pelican Sound. Top 1% Real Estate Agents Nationally Since 2008. The #1 team in Southwest Florida since 2012, with over $900 million in personal sales, and, as the leaders of Domain Realty Group, over $2.5 billion in team sales.
• Pelican Sound is a 1,299-residence, single-gate, bundled-golf and river community in Estero, built by WCI Communities between roughly 1997 and 2003, with resident control since January 2003.
• Golf and every amenity are bundled with ownership, non-equity, with no golf waitlist, but bundled is not free: 2026 figures are a one-time $20,300 initiation (first-time buyers) or $11,495 resale capital fee (repeat owners) plus a $299 estoppel at closing, and a recurring $11,495 per year club assessment.
• The community holds 27 holes across three par-36 nines, Sound, River, and Lakes, designed by Chip Powell and Mike Hill and opened May 1998, plus a members-only Estero River boat ramp, 125-lot dry storage, and a complimentary boat shuttle to Lovers Key.
• Boats reach the Gulf without passing under a fixed bridge: Pelican Sound sits downstream of the fixed US-41 bridge, so the Estero River carries boaters straight to Estero Bay and the Gulf.
• Over the last 12 months, 49 homes closed inside Pelican Sound for $33.8 million, median $550,000, average 96.9% of list, with only 6 homes for sale today across 1,299 residences, a tight-inventory seller's market.
• Post-Hurricane Ian, Pelican Sound rebuilt: the riverfront River Club took about 3 feet of water on September 28, 2022 and reopened rebuilt to code around March 2024; the Village of Estero carries a CRS Class 6 rating, a 20% flood-insurance discount.
• This is an owner-occupied community, not an investor play: the rental market is thin and restricted (a 30-day minimum lease, only 1 active for-rent listing and 2 recorded leases in the last year).

Table of Contents

The Community: Why McGreevy and Comisar Are the Best Realtor for Pelican Sound · Living in Pelican Sound · Pelican Sound Market Snapshot: ZIP 33928 Context and Current MLS Data · How Pelican Sound Came to Be · The Master Plan: Acres, Neighborhoods, and Build-Out · Governance: Master Association, Sub-Associations, and the River Ridge CDD · Neighborhood Inventory

Club and Amenities: The Club: Bundled, Non-Equity Membership · Golf: 27 Holes Across Sound, River, and Lakes · Boating and the Estero River · The Lovers Key Beach Shuttle · Racquet Sports: Tennis, Pickleball, and Bocce · Fitness and Wellness · Dining at Pelican Sound

Ownership Realities: The Storm Posture: Hurricane Ian Impact and Rebuild · FEMA Flood Zones, the 50 Percent Rule, and CRS Class 6 · Insurance Reality: Master Policy, Wind Mitigation, and Loss Assessment · Schools Serving Pelican Sound · Healthcare Near Pelican Sound · Daily Drive Times From Pelican Sound · Adjacent Civic Pipeline: What Is Coming Near Pelican Sound · Daily Logistics: Gates, Guests, Leasing, Pets, and ARC

Buying and Selling: Comparable Communities to Consider · Why Buy in Pelican Sound: Honest Pros and Cons · Thinking of Selling Your Pelican Sound Home? · Your Local Real Estate Experts · Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition

Reference: Sources and Authoritative References · Downloadable Documents

Living in Pelican Sound

Living in Pelican Sound means owning inside a private, gated, bundled-golf community of 1,299 homes on the Estero River, where a single annual club assessment buys 27 holes of golf, six pools, a members-only boat ramp with Gulf access, and a complimentary shuttle to Lovers Key. It is quiet, seasonal, and unusually amenity-rich for its price point.

Pelican Sound sits between US-41 and Estero Bay, tucked along the north bank of the Estero River, on ground that most Southwest Florida communities cannot match: rolling, wooded, and threaded with wetlands and lakes rather than the flat, treeless pad most 1990s Florida golf communities were scraped onto. The golf course architects, Chip Powell and the Senior PGA Tour player Mike Hill, built 27 holes that actually roll and dogleg, and the developer, WCI Communities, preserved so much woodland and wetland that the course corridors feel like they were carved out of a preserve rather than bulldozed into one [Source: https://pelicansoundgrc.com/golf]. Of the community's roughly 560 acres, only about 172 are residential; the golf course occupies 266 acres and a further 95 acres are permanent preserve [Source: https://estero-fl.gov/wp-content/uploads/library-ada/2022%20Ordinances/Ordinance%202022-15%20Pelican%20Sound%20Zoning.pdf]. The result, more than two decades after build-out, is a community that feels green and open even though it packs 1,299 homes inside its single gate.

The daily rhythm here is built around the two amenity campuses, the Golf Club and the riverfront River Club. Mornings start on one of the three nines or on the eight Har-Tru tennis courts, where organized play runs a Tuesday Ladies' Day, a Friday Men's Day, and Sunday couples' events; by mid-morning the fitness complex is busy with the members-only 8 a.m. to 12 p.m. window (yoga, Pilates, Senior Fit, Spin, Aqua, and Zumba on the class menu), and the 14 pickleball courts and 5-court bocce complex fill with league players. More than 400 residents play organized bocce, complete with a "March Madness" tournament and a traveling team [Source: https://pelicansoundgrc.com/bocce]. Afternoons drift toward the water: the members-only ramp and 125-lot dry-storage yard off Williams Road put a boat on the Estero River in minutes, and the complimentary shuttle boat leaves the River Club dock for a roughly two-hour round trip toward Lovers Key State Park, dolphins often riding the bow wave. Evenings land at one of four dining venues, from the casual Pelican Pub with its twelve taps to the reimagined riverfront River Club that reopened in 2024.

Who buys in Pelican Sound? Overwhelmingly, second-home and retiree buyers who want a bundled lifestyle without a six-figure equity golf deposit. Only about 450 of the 1,299 homes are year-round residents, roughly 35 percent, which makes this a snowbird-weighted, seasonally busy community that empties out in summer [Source: https://pelicansoundgrc.com/q-a]. It is not age-restricted: the family membership covers dependent children up to age 24, and there is no 55-plus rule anywhere in the governing documents. But the programming, the daytime bridge and canasta groups, the "Sound Learnings" lifelong-learning series, the bike club that rides January through March, tells you the center of gravity is active-adult and empty-nester. Three buyer profiles dominate: golf-and-boating retirees who want both a course and a ramp in one address; snowbird couples who want a lock-and-leave condo in the low $300,000s to mid $500,000s with full club access; and move-up buyers stepping into an Estate or Executive single-family home on Masters Circle, Gleneagles, Pinehurst, or Torrey Pines.

What keeps people here is the value math. At an equity club like West Bay Club or Shadow Wood Country Club, golf is a separate, optional purchase that can run a large initiation and a waitlist. At Pelican Sound, golf, racquet sports, boating, fitness, and dining all come bundled with the home for a single annual assessment and a comparatively modest one-time capital fee, and every home also gets bulk fiber-optic internet and cable television folded into that same assessment [Source: https://pelicansoundgrc.com/q-a]. For a buyer who wants to golf a few times a week, keep a boat, and never think about a per-round bill, the arithmetic is hard to beat in Estero.

Pelican Sound Market Snapshot: ZIP 33928 Context and Current MLS Data

Over the trailing 12 months, 49 homes sold in Pelican Sound for $33.8 million in closed volume, a median of $550,000, an average 96.9% of list price, and an average 51 days to contract, with a top sale of $1,400,000 on Masters Circle. Only 6 homes are for sale today across 1,299 residences, which makes Pelican Sound a tight-inventory, seller-leverage market in mid-2026.

Pelican Sound sits inside the larger Village of Estero real estate market (ZIP 33928), and as of spring 2026 that market is one of the tightest, fastest-tightening seller environments in Southwest Florida. The broader Estero context lives on the Estero parent hub; the community-specific numbers below come from two independent primary sources pulled July 8, 2026: Florida Realtors SunStats at the ZIP-code level and the live Stellar MLS / SWFLA Matrix at the community level, filtered to Development Name = Pelican Sound and ZIP 33928.

The Estero ZIP-level picture (33928, Florida Realtors SunStats, May 2026 snapshot). For single-family homes, Estero 33928 posted a median sale price of $576,500 in May 2026 with 4.1 months of supply (down hard from 7.3 months a year earlier, a 43.8% drop) and 44.7% cash buyers. For townhouses and condos, the ZIP posted a median of $357,000, a striking 72.7% cash-buyer share, and 4.9 months of supply (down from 9.2 months a year earlier). Two signatures matter here: inventory is tightening fast across both product types, and the condo market is overwhelmingly cash, the fingerprint of a second-home and retiree buyer pool [Source: Florida Realtors SunStats, ZIP 33928, May 2026 data].

Pelican Sound's own MLS snapshot (Stellar MLS / SWFLA Matrix, Development = Pelican Sound, ZIP 33928, closed 07/08/2025 to 07/08/2026). Inside the gates, 49 homes closed over the trailing 12 months for $33,807,201 in aggregate sold volume, an average sold price of $689,943 and a median of $550,000. Sold prices ran from $320,000 to $1,400,000. Homes went to contract in an average of 51 days on market (median 24), at an average 96.9% of list price (median 97.0%), and at an average $387 per square foot (median $348). The top sale was $1,400,000 at 21936 Masters Circle in The Masters (a 3-bedroom-plus-den estate home that sold in 6 days), tied on dollar terms by 21823 Masters Circle, also $1,400,000. Three listings sold in 0 days on market: 4631 Torrey Pines Court ($1,022,500), 21775 Sound Way #101 ($765,000), and 4670 Turnberry Lake Drive #205 ($366,201) [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-08].

How the 49 sales break down by price band: under $400,000 = 9 sales; $400,000 to $600,000 = 17 sales; $600,000 to $1,000,000 = 16 sales; $1,000,000 and above = 7 sales. And by neighborhood: Island Sound 11, The Masters 7, Southern Hills 6, Edgewater 6, Turnberry 6, Oak Run 5, Palmetto Dunes 3, Hammock Greens 2, Gleneagles 1, Torrey Pines 1, Seaside 1.

The read of the data. Single-family estate homes (The Masters, Gleneagles, Torrey Pines) top the market at roughly $950,000 to $1.4 million and sell fast, often in 0 to 6 days on market. Coach and carriage homes (Oak Run, Palmetto Dunes, Seaside) cluster from about $760,000 to $995,000. Attached condos (Edgewater, Southern Hills, Island Sound, Turnberry, Hammock Greens) run roughly $320,000 to $660,000 and carry longer days on market, with the true outliers (386, 207, 196, and 193 days) all at the lower-tier condo end where overpricing gets punished. The entry into bundled golf here starts in the low $300,000s, in the Island Sound and Hammock Greens two-bedroom condos, which is the single cheapest way into a 27-hole bundled-golf and Gulf-access lifestyle anywhere in Estero.

The inventory story is the seller's story. As of July 8, 2026 there are only 6 active listings across the entire 1,299-home community, roughly 0.46% of the stock, and every one of them is an attached condo priced from $299,500 to $575,000. No single-family or coach home is currently for sale. Anyone who wants an Estate, Executive, coach, or carriage home in Pelican Sound is effectively waiting for the next listing to hit, which is exactly the scarcity dynamic that rewards a well-prepared, well-priced seller.

The rental market confirms the owner-occupied posture. Over the trailing 12 months, the MLS shows 1 active for-rent listing ($5,500 per month) and just 2 recorded leases (one at $5,000 per month, one at $6,000 seasonal and $3,000 off-season). With a 30-day minimum lease, lessee-age and pet restrictions, and per-neighborhood leasing caps, Pelican Sound is an owner-occupied, primary-and-second-home community, not a rental-investor play. That is useful context for any buyer weighing rental income and essential context for any seller pricing to an owner-occupant pool rather than an investor pool.

Market data is refreshed by Domain Realty quarterly; the figures above are accurate as of July 8, 2026.

Why Pelican Sound resells differently than the broader Estero market. First, the bundled model creates a clean, predictable buyer conversation: there is no equity deposit to negotiate, no membership waitlist to clear, and no per-round golf bill, so the buyer's questions are about the home and the annual assessment, not about a country-club application. Second, inventory scarcity is structural, not cyclical: with 1,299 homes and only a handful ever listed at once, a well-presented listing in a thin neighborhood can command real pricing power. Third, the post-Ian rebuild of the River Club (reopened around March 2024) reset the community's amenity story and removed the single biggest question a 2023 buyer would have asked.

Selling your Pelican Sound home in this market? See Thinking of Selling Your Pelican Sound Home? below for the full Domain Realty seller positioning, a free valuation, and the seller-edition FAQ. Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.

Buying in Pelican Sound? With only 6 homes for sale, timing and access matter. Call Marc at (239) 287-5873 to be first to the next listing in your target neighborhood.

How Pelican Sound Came to Be

Pelican Sound came to be as a WCI Communities development: the Bonita Springs luxury builder rezoned a 547-acre Estero site in 1995, opened its 27-hole golf course in May 1998, delivered its main clubhouse on New Year's Eve 1999, and turned the community over to a member-elected board in January 2003. Every one of the 1,299 homes was built by WCI.

The developer of record is WCI Communities, Inc., the original WCI (SEC filer CIK 0001137778), a Bonita Springs-based developer of amenity and bundled-golf communities across Southwest Florida. WCI's own filings with the U.S. Securities and Exchange Commission name Pelican Sound directly, including a Form S-1 registration statement filed September 6, 2001 and a Form 10-K405 annual report filed March 26, 2002; a full-text EDGAR search returns more than twenty WCI filings referencing Pelican Sound [Source: https://www.sec.gov/Archives/edgar/data/1137778/000095012301506301/y50542s-1.txt] [Source: https://www.sec.gov/Archives/edgar/data/1137778/000095012302002941/y58812e10-k405.htm]. A note on corporate lineage that matters for accuracy: this is the original WCI (CIK 1137778), the pre-2008-bankruptcy company that built Pelican Sound in the late 1990s and early 2000s. A reorganized "WCI Communities, Inc." (a different entity) later IPO'd in 2013 and was acquired by Lennar in 2017; Pelican Sound predates all of that. WCI's other nearby Southwest Florida communities include Pelican Landing in Bonita Springs and Wildcat Run in Estero, which is one reason "Pelican Sound" and "Pelican Landing" get confused (they are entirely separate communities).

The founding chronology, drawn from the club's own official history and from Village of Estero and Lee County records, runs like this. In 1995, Lee County rezoned the 547-acre Pelican Sound site, the founding entitlement, a figure recited verbatim decades later in the Village of Estero's own 2025 ordinance [Source: https://estero-fl.gov/proposed-millage-rate-utility-expansion-and-home2-suites-addressed-by-council-on-july-2-2025/]. On November 9, 1996, Lee County established the River Ridge Community Development District by Ordinance 96-02 to build and maintain the community's infrastructure [Source: https://riverridgecdd.net/about]. The golf course opened in May 1998, designed by Chip Powell and Mike Hill; the club ran at first from a temporary clubhouse. The River Club restaurant opened in September 1999, and the main clubhouse held its grand opening on New Year's Eve, December 31, 1999 [Source: https://pelicansoundgrc.com/about]. Then, in January 2003, the developer turned the community over to the members, who elected a new board of directors, the developer-to-resident control transition that made Pelican Sound the member-run community it is today [Source: https://pelicansoundgrc.com/about].

The residential build-out, reconstructed independently from Florida condominium registry records, staged roughly west to completion across 1997 to 2003. The first neighborhood associations were incorporated in September 1997 (Hammock Greens I, Edgewater I, Seaside I, and others). The first condominium phases were delivered in October 1998 (Hammock Greens I, Edgewater I, Seaside I). Through 1999 and 2000 the mid-community phases came online: Edgewater II and III, the Seaside phases, Oak Run, and the Turnberry towers. Southern Hills and the 156-unit Palmetto Dunes registered in March 2001, and Island Sound was the final village, its last phase registered in May 2002, completing the build just before the January 2003 turnover. The single-family Estate and Executive neighborhoods (Pinehurst, Gleneagles, The Masters, Torrey Pines) were built concurrently, roughly 1999 to 2003 [Source: https://pelicansoundgrc.com/real-estate].

One piece of genuine local history sits inside the gates: a historic Koreshan Unity cemetery, the resting place of more than fifty members of the Koreshan Unity, a utopian community that settled Estero in the late 1800s, lies between the community's athletic courts and a street of Mediterranean-style homes. It is the "formerly leased-out cemetery parcel" that the community's 2022 legal description folded back into its boundary [Source: https://www.naplesnews.com/story/news/local/communities/the-banner/2019/10/29/historic-koreshan-cemetery-gated-estero-florida-community/3990014002/]. The nearby Koreshan State Park, just upriver at US-41, preserves the rest of that story.

Considering a Pelican Sound purchase or sale? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. For buyers, call Marc at (239) 287-5873.

The Master Plan: Acres, Neighborhoods, and Build-Out

Pelican Sound's master plan is built out: 1,299 residences across roughly 16 marketed neighborhoods and 22 recorded associations, on a footprint most accurately described as originally 547 acres (1995 rezoning) and 561.8 acres by the 2022 legal description. There is no remaining residential development inside the gates; recent activity is amenity refinement, not new housing.

The acreage confuses people because three legitimate figures circulate, and all three are real. 547 acres is the original Pelican Sound site as rezoned by Lee County in 1995, and it is not a realtor invention: the Village of Estero's 2025 boat-mooring ordinance recites "the Pelican Sound property was rezoned by Lee County in 1995 for the 547-acre site" [Source: https://estero-fl.gov/proposed-millage-rate-utility-expansion-and-home2-suites-addressed-by-council-on-july-2-2025/]. 561.8 acres, more or less, is the same community re-described in the 2022 Residential Planned Development legal description (Sections 29, 32, and 33, Township 46 South, Range 25 East), after a formerly-leased cemetery parcel and a previously-excluded triangle parcel were folded back in, which accounts for the roughly 15-acre increase over the 1995 number [Source: https://estero-fl.gov/wp-content/uploads/library-ada/2022%20Ordinances/Ordinance%202022-15%20Pelican%20Sound%20Zoning.pdf]. Approximately 630 acres is a still-larger footprint, the River Ridge CDD district, which includes land outside the Pelican Sound gates: the neighboring Meadows of Estero and the US-41 commercial frontage [Source: https://riverridgecdd.net/about]. The safe public phrasing: Pelican Sound was originally rezoned as a 547-acre community and is described today at roughly 560 acres; the 630-acre figure is the tax district, not the community.

The 2022 RPD legal description also spells out how the roughly 562 acres are used, and it explains why the community feels so green: golf course 266.39 acres, residential 172.40 acres, golf clubhouse and amenities 12.14 acres, River Club and River Park 9.82 acres, golf maintenance and storage 5.60 acres, and preserve 95.45 acres [Source: https://estero-fl.gov/wp-content/uploads/library-ada/2022%20Ordinances/Ordinance%202022-15%20Pelican%20Sound%20Zoning.pdf]. Residential land is under a third of the community; golf and preserve together are the majority.

The product mix. Pelican Sound's 1,299 homes divide into five product tiers across roughly 16 marketed neighborhoods, all built by WCI and reconciling exactly to the official 1,299 total:

• Estate Homes (single-family): Pinehurst, 82 homes, 2,147 to 3,152 square feet, the highest tier.
• Executive Homes (single-family): The Masters (100), Gleneagles (69), Torrey Pines (24), 1,762 to 2,719 square feet.
• Coach Homes (condominium, two-story, one-car garage): Edgewater I to IV (114), Island Sound I (84), Southern Hills (84), lower units about 1,551 square feet and upper units about 1,669 square feet.
• Carriage Homes (condominium, two-story, two-car garage): Oak Run (96), Palmetto Dunes (156), Seaside I to III (80), lower units about 1,759 square feet and upper units about 2,170 square feet.
• Condos (mid-rise, carport, most with elevators): Hammock Greens I to IV (98), Island Sound II (132), Turnberry I and II (180), 1,250 to 1,560 square feet.

That works out to 275 single-family homes and roughly 1,024 attached (coach, carriage, and condo) residences. One ownership-form fact matters for every buyer: the coach, carriage, and mid-rise "condo" products are all legally condominium ownership, each a recorded condominium with its own declaration and association; the only fee-simple single-family homes are the Estate (Pinehurst) and Executive (Gleneagles, The Masters, Torrey Pines) products [Source: https://pelicansoundgrc.com/real-estate].

Build-out is complete. The community reached its 1,299-unit total by the January 2003 turnover, and there is no remaining residential development site inside the gates. The recent zoning activity, a 2022 pickleball amendment and a 2025 boat-mooring amendment, is amenity and operations refinement, covered in the governance and boating sections below. Every home in Pelican Sound is a resale.

Governance: Master Association, Sub-Associations, and the River Ridge CDD

Pelican Sound is governed by three layers: the master Pelican Sound Golf & River Club, Inc. (a self-managed Florida not-for-profit that is both the master HOA and the operating bundled club), 22 neighborhood sub-associations beneath it, and the River Ridge Community Development District, a Chapter 190 special district that maintains infrastructure. A Pelican Sound owner pays all three, and understanding each is essential before you write an offer.

The master entity. At the top sits Pelican Sound Golf & River Club, Inc., a Florida Not For Profit Corporation (Sunbiz document N98000004517, EIN 59-3527820), filed August 5, 1998, currently ACTIVE, with its principal address at 4569 Pelican Sound Blvd [Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&aggregateId=domnp-n98000004517-e43126cc-de86-4cd3-a3d8-329609541724]. This single not-for-profit is both the master homeowners association and the operating bundled club; there is no separate for-profit club company. It is self-managed by an in-house General Manager and COO (Eric Long, who is also the corporation's registered agent) and a Director of Finance (Christa McKnight), and it is governed by a nine-director board serving staggered three-year terms, with three directors elected each year. The election is indirect: each of the 22 neighborhood associations names a Neighborhood Voting Representative (NVR), and the NVRs collectively elect the master board and vote the master budget [Source: https://pelicansoundgrc.com/q-a].

The 22 sub-associations. Beneath the master sit 22 recorded neighborhood associations, each with its own elected board, its own bylaws, its own NVR, and its own quarterly dues that vary by neighborhood. The 2026 Fact Sheet groups them by management company: Frankly Coastal runs Gleneagles, Island Sound I and II, The Masters, Oak Run, Palmetto Dunes, Southern Hills, and Turnberry I and II; Cambridge Management runs Edgewater I and II and Hammock Greens I to IV; Compass Rose runs Edgewater III and Seaside I and II; KPG Accounting runs Edgewater IV and Seaside III; Sandcastle PMB runs Torrey Pines; and Pinehurst is self-managed by its own board [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf]. Every owner is a mandatory member of both the master association and their neighborhood association. A practical buyer note: three neighborhoods (Island Sound I, Island Sound II, and Turnberry I) carry tighter houseguest rules than the rest of the community, and Island Sound II carries a higher lease-application fee, signaling stricter leasing administration in Island Sound.

The recorded master governing document is the "Declaration of Covenants, Conditions, Restrictions and Easements for Pelican Sound Golf and River Club" (the master Declaration, whose Article XIII Section 13.13 governs leasing). The recorded Lee County Clerk book-and-page reference should be pulled from the Lee Clerk Official Records before any recording citation; the Declaration's existence is confirmed on the club's own Fact Sheet and Architectural Review materials [Source: https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf].

The River Ridge CDD. The third layer is the River Ridge Community Development District, a special-purpose unit of local government created under Chapter 190 of the Florida Statutes and established by Lee County Ordinance 96-02 on November 9, 1996 [Source: https://riverridgecdd.net/about]. It covers approximately 630 acres west of US-41 and is governed by a resident-elected five-member Board of Supervisors (chaired by Bob Schultz), with district management by Wrathell, Hunt and Associates (District Manager Chuck Adams). The CDD maintains the community's public-facing infrastructure: lakes and preserves, stormwater and drainage, the irrigation water supply (wells), street lighting, and landscaping and roadway service outside the gates from US-41 to the gatehouse [Source: https://riverridgecdd.net/about]. Importantly, the CDD district is larger than Pelican Sound: its assessment roll shows 1,299 Pelican Sound units, 262 units at The Meadows of Estero, and 164.35 equivalent units of US-41 commercial, so Pelican Sound is about three-quarters of the district [Source: https://riverridgecdd.net/_assets/documents/fy-2026/2026-RRCDD-budget.pdf].

No public bonds, small bank notes instead. A search of the MSRB EMMA municipal-securities database returns nothing for River Ridge CDD, and that absence is correct: the district has never issued publicly-offered municipal bonds. It finances capital work through small, short (five-year) bank-placed notes repaid via the assessments. Per the FY2026 adopted budget, the 2019 note is paid off, the 2022 landscape and golf-irrigation notes mature May 1, 2027, and a 2024 irrigation and drainage note matures in 2029 [Source: https://riverridgecdd.net/_assets/documents/fy-2026/2026-RRCDD-budget.pdf]. For debt confirmation there is no bond official statement to cite (there are no public bonds); the citable primary sources are the FY2026 adopted budget and the Florida Auditor General's audited financial reports for the district [Source: https://flauditor.gov/pages/specialdistricts_efile%20pages/River%20Ridge%20Community%20Development%20District.htm].

What a Pelican Sound owner actually pays the CDD. The CDD assessment is a non-ad-valorem line on the annual Lee County property-tax bill, separate from the club assessment and the neighborhood dues. For FY2026 a Pelican Sound home pays the General Fund per-unit charge of $177.21 plus the Pelican Sound Program special-revenue charge of $1,031.71, for a total of approximately $1,209 per home per year (up from about $1,012 the prior year, driven by a new capital and irrigation program) [Source: https://riverridgecdd.net/_assets/documents/fy-2026/2026-RRCDD-budget.pdf]. The Meadows and the US-41 commercial parcels pay only the General Fund charge.

Zoning. The base zoning is the Pelican Sound Residential Planned Development, most recently amended by Village of Estero Ordinance 2022-15 (adopted November 2, 2022), which authorized pickleball in the golf maintenance and storage area, and Ordinance 2025-07 (second reading and adoption September 17, 2025), which changed the two shuttle-boat moorings at the River Club dock from "temporary" to "permanent" [Source: https://estero-fl.gov/wp-content/uploads/library-ada/2022%20Ordinances/Ordinance%202022-15%20Pelican%20Sound%20Zoning.pdf] [Source: https://play.champds.com/ATT/esterofl/2025-06/4890bc3a4b5a79644210e26dc1d25b163fdfaecb.pdf]. Estero was unincorporated Lee County until it incorporated as the Village of Estero on December 31, 2014, which is why the 1990s and 2013 approvals were Lee County actions and the 2022 and 2025 amendments are Village of Estero actions.

Neighborhood Inventory

Pelican Sound contains 1,299 residences across roughly 16 marketed neighborhoods and 22 recorded associations, spanning five product tiers from entry mid-rise condos in the low $300,000s to Estate single-family homes above $1 million. Many neighborhoods are named after famous golf courses, Pinehurst, Gleneagles, The Masters, Torrey Pines, Southern Hills, Turnberry, and Oak Run, a signature of this WCI community.

The table below is the operational inventory, assembled from the club's official Types-of-Residences flyer and Real Estate page and cross-checked against Florida condominium registry per-phase counts; the sums reconcile exactly to the official 1,299 total [Source: https://pelicansoundgrc.com/real-estate] [Source: https://pelicansoundgrc.com/documents/20124/151501/2022%20Types%20of%20Residences%20-%20Realtor%20Flyer.pdf].

Reading the ladder. The marketing labels map to a clean size-and-garage ladder: carport mid-rise condos (1,250 to 1,560 square feet) at the entry, one-car-garage coach homes (1,551 and 1,669 square feet) a step up, two-car-garage carriage homes (1,759 and 2,170 square feet) in the middle, and fee-simple single-family Executive and Estate homes (1,762 to 3,152 square feet) at the top. A useful buyer insight from the sold data: second-floor coach and carriage units, with their larger upper floor plans, sometimes price at or above the smaller single-family homes, and every tier includes the identical full bundled membership, so the entry condos are the cheapest way to buy into the exact same 27-hole, six-pool, boat-ramp lifestyle the Estate buyers enjoy.

The "cheapest way into bundled golf" hook lives in Hammock Greens and Island Sound, where two-bedroom condos have traded in the low $300,000s over the last 12 months. The prestige tier is Pinehurst (Estate homes, 2,147 to 3,152 square feet, self-managed board), and the premium single-family golf-name streets are The Masters (100 homes, the community's top single-family sales at up to $1.4 million) and Gleneagles.

Tier-3 neighborhood guides are coming. Because the sub-neighborhoods have such distinct identities, price tiers, and HOA fee schedules, we are building dedicated neighborhood pages for the highest-demand ones. Our dedicated Palmetto Dunes page is now live, with full HOA fee schedules, recent comps, and street-by-street detail. The same is true for Island Sound, Turnberry, The Masters, Pinehurst, Edgewater, Oak Run, Hammock Greens, Gleneagles, and Southern Hills: a dedicated /neighborhoods/[slug] page for each is coming with full HOA fee schedules, recent comps, and street-by-street detail. We will link them here as they go live. Until then, call Jesse at (239) 898-6072 for the current comp set and fee schedule in any specific Pelican Sound neighborhood.

The Club: Bundled, Non-Equity Membership

Pelican Sound is a bundled, non-equity community: a single membership class comes with every home, gives full access to golf, racquet sports, boating, fitness, six pools, and dining, and carries no equity deposit and no golf waitlist. But bundled is not free. A first-time buyer pays a one-time $20,300 initiation at closing (repeat owners pay an $11,495 resale capital fee) plus a $299 estoppel, and every owner pays a recurring $11,495 annual assessment.

This is the single most important thing to get right about Pelican Sound, because a lot of secondary copy oversimplifies it. Membership is included with your purchase and activates at closing; it is a family membership, mandatory and tied to ownership. Buy a home and you are a member; sell and the membership terminates. There are 1,299 homes and 1,299 memberships, one per residence, all in a single class with access to every amenity, with no separate golf-versus-social tier, no equity deposit to buy, and no golf waitlist [Source: https://pelicansoundgrc.com/membership]. That is the defining bundled advantage and it is genuinely rare.

The precise 2026 cost structure (from the official Fact Sheet, fees as of January 1, 2026). Say bundled, non-equity, no waitlist, and never say "no initiation fee," because there is one:

[Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf]

The mechanism is worth understanding. Pelican Sound funds a Capital Resale Reserve account, funded specifically by a per-sale collection each time a unit sells, and that per-sale amount is, by design, equal to that year's annual assessment [Source: https://pelicansoundgrc.com/q-a]. That is why the 2026 resale capital fee ($11,495) exactly matches the 2026 annual assessment ($11,495): it is definitionally one year's assessment. A first-time buyer pays the higher $20,300 initiation instead. Both are one-time, at-closing, non-refundable capital contributions, not a refundable equity stake. The clean, accurate framing: bundled, non-equity golf, no separate refundable equity membership deposit, but a one-time capital contribution at closing plus a mandatory annual club assessment.

What the annual assessment covers breaks into three parts [Source: https://pelicansoundgrc.com/q-a]. Amenities: food and beverage, golf pro shop, golf course maintenance, the racquet center, the fitness center, utilities, and the marina (shuttle boat, boat yard, canoes and kayaks). Property Management: cable television and fiber-optic internet for all homes, common-area maintenance and landscaping, security, swimming-pool maintenance, and utilities. Replacement Reserves: funded through the assessment and sized by an independent annual reserve study. That the bulk fiber-optic internet and cable are bundled into the assessment is a real value point most Estero communities cannot claim.

How bundled compares to the equity clubs. At West Bay Club in Estero, golf is optional and equity-based, with a tiered structure and a "member-in-waiting" track (a waitlist); golf is not automatic with a West Bay home [Source: https://www.westbayclubs.com/membership]. At Shadow Wood Country Club in Estero and Bonita Springs, the club has been member-owned and equity-based since 2010, with a separate golf membership carrying its own waiting list, and membership is decoupled from home ownership [Source: https://www.shadowwoodcc.com/membership]. At both, golf is a separate, optional purchase, often a large deposit plus a wait. At Pelican Sound, golf, boating, racquet, and dining all come bundled with the home for a single annual assessment and a comparatively modest one-time capital fee. That is the core affordability-and-access pitch, and the reason the entry condos are the cheapest door into a 27-hole bundled-golf lifestyle in the Estero market.

A note on the "6 spas" you will see on the Fact Sheet: those are six poolside whirlpool and hot-tub spas attached to the six pools, not a resort day spa or salon. Pelican Sound has a fitness and wellness complex with classes and trainers, but no dedicated day spa or salon [Source: https://pelicansoundgrc.com/membership].

Buying or selling and want the true all-in cost run for a specific home? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buyers, call Marc at (239) 287-5873 and we will stack the initiation, the assessment, the neighborhood dues, and the CDD line into one honest annual number.

Golf: 27 Holes Across Sound, River, and Lakes

Pelican Sound's golf is 27 holes across three par-36 nines, Sound, River, and Lakes, designed by course architect Chip Powell and Senior PGA Tour player Mike Hill, opened May 1998, and Audubon-certified. Every 18-hole round pairs two of the three nines on a daily rotation (par 72 in any combination), and unusually for Southwest Florida the course has genuine rolling terrain and doglegs.

The three nines, Sound, River, and Lakes, are each par 36, so every rotation plays to par 72. The full-rotation yardages span roughly 3,909 yards from the forward tees to 6,893 yards from the back, across nine tee sets, with the Sound/River rotation the longest at 6,893 Black-tee yards [Source: https://pelicansoundgrc.com/documents/20124/365494/scorecard.pdf]. The course is genuinely distinctive for the region: the club describes it, and independent play confirms it, as having rolling terrain and many doglegs, medium-to-large greens, some two- and three-tiered, threaded through wetlands and woodlands rather than around them [Source: https://pelicansoundgrc.com/golf]. That is a real differentiator against the flat, straight, pancake-template norm of many 1990s Florida golf communities.

The design pedigree is notable. Chip Powell was the course architect; Mike Hill was a Senior PGA Tour player who partnered on the design (a different Hill from the community's occasional confusion with other WCI designers). The course opened in May 1998 and is Audubon-certified, reflecting the wetland-and-woodland preservation woven through the routing [Source: https://pelicansoundgrc.com/golf]. Practice facilities include an aqua (island) driving range, plus putting and chipping areas; instruction runs through a PGA staff using FlightScope and Bushnell Launch Pro technology, with golf schools, clinics, and private lessons.

Playing it as a member. With 1,299 member households sharing 27 holes, the member-to-hole math (roughly 48 homes per hole) is materially more favorable than a typical 18-hole bundled community, one practical reason tee-time access here is generally easier than at an 18-hole bundled club of similar size. Members book advanced tee times 10 days out; registered houseguests and others book 2 days out. Guest golf play is restricted from January 1 through March 31 until after 12:30 p.m. to protect member access in peak season [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf]. Members pay cart and trail fees separately from the assessment (2026 member 18-hole cart fee $29.35 plus tax; annual private cart trail fee $2,272 plus tax), and a May-through-October reciprocal program gives members golf, tennis, and dining privileges at other local clubs in the off-season [Source: https://pelicansoundgrc.com/q-a]. Organized play includes a Friday Men's Day, a Tuesday Ladies' Day, and Sunday couples' events.

The three official 2026 scorecards (Lakes/Sound, River/Lakes, Sound/River) publish the full per-tee yardages and are linked in the Downloadable Documents section for buyers who want to study the routing before they play it.

Boating and the Estero River

Pelican Sound offers something almost no other bundled-golf community in Southwest Florida can: real boating. A members-only launch ramp and a 125-lot dry-storage yard off Williams Road put owners on the Estero River in minutes, with direct access down the river to Estero Bay and the Gulf, and, critically, boaters reach the Gulf without passing under a fixed bridge.

The setup. The community sits along the Estero River with direct access to Estero Bay and the Gulf. Just inside the gate on Williams Road is a members-only boat ramp and launch area plus a fenced, gated dry-storage yard with 24/7 secure access and 125 storage lots, along with a separate dock, eleven trailer and tow-vehicle parking spots, ten wash bays, a compressed-air station, and a fish-cleaning station [Source: https://pelicansoundgrc.com/boating]. Storage is fee-based and modest: 2026 boat storage runs $625 per year (or $80 per month) plus tax, and canoe or kayak storage runs $155 per year plus tax [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf]. Kayaks, canoes, and paddleboards are provided complimentary to residents and guests, stored on racks near the River Club docks with life vests and paddles, launched from a dedicated soft-sand ramp.

The no-fixed-bridge advantage. This is the detail experienced boaters care about. Pelican Sound sits between US-41 and Estero Bay, that is, downstream (west) of the fixed US-41 bridge over the Estero River. The public river ramp is up at the US-41 bridge, upstream. So a boat launched from Pelican Sound runs downstream to Estero Bay and the Gulf without ever passing under the fixed US-41 bridge, no air-draft clearance limit to worry about on the way to open water. That is a genuine access advantage over communities that sit upstream of a fixed span, and it is a reasonable, geography-based inference from the community's own location and the state's own paddling-trail mapping rather than a marketing claim [Source: https://floridadep.gov/sites/default/files/Estero%20Guide_1.pdf].

The river itself. The Florida Department of Environmental Protection's Estero River Paddling Trail guide describes the river as a black-water stream curving through hardwood hammocks before it opens to the mangrove islands of Estero Bay, with tidal influence beginning about four miles downstream where the river meets the bay; the state's own trail map labels "Williams Rd" as an Estero River access point, corroborating the community's ramp location [Source: https://floridadep.gov/sites/default/files/Estero%20Guide_1.pdf]. The Estero River is part of the Great Calusa Blueway, the nearly-200-mile marked paddling trail developed by Lee County Parks and Recreation, whose Phase 1 is Estero Bay, the state's first aquatic preserve [Source: https://www.visitfortmyers.com/calusablueway]. Reachable by boat: Mound Key, Lovers Key, and the backwater isles, with commonly reported dolphin and manatee sightings and strong game fishing and shelling.

Keeping the channel open. Because Pelican Sound's Gulf route runs the Estero River, the Village of Estero's ongoing dredging work matters directly to boaters here. The Village is pursuing a U.S. Army Corps of Engineers maintenance-dredging permit (public notice SAJ-2021-01432) to dredge shoaled reaches of the Estero River from US-41 west to Estero Bay to keep the channel navigable, and after Hurricanes Helene and Milton in 2024 it moved on emergency dredging to clear storm sediment and obstructions [Source: https://www.saj.usace.army.mil/Missions/Regulatory/Public-Notices/Article/3167468/saj-2021-01432-mlt/]. A note on vessel size: the community's specific boat-yard rules (maximum length, draft, storage-lot dimensions) live in members-only marina rules and are not published publicly, and the upper river is a shallow, tidal black-water stream that favors smaller, shallow-draft vessels, so confirm the ramp and storage rules with the club before buying a large boat.

Boaters and golfers weighing a Pelican Sound purchase or sale? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buyers, call Marc at (239) 287-5873 and ask about the current boat-storage waitlist status.

The Lovers Key Beach Shuttle

Pelican Sound runs a complimentary boat shuttle from the River Club dock down the Estero River to Lovers Key State Park, included in the amenity package, open to members and registered houseguests. Riders can disembark to enjoy the Gulf beach or take a leisurely round trip of about two hours, frequently accompanied by dolphin sightings, one of the community's most-loved perks.

The shuttle boat departs the River Club dock for cruises to Lovers Key State Park, the barrier-island park with about two miles of beach, a boardwalk and tram, and abundant wildlife (manatees, dolphins, roseate spoonbills) [Source: https://www.floridastateparks.org/Lovers-Key]. Members can step off to spend the day on the sand, or simply ride the roughly two-hour round trip without disembarking. The club describes it as complimentary, an exclusive perk of the amenity package, and registered houseguests may ride, so it is member-and-registered-guest access rather than strictly member-only [Source: https://pelicansoundgrc.com/boating]. It is the kind of amenity that sells the community: a boat ride to a state-park beach, from your own community dock, at no per-trip charge.

The Village of Estero formalized the shuttle's home base in 2025. Ordinance 2025-07 amended the community's zoning to change the two shuttle pontoons' moorings at the River Club dock from "temporary" to "permanent" (overnight) mooring, with conditions: operating hours 9 a.m. to 5 p.m., no service after dark except sunset cruises that finish before dark, a boat-shuttle safety protocol, and contingency on South Florida Water Management District and Army Corps of Engineers approval [Source: https://play.champds.com/ATT/esterofl/2025-06/4890bc3a4b5a79644210e26dc1d25b163fdfaecb.pdf]. The exact operating days and season are not published publicly (they are typically detailed in the members-only newsletter and are winter-weighted), so treat the schedule as a seasonal member benefit and confirm current days and hours with the club. One timeliness note for buyers: the Lovers Key State Park public boat ramp is scheduled for partial improvement-related closure beginning July 2026, which affects the state park's own ramp, not the Pelican Sound shuttle's ability to reach the beach, but it is worth confirming current status [Source: https://www.floridastateparks.org/Lovers-Key].

Racquet Sports: Tennis, Pickleball, and Bocce

Pelican Sound's racquet program is deep: eight lighted Har-Tru Hydro-Grid clay tennis courts, 14 pickleball courts, and a five-court bocce complex, all included in the bundled membership. Organized leagues, clinics, tournaments, and traveling teams run across all three sports, with more than 400 residents active in bocce alone.

Tennis is played on eight lighted Har-Tru Hydro-Grid courts (subsurface-irrigated clay), with a racquet center running drills, private lessons, a ball machine, group classes, clinics, round robins, and cardio tennis; club league teams compete at USTA levels 2.5 to 4.0 [Source: https://pelicansoundgrc.com/tennis]. Pickleball has expanded over the years; the most current club-published figure, the 2026 Fact Sheet, lists 14 pickleball courts (older pages show varying counts, evidence of ongoing expansion), with a pickleball committee running weekly beginner training, neighborhood leagues, and a traveling team [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf]. The 2022 zoning amendment (Ordinance 2022-15) that authorized courts in the golf maintenance and storage area came with strict noise-mitigation conditions: an eight-foot acoustic fence, a 66-decibel cap, 8 a.m.-to-dusk hours, no lighting, and "green zone" paddles and balls [Source: https://estero-fl.gov/wp-content/uploads/library-ada/2022%20Ordinances/Ordinance%202022-15%20Pelican%20Sound%20Zoning.pdf].

Bocce is a genuine crown jewel here: a five-court complex with more than 400 residents in organized play, a neighborhood league, an annual "March Madness" tournament, and a traveling team that competes against other clubs [Source: https://pelicansoundgrc.com/bocce]. Racquet and sport guest play carries seasonal time restrictions (tennis guest play restricted November through April until after noon), consistent with the community's snowbird-heavy peak season.

Fitness and Wellness

Pelican Sound's fitness and wellness complex is open seven days a week from 5 a.m. to 10 p.m., with Cybex and Octane equipment, a full group-class menu, personal trainers, and a newly built outdoor fitness park and dog park. There are six heated pools and six poolside spas across the community, plus a kiddie pool, but no dedicated resort day spa or salon.

The fitness and wellness complex carries Cybex and Octane cardio and strength equipment and runs a members-only window from 8 a.m. to noon (guests use it 5 to 7 a.m. and noon to 10 p.m.) [Source: https://pelicansoundgrc.com/wellness]. The group-class menu includes yoga, Pilates, Senior Fit, Healthy Back, Spin, Aqua, and Zumba, with complimentary weekly fitness orientations and personal trainers who begin with a health and fitness evaluation. Recent additions include an outdoor fitness park and a dog park [Source: https://pelicansoundgrc.com/wellness].

On the water side, the community has six heated swimming pools and six outdoor spas plus a kiddie pool, structured as five neighborhood-cluster pool-and-spa areas plus one main pool-and-spa complex with three fire pits [Source: https://pelicansoundgrc.com/membership]. To be precise, and because it is a common point of confusion: the "6 spas" are the poolside whirlpool and hot-tub spas at those pool areas. There is no day spa, salon, or massage facility advertised anywhere on the club's official pages. Pool maintenance, like security and bulk internet, is bundled into the annual assessment.

Dining at Pelican Sound

Pelican Sound has four dining venues across two clubhouses: The Vista at the golf clubhouse, the fast-casual Pavilion, the Pelican Pub grille, and the fine-dining River Club on the Estero River. The River Club was rebuilt after Hurricane Ian and reopened around March 2024. A 20 percent gratuity and 6.5 percent Florida sales tax apply to food and beverage; there is currently no food-and-beverage minimum.

The four named venues each play a role [Source: https://pelicansoundgrc.com/catering-banquets]. The River Club is the fine-dining destination on the Estero River, the rebuilt-and-reopened riverfront venue (2024) whose decor reflects the water; the original River Club restaurant dated to September 1999, and this is the modern rebuild. The Vista at the golf clubhouse is the main dining room and event space, with a wall of folding glass doors and views over the preserve and the Lakes course. The Pelican Pub is the golf-club grille (lunch and dinner) with twelve beers on tap, an alfresco patio, and a post-round menu. The Pavilion is fast-casual, with salads and bowls at lunch and stone-fired pizzas from an eight-foot gas oven at dinner, plus take-out. An outdoor Terrace adds four fireside lounge areas for cocktails and appetizers.

A useful buyer detail: there is currently no food-and-beverage minimum at Pelican Sound, a genuine rarity among Southwest Florida clubs (many peer clubs impose a quarterly F&B minimum). A 20 percent gratuity and the 6.5 percent Florida sales tax are automatically added to food and beverage [Source: https://pelicansoundgrc.com/q-a]. The lifestyle programming around dining runs deep: interactive cooking classes, weekly themed events, Sunday brunches, and wine tastings.

The Storm Posture: Hurricane Ian Impact and Rebuild

Pelican Sound's honest storm story: Hurricane Ian put about three feet of water into the riverfront River Club on September 28, 2022, and the community rebuilt it to current code, reopening around March 2024. Riverfront and waterfront areas sit in a FEMA flood zone and are surge-exposed; higher interior lots fared far better. Post-Ian rebuilds are built stronger than the original 1990s stock.

What happened. Hurricane Ian made landfall in Lee County on September 28, 2022 as a Category 4 storm (later reanalyzed as a Category 5), with sustained winds of 155 mph, the largest hurricane to strike Lee County and one of the costliest US tropical systems on record [Source: https://ianprogress.leegov.com/]. At Pelican Sound, the best community-specific datapoint comes from the licensed architect of record for the River Club rebuild, RG Architects PA, who states plainly that Ian brought "about three feet of water into the existing River Club" [Source: https://www.rgarchitectspa.com/river-club---pelican-sound]. The River Club is the riverfront amenity building nearest the Estero River, so that three-foot figure reflects the low-lying riverfront exposure, not the whole community. Higher-ground residences and the golf course experienced primarily wind and rain rather than the deep surge that hit the riverfront clubhouse.

The rebuild. The community demolished and rebuilt the River Club to current code, adding a new engineered-steel outdoor dining shade structure over the pool and fire-pit area; the architect's completion photos are dated July and August 2024, consistent with the reopening around March 2024 [Source: https://www.rgarchitectspa.com/river-club---pelican-sound]. Village of Estero building-permit reports document the broader repair wave: a June 2023 report shows a $70,000 Hurricane-Ian condo-repair permit at 20918 Island Sound Circle #102 in Island Sound II, and the May 2024 report shows roughly thirty condo-repair permits concentrated in Island Sound II (units generally valued around $20,000 each) plus a $500,000 alteration at a Seaside unit, evidence that substantial storm-repair permitting was still flowing through the riverfront condos nearly twenty months after the storm [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/June%202023%20Building%20Permit%20Report.pdf] [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/May%202024%20Building%20Permit%20Report.pdf].

Why the rebuild matters to a buyer. Florida enforces one of the strictest building codes in the country, and any post-Ian rebuild or major renovation is done to the current Florida Building Code: impact-resistant windows and doors or code shutters, engineered roof-to-wall connections, secondary water barriers on re-roofs, and, in flood-hazard areas, elevation to the design flood elevation. Pelican Sound's original homes date to the late 1990s and early 2000s and were built to older codes; a rebuilt or re-roofed unit is materially more storm-resilient and often cheaper to insure than un-retrofitted stock. The single highest-value hardening is impact windows and doors, which also earn wind-mitigation insurance credits. Exterior changes, shutters, window replacement, roof material, generators, all require Pelican Sound Architectural Review Committee approval and a Village of Estero permit, so buyers planning upgrades should factor that in.

Selling a Pelican Sound home and want the storm-and-insurance story told correctly to buyers? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buyers, call Marc at (239) 287-5873 to get the flood zone, elevation, and wind-mit picture on a specific home before you offer.

FEMA Flood Zones, the 50 Percent Rule, and CRS Class 6

Pelican Sound's flood exposure varies by location: waterfront and riverfront enclaves such as Island Sound sit in FEMA Zone AE (a Special Flood Hazard Area, base flood elevation 10.0 feet, FIRM Panel 12071C0587F), where flood insurance is required on a mortgage, while higher interior lots are likely Zone X. Lee County's 50 percent substantial-improvement rule and the Village of Estero's CRS Class 6 (a 20 percent flood-insurance discount) both apply.

The flood zones. A recorded FEMA Elevation Certificate for a real Pelican Sound unit, 20975 Island Sound Circle Unit 103 in Island Sound I, confirms the community's NFIP community number as Lee County 125124, on FIRM Panel 12071C0587F (effective August 28, 2008), in Flood Zone AE with a base flood elevation of 10.0 feet [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Elevation%20Certificate/20975%20Island%20Sound%20Cir%20UNIT%20103.pdf]. In plain terms: the waterfront Island Sound enclave sits squarely in a Special Flood Hazard Area, so flood insurance is required for any federally backed mortgage there, and that unit's finished floor sits right around the base flood elevation (low freeboard). Pelican Sound's non-waterfront interior lots, away from the river and lakes, are expected to be Zone X (moderate to minimal risk) on the same panel, but flood zone must be confirmed address by address. The Village of Estero publishes an interactive flood-map lookup for exactly this [Source: https://estero-fl.gov/flood-maps-zones/].

How FEMA zones work. A Special Flood Hazard Area (Zones A or AE) carries a 1 percent-or-greater annual flood chance (the "100-year flood") and triggers the mortgage flood-insurance requirement. Zone X shaded is moderate risk (between the 100-year and 500-year levels); Zone X unshaded is minimal. Base flood elevation is the height floodwaters are expected to reach in a base flood, and FEMA BFE values are accurate to about half a foot [Source: https://estero-fl.gov/flood-maps-zones/].

The 50 percent rule. Lee County's post-Ian Ordinance 22-30 governs substantial improvement and substantial damage. In substance: if the cumulative cost of improvements or repairs over a five-year period equals or exceeds 50 percent of the structure's market value (land excluded), or if a structure suffers "substantial damage" (repair cost at or above 50 percent of market value), the whole structure must be brought into compliance with the flood-resistant construction requirements of the Florida Building Code, which for an AE-zone unit can mean elevation to the design flood elevation [Source: https://mcclibraryfunctions.azurewebsites.us/api/ordinanceDownload/12625/1184335/pdf]. The honest read for buyers: an older, at-BFE Island Sound or riverfront unit is where this rule bites, because a major remodel or a bad storm-repair that crosses the 50 percent line can force full flood-elevation compliance, potentially costly on a ground-floor unit. The five-year cumulative clock means a series of smaller renovations can add up and trip the rule, so a buyer planning to renovate an older AE unit should budget a professional market-value and cost estimate first. Higher-ground Zone X homes are outside the Special Flood Hazard Area and are not subject to the flood-elevation build-back requirement (Florida Building Code wind provisions still apply). Lee County also requires new and substantially-improved construction to build to freeboard, base flood elevation plus one foot.

The CRS discount. Pelican Sound is inside the Village of Estero, which runs its own CRS-participating floodplain program at Class 6, a 20 percent discount on NFIP flood-insurance premiums for properties in the Special Flood Hazard Area [Source: https://estero-fl.gov/community-rating-system/]. FEMA notified the Village on November 21, 2024 that it would maintain the Class 6 rating and the discount [Source: https://estero-fl.gov/village-of-estero-notified-of-fema-decision-to-maintain-community-rating-system-classification-and-nfip-policyholder-discounts/]. (Unincorporated Lee County carries a Class 5, 25 percent discount, but Pelican Sound is governed by the Village of Estero's Class 6 figure; the FIRM maps are Lee County's, but the CRS crediting is the Village's.)

Insurance Reality: Master Policy, Wind Mitigation, and Loss Assessment

Insurance at Pelican Sound depends on product type and flood zone. Waterfront AE-zone condos require flood coverage on a mortgage; the condo association carries a master property policy on the buildings, while the owner carries an HO-6 with loss-assessment coverage for the association's hurricane deductible. Wind-mitigation credits (impact windows, newer roofs) are real premium-savers here.

Flood. For any Pelican Sound unit in an AE zone (Island Sound and other riverfront and waterfront enclaves) with a federally backed mortgage, flood insurance is required, full stop [Source: https://estero-fl.gov/flood-maps-zones/]. A nuance for condos: under Florida's Citizens flood mandate (Statute 627.715), condominium unit-owner policies are not themselves required by Citizens to carry flood, but the federal mortgage rule and the condo association's master flood policy still drive flood coverage on AE-zone condo buildings [Source: https://www.citizensfla.com/flood]. Higher-ground Zone X homes are not under the SFHA mortgage requirement, though carrying flood coverage is still commonly advised in a post-Ian market.

The condo master policy and loss assessment. Florida condo associations must carry a master property policy on the buildings and common elements under Statute 718.111(11); that covers the structure, leaving unit interiors and betterments to the owner's HO-6. After a hurricane, if the association's master-policy claim exceeds coverage or deductible, the association can levy a special assessment on all unit owners, and owners protect against that with loss-assessment coverage on the HO-6. Florida law sets a statutory minimum of $2,000 of loss-assessment coverage on condo unit-owner policies (Statute 627.714), but owners in older coastal buildings are often advised to carry much more. The specific master flood and wind coverage, deductible, and any post-Ian special assessments vary by neighborhood association and are not public, so a buyer should review them in the estoppel and association documents at contract.

Wind mitigation is where buyers save. Florida law (Statute 627.711) requires insurers to offer wind-mitigation discounts, and a licensed wind-mit inspection (roof shape, roof-deck attachment, roof-to-wall connections, secondary water resistance, and opening protection such as impact windows and doors) can materially cut the wind portion of a premium. Post-Ian re-roofs and impact-rated openings (common in rebuilt and newer Pelican Sound product) meaningfully lower wind premiums versus older, un-hardened units, one more reason the community's rebuild activity is a quiet positive for buyers. State programs such as My Safe Florida Home (and the newer condo pilot) offer mitigation grants; verify current funding before relying on them.

Post-Ian condo confidence. One structural positive worth noting for condo buyers: Pelican Sound funds an independent annual reserve study and a pay-as-you-go Capital Resale Reserve specifically designed to fund capital work without special assessments, which is a genuine reassurance in a Florida condo market otherwise strained by post-Surfside reserve and inspection rules [Source: https://pelicansoundgrc.com/q-a]. Mid-rise condo buildings 30 or more years old and three or more stories fall under Florida's SIRS and milestone-inspection rules; request any recorded SIRS report for an Island Sound, Turnberry, or Hammock Greens building during due diligence.

Schools Serving Pelican Sound

Pelican Sound is zoned within Lee County's South attendance zone, and the Village of Estero's designated public schools are Pinewoods Elementary (a Florida DOE A), Three Oaks Middle School (A), and Estero High School (B). Because Lee County uses a proximity-plus-choice assignment model, buyers should verify the exact assignment for a specific address in the district's SchoolSite Locator.

Lee County does not use rigid single-school boundaries the way many districts do. It runs a proximity-based student assignment and school-choice model across three attendance zones (East, South, and West), and Estero falls in the South Zone; families rank the schools in their zone and are assigned based on a mix of proximity and capacity [Source: https://www.leeschools.net/student_enrollment/school_zones]. The Village of Estero publishes the designated public schools serving the community [Source: https://estero-fl.gov/for-residents/schools/]:

The Florida DOE grades come from the state's official school-grade data (Estero High is a B on the 2024 file; Pinewoods and Three Oaks Middle carry A grades) [Source: https://www.fldoe.org/file/18534/SchoolGrades24.xlsx]. Because assignment is proximity-plus-choice, the accurate framing for a specific listing is: Pelican Sound is zoned within Lee County's South zone, the designated Estero schools are Pinewoods, Three Oaks Middle, and Estero High, and a buyer should verify the exact assignment for an address in the district's SchoolSite Locator [Source: https://www.schoolsitelocator.com/apps/leecounty/]. A 2026-2027 transportation-optimization plan limits which schools the district provides busing to, without limiting a family's right to choose a school, so a buyer could choose a school but need to self-transport [Source: https://www.leeschools.net/support/transportation_optimization].

Private and higher education. The closest well-known private options are in Fort Myers: Southwest Florida Christian Academy (K to 12), Bishop Verot Catholic High School, and Canterbury School (PK to 12), with a deeper bench of Naples private schools to the south [Source: https://estero-fl.gov/for-residents/schools/]. And Florida Gulf Coast University, a Division I public university, sits on Estero's northeast border, roughly 18 to 22 minutes away, a real amenity for families, empty-nesters (lifelong learning, athletics, cultural events), and anyone who values a university-town base [Source: https://www.fgcu.edu/].

Healthcare Near Pelican Sound

Pelican Sound is exceptionally well-positioned for healthcare: the Lee Health Coconut Point campus, with a 24/7 emergency room and comprehensive outpatient services, sits about 1.5 to 2 miles away (roughly 5 minutes) across US-41, and the nearest full trauma hospital, Gulf Coast Medical Center, is about 10 to 12 miles north.

Lee Health Coconut Point (23450 Via Coconut Point, Estero) is the closest emergency and comprehensive care, a 24/7 emergency department plus a deep outpatient roster under one roof: imaging, orthopedics, primary and pediatric care, women's care, cardiovascular services, an outpatient surgery center, a breast health center, and an on-site Lee Pharmacy [Source: https://www.leehealth.org/locations/find-a-location/coconut-point]. For a full acute-care hospital with a trauma and emergency center, Gulf Coast Medical Center (13685 Doctors Way, Fort Myers) is about 10 to 12 miles north, roughly 18 minutes [Source: https://www.leehealth.org/locations/find-a-location/trauma-emergency-center-gulf-coast-medical-center]. To the south, the NCH (Naples Comprehensive Health) system operates hospitals and emergency rooms in the Naples area, and NCH has been developing an emergency room in the Bonita Springs area just south of Estero (confirm current open status before relying on it) [Source: https://nchmd.org/].

Everyday care is close too: walk-in and retail clinics include a CVS MinuteClinic on Miromar Square Boulevard, pharmacies at Walgreens (21950 S. Tamiami Trail, at US-41 and Williams Road), CVS, the on-campus Lee Pharmacy at Coconut Point, and the Publix and Super Target pharmacies across US-41. Concierge and direct-primary-care medicine is well represented across the Estero, Bonita Springs, and Naples corridor (the MDVIP national network and Private Physicians of Southwest Florida are two verifiable examples) [Source: https://www.mdvip.com/].

Daily Drive Times From Pelican Sound

Pelican Sound's daily-life logistics are among the best in Estero: grocery, the Coconut Point mall, a 24/7 ER, and pharmacies are all within about 5 minutes across US-41; Southwest Florida International Airport (RSW) is roughly 17 to 22 minutes; and Gulf beaches are about 20 minutes by car (or by the community's own boat shuttle to Lovers Key). The figures below are approximate off-peak estimates.

[Source: https://www.leehealth.org/locations/find-a-location/coconut-point] [Source: https://www.uber.com/global/en/r/routes/rsw-to-estero-fl/] [Source: https://www.visitflorida.com/places-to-go/southwest/estero/]

The headline conveniences: everything daily is roughly 5 minutes across US-41, the airport is under 25 minutes (a real plus for a seasonal or second-home buyer), the Gulf beaches are about 20 minutes by car, and two downtowns with two very different cultures, Old Naples to the south and the Fort Myers River District to the north, sit within about 25 to 30 minutes.

Adjacent Civic Pipeline: What Is Coming Near Pelican Sound

Within about a mile of Pelican Sound, the biggest civic project is the Village's 62.5-acre Estero RiverPark preserve directly across the Corkscrew Road and US-41 corner; other pipeline items include the community's own permanent boat-shuttle mooring (Ordinance 2025-07), ongoing Estero River dredging, a proposed 219-unit apartment PD across US-41, and Toll Brothers' Summercrest townhomes about a mile east.

Estero RiverPark (directly across the corner). The Village of Estero purchased 62.5 acres at the northeast corner of Corkscrew Road and US-41 in January 2019 for $24.5 million and is building a riverfront preserve and park, rezoning roughly 35 acres to permanent open space and killing a previously-approved 530-unit, 300,000-square-foot commercial project on the site [Source: https://estero-fl.gov/public-works/land-purchase/]. Phase 1 (entry road, parking, restroom, an Estero River pedestrian bridge, and walking paths) began construction in summer 2025. This is the best adjacency story a Pelican Sound buyer could ask for: a permanent natural preserve, not more density, directly across the community's front corner.

The community's own boat-shuttle mooring (Ordinance 2025-07). As covered in the shuttle section, the Village amended Pelican Sound's zoning in 2025 to make the two River Club shuttle-boat moorings permanent [Source: https://play.champds.com/ATT/esterofl/2025-06/4890bc3a4b5a79644210e26dc1d25b163fdfaecb.pdf].

Estero River dredging. The Village is pursuing Army Corps maintenance dredging of the Estero River from US-41 west to Estero Bay (public notice SAJ-2021-01432) and post-storm emergency dredging, directly relevant to Pelican Sound's Gulf route [Source: https://www.saj.usace.army.mil/Missions/Regulatory/Public-Notices/Article/3167468/saj-2021-01432-mlt/].

Nearby housing. Across US-41 at Pelican Sound Drive, Minnesota-based Roers Companies has floated a mixed-use planned development of up to 219 apartments on an 11-acre parcel (introduced around 2023, still in the Village pipeline, requires a rezoning; verify current status) [Source: https://www.gulfshorebusiness.com/construction-development/mixed-use-planned-development-proposed-for-corner-of-us-41-pelican-sound-drive/article_7600676b-5c03-5595-8480-1d4f25e8e502.html]. About a mile east at Corkscrew Road and Sandy Lane, Toll Brothers' Summercrest (up to about 153 to 171 townhomes) has its Village rezoning approved and is underway [Source: https://estero-fl.gov/via-coconut-and-estero-townhomes-addressed-by-the-planning-zoning-design-board-on-july-9-2024/]. Larger corridor projects (Woodfield Estero at US-41 and Coconut Road, Via Coconut, Home2 Suites at Coconut Point) sit about a mile southwest along the retail corridor. A useful buyer-friendly note: the Village of Estero's proposed FY2025-2026 millage rate of 0.7300 mills is described by the Village as the lowest municipal tax rate in Florida [Source: https://estero-fl.gov/proposed-millage-rate-utility-expansion-and-home2-suites-addressed-by-council-on-july-2-2025/].

Daily Logistics: Gates, Guests, Leasing, Pets, and ARC

Day to day, Pelican Sound is a single-gate, staffed-guardhouse community with app-based guest access, bulk fiber internet and cable for every home, weekly Waste Pro trash collection, a master Architectural Review Committee gate on exterior changes, and leasing rules (30-day minimum, lessees 25 and older, no lessee pets) that keep it owner-occupied. Pet limits vary by neighborhood association.

Gate and access. Pelican Sound is gated with a staffed guardhouse and a roving patrol, with security funded through the master assessment (not the CDD) [Source: https://pelicansoundgrc.com/q-a]. Guest access runs through a gate-access app and smart passes; members add guests to an electronic guest list, and guests are not admitted otherwise [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf]. Unaccompanied houseguests must be pre-registered (a $130 registration, five business days ahead, two-week maximum stay, six registrations per year, but only two per year in Island Sound I, Island Sound II, and Turnberry I), and registered houseguests may not bring pets [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Bulk services. Every home receives bulk fiber-optic internet and cable television folded into the annual assessment (the specific provider is not published; confirm with the club), a genuine value point [Source: https://pelicansoundgrc.com/q-a]. Trash, recycling, and yard waste are collected by Waste Pro under the Lee County franchise on a once-weekly, single-day schedule (out by 5:30 a.m.), with the HOA rule that cans go curbside no earlier than dusk the day before and are removed by dusk on collection day [Source: https://estero-fl.gov/reminder-estero-to-move-to-single-day-collections/].

Leasing (the owner-occupied backbone). The minimum lease is 30 days (a few associations require 60); all lessees must be 25 or older; the owner files an application to lease with the accounting office 20 business days before lease start, and the lessee must be approved by the neighborhood association; lessees may not have pets (service animals excepted); and the club itself does not handle rentals [Source: https://pelicansoundgrc.com/q-a]. These rules, plus the per-neighborhood leasing caps, are why the rental market is so thin, and why Pelican Sound trades to owner-occupants rather than investors.

Pets and ARC. Community-wide, the master rules prohibit dog runs, animal pens, and fences (including invisible or underground pet fencing), and there is an on-site dog park; owner pet limits (number, size, breed) are set by each neighborhood association, so confirm the specific declaration for a target neighborhood [Source: https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf]. Any exterior change (paint, windows, shutters, roof, lanai, landscaping, solar) requires an Architectural Review Committee application; the master ARC sets the floor and each neighborhood can add stricter rules, so budget ARC approval plus a Village of Estero permit into any renovation plan.

Comparable Communities to Consider

Buyers weighing Pelican Sound usually cross-shop other Estero and Bonita Springs golf and waterfront communities. The honest short version: Pelican Sound is the value-and-access play (bundled 27 holes plus real boating, all included), while the equity clubs (West Bay Club, Shadow Wood, Bonita Bay) offer optional, deposit-based golf, and the other bundled communities nearby generally lack Gulf-access boating.

Here is how the main cross-shop communities compare, with membership structure sourced from each club's own official site (no realtor or aggregator sites):

• West Bay Club (Estero). An equity, member-owned community with an optional Pete and P.B. Dye 18-hole course, a private Gulf beach club on Little Hickory Island, and a river park. Golf is a separate, optional equity purchase with a member-in-waiting track (a waitlist), so a West Bay home does not automatically include golf [Source: https://www.westbayclubs.com/membership]. The trade versus Pelican Sound: West Bay offers a private Gulf beach club and an equity model; Pelican Sound offers bundled golf plus its own boat ramp and shuttle at a far lower cost of entry.
• Shadow Wood Country Club (Estero and Bonita Springs, The Brooks). A member-owned equity club since 2010 with separate golf and lifestyle memberships and a golf waiting list, and membership is decoupled from home ownership [Source: https://www.shadowwoodcc.com/membership]. Larger golf footprint, no Gulf-access boating, higher all-in cost to golf than Pelican Sound's bundled model.
• Other Estero bundled-golf communities. Communities such as Copperleaf, Stoneybrook, and Breckenridge offer bundled golf in the Estero area, but none pairs bundled golf with a members-only Estero River boat ramp and a Gulf-access shuttle the way Pelican Sound does. Several also carry a food-and-beverage minimum that Pelican Sound currently does not.
• Bonita Bay and Pelican Landing (Bonita Springs). Larger, optional-membership communities to the south; Pelican Landing in particular is frequently confused with Pelican Sound (they are entirely separate WCI-era communities in different cities). Both are larger in scale and generally higher in all-in cost to access golf.

The one-line differentiator to hold onto: Pelican Sound is one of the very few Southwest Florida communities that bundles 27 holes of golf with direct, no-fixed-bridge Gulf-access boating and a complimentary beach shuttle, all included with the home. For a buyer who wants both a course and a boat without an equity deposit, that combination is genuinely hard to replicate. We will write the offer in whichever community fits you best, and if a different community is the better fit, we will tell you so.

Why Buy in Pelican Sound: Honest Pros and Cons

Pelican Sound is a strong buy for a golf-and-boating retiree or snowbird who wants a bundled, non-equity lifestyle at a moderate cost of entry, with real Gulf access and an owner-occupied feel. It is a weaker fit for a pure investor (thin, restricted rentals) or a buyer who wants a private Gulf beach club or a brand-new home. Here is the balanced case, backed by the data on this page.

The pros. - Bundled value. Golf (27 holes), racquet sports, boating, fitness, six pools, and dining all come with the home for a single annual assessment ($11,495 in 2026) and a modest one-time capital fee, with no equity deposit and no golf waitlist. Bulk fiber internet and cable are included too. - Real boating with Gulf access. A members-only ramp, 125-lot dry storage, and a downstream-of-the-fixed-bridge route to Estero Bay and the Gulf, plus a complimentary Lovers Key beach shuttle. Almost no bundled-golf community in the region offers this. - A better golf-access ratio. 1,299 homes across 27 holes (about 48 homes per hole) generally means easier tee times than an 18-hole bundled club of similar size. - Low cost of entry into the lifestyle. Two-bedroom condos in Island Sound and Hammock Greens have traded in the low $300,000s over the last 12 months, the cheapest door into bundled golf in Estero. - Location. Grocery, mall, a 24/7 ER, and pharmacies within about 5 minutes; RSW under 25 minutes; beaches about 20 minutes. - Rebuilt and reserved. The River Club is rebuilt to code (reopened around 2024), the Village carries a CRS Class 6 (20 percent) flood discount, and the club funds an independent annual reserve study with a pay-as-you-go capital reserve.

The cons (stated plainly). - Bundled is mandatory. Every owner pays the $11,495 annual assessment whether or not they golf; a non-golfer pays for golf they may not use. The one-time capital fee ($20,300 first-time, $11,495 resale) is real cash at closing and is non-refundable. - Layered costs. On top of the club assessment, owners pay quarterly neighborhood dues (vary by neighborhood) and roughly $1,209 per year in River Ridge CDD assessments on the tax bill. - Flood exposure on the water. Waterfront and riverfront enclaves (Island Sound, and other river or lake frontage) sit in Zone AE, so flood insurance is required on a mortgage, and older at-BFE units can trip the 50 percent rule on a major remodel. - Thin, restricted rentals. A 30-day minimum lease, lessee-age and pet limits, and per-neighborhood caps make this a poor fit for investors; only 1 active for-rent listing and 2 recorded leases in the last year. - No private beach club, no new construction. Unlike West Bay Club, there is no private Gulf beach club (the amenity is the shuttle), and the community is fully built out, so every home is a resale.

Honors and recognition (why the right realtor de-risks all of the above): - Top 1% Real Estate Agents Nationally Since 2008 - 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine) - #1 Team in Southwest Florida since 2012 - McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate - McGreevy and Comisar alone have over $900 million in Sales - Nationally Recognized Top Producing Realtors - Platinum Sales Production Award Winners

Buying in Pelican Sound and want the honest fit assessment for your situation? Call Marc at (239) 287-5873 for a personalized buyer consultation. Selling? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.

Thinking of Selling Your Pelican Sound Home?

Pelican Sound sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales and, as the leaders of Domain Realty Group, over $2.5 billion in team sales, plus a regional luxury-buyer database that reaches far beyond the handful of agents who usually list inside the gates. Here is the complete Pelican Sound seller playbook.

The signature seller paragraph. Selling a home in a bundled-golf community is not the same as selling a standard Estero house, and the difference is the entire ballgame. Your buyer is not just buying a home; they are buying 27 holes of bundled golf, a boat ramp with Gulf access, a Lovers Key shuttle, six pools, and a membership that comes with no equity deposit and no waitlist. The agent who sells your home has to sell the membership value: the honest cost story (a $20,300 first-time initiation or an $11,495 resale capital fee plus the $11,495 annual assessment, with no food-and-beverage minimum, versus a six-figure equity deposit at a club like West Bay or Shadow Wood), the boating advantage, and the tight-inventory scarcity that puts a well-priced Pelican Sound listing in a strong position. That is community-specific expertise, and it is exactly what McGreevy and Comisar bring.

Listing-agent credentials (these are why the marketing budget, buyer database, and regional reach behind your listing matter): - Top 1% Real Estate Agents Nationally Since 2008 - 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine) - #1 Team in Southwest Florida since 2012 - McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate - McGreevy and Comisar alone have over $900 million in Sales - Nationally Recognized Top Producing Realtors - Platinum Sales Production Award Winners

What the last 12 months tell Pelican Sound sellers. 49 homes sold in Pelican Sound over the last 12 months, $33.8M in closed volume, median $550,000, an average 96.9% of list price, and an average 51 days to contract, with a top sale of $1,400,000. In the last 12 months we tracked 49 Pelican Sound closings, and the pattern is clear: single-family Estate and Executive homes (The Masters, Gleneagles, Torrey Pines) sell fastest, often in 0 to 6 days at the top of the market, while lower-tier condos that get overpriced sit the longest (the 386-, 207-, 196-, and 193-day outliers were all overpriced entry condos). The lesson for sellers is the same one the data always delivers: pricing strategy is the whole game, and with only 6 homes for sale across 1,299 residences today, a correctly-priced, well-presented listing has real leverage.

Luxury listing marketing. Every Pelican Sound listing of consequence gets the full playbook: cinematic video (drone exterior, interior walk-through, golden-hour amenity context on the golf course, the River Club, the boat ramp), professional architectural and drone photography, a qualified-buyer database built across Estero, Bonita Springs, Naples, and Fort Myers, off-market and pre-MLS positioning when a seller wants discretion, white-glove staging guidance, and a pricing strategy grounded in trailing comps from your specific neighborhood (Masters, Palmetto Dunes, Island Sound, wherever you are). Your home is shown to Naples and Bonita Springs buyers cross-shopping the equity clubs, not just to the regular Pelican Sound circuit, which is how well-priced listings draw multiple offers.

Free Pelican Sound home valuation. If you want to know where your home would price in today's tight market, we provide a free, no-pressure valuation. Two fast ways: use the Home Valuation form to request a written CMA, or call or text Jesse McGreevy direct at (239) 898-6072 with your neighborhood and square footage and he will pull a comp set and call you back within 24 hours with a real number grounded in the trailing sold comps and the active competition in your tier.

Talk to Jesse direct. Confidential conversations welcome, whether you are twelve weeks from listing or twelve months out. Call or text Jesse direct at (239) 898-6072, or email [email protected]. For buyers on the other side of your sale, Marc Comisar is at (239) 287-5873. You will not be handed to a junior agent.

A dedicated /sell-my-home-in-pelican-sound page is coming with the full community-specific seller's guide, a sub-neighborhood listing playbook, and the seller timeline by tier. We will link it here when it goes live.

Mini seller FAQ.

Who is the best listing agent for Pelican Sound? McGreevy and Comisar, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales and, as the leaders of Domain Realty Group, over $2.5 billion in team production, bringing a regional buyer database and bundled-golf listing expertise that a single-community specialist cannot match. Call (239) 898-6072.

What is my Pelican Sound home worth? It depends on neighborhood, product tier, floor, view, and condition, and the last 12 months ranged from $320,000 (entry condo) to $1,400,000 (Masters estate). Get a free, community-specific valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072; portal auto-estimates routinely misprice bundled-fee communities.

How long will it take to sell? The trailing-12-month average was 51 days to contract (median 24), but single-family homes have cleared in 0 to 6 days while overpriced condos sat 100-plus days. Pricing strategy drives the timeline.

What do buyers pay at closing that affects my sale? A first-time buyer pays a $20,300 initiation (or an $11,495 resale capital fee for repeat owners) plus a $299 estoppel, on top of the $11,495 annual assessment. That buyer cash-to-close is real, and pricing your home with it in mind is part of the strategy we bring.

Do I have to disclose Hurricane Ian flooding? Yes. Florida's flood-disclosure law (effective October 1, 2024) requires a flood-disclosure form on residential sales, and honest disclosure is both the law and the smart play with a well-prepared buyer.

Your Local Real Estate Experts

Pelican Sound buyers and sellers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team tracks every closing inside the community, holds one of the region's deepest luxury-buyer databases, and operates minutes away in Bonita Springs. Here is who we are, what the record shows, and how to reach us. Learn more about our team.

If you are seriously evaluating Pelican Sound, the work begins long before the offer. It begins with confirming the exact 2026 club fees for your buyer type (first-time initiation versus resale capital fee). It begins with pulling the FEMA flood zone and elevation on the specific parcel, critical in Island Sound and along the river and lakes. It begins, for condo buyers, with requesting the association's budget, reserve study, and any recorded SIRS report. It begins with stacking the true all-in annual cost: the club assessment, the neighborhood quarterly dues, the roughly $1,209 CDD line, cart and boat-storage fees, taxes, and insurance. That is the work we do for Pelican Sound buyers and sellers, and, as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate doing exactly this kind of diligence across Southwest Florida.

Top 1% Real Estate Agents Nationally Since 2008

5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

#1 Team in Southwest Florida since 2012

McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

McGreevy and Comisar alone have over $900 million in Sales

Nationally Recognized Top Producing Realtors

Platinum Sales Production Award Winners

McGreevy and Comisar are a top-reviewed Pelican Sound realtor team, and clients consistently rate them 5 stars; read verified Google reviews on their Google reviews profile. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

Contact us when you are ready:

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135

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 (FREC).

Frequently Asked Questions: Buyer Edition

Pelican Sound buyers ask detailed questions about bundled fees, golf, boating, flood zones, amenities, rules, neighborhoods, and the buying process, and this section answers every primary-source-resolvable one. Where a fact lives only in members-only documents, we say so and point you to the club. Buyers work with the best realtor for Pelican Sound because these answers are the difference between a clean purchase and an expensive surprise:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Bundled golf, dues, and fees

Is golf included at Pelican Sound?

Yes. Membership is included with your home purchase and activates at closing; it is a bundled, mandatory family membership tied to ownership, giving every home full access to the 27-hole golf course and all other amenities. There is no separate decision to "join" golf and no equity buy-in [Source: https://pelicansoundgrc.com/q-a].

What does bundled golf mean at Pelican Sound?

At Pelican Sound, bundled golf means the golf membership comes with the deed: every owner is automatically a member, with no equity deposit and no golf waitlist. That is different from a pay-to-join equity club, where golf is a separate, optional purchase. You do pay a one-time capital fee at closing and a recurring annual assessment, but there is no separate golf-membership application [Source: https://pelicansoundgrc.com/membership].

How much are Pelican Sound HOA fees?

There are two layers plus a tax-bill line. The master club annual assessment is $11,495 in 2026, and each of the 22 neighborhood associations charges its own quarterly dues that vary by neighborhood. Separately, the River Ridge CDD adds roughly $1,209 per year on the county property-tax bill [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

What is the Pelican Sound annual assessment for 2026?

$11,495, billed on the November statement. It covers three things: amenities (golf, racquet, fitness, marina, food and beverage), property management (including bulk fiber internet and cable for all homes, security, and pool maintenance), and replacement reserves sized by an independent annual reserve study [Source: https://pelicansoundgrc.com/q-a].

Is there an initiation fee at Pelican Sound?

Yes. Per the 2026 Fact Sheet, a first-time buyer to Pelican Sound pays a one-time $20,300 initiation fee at closing. It is a non-equity capital contribution, not a refundable equity deposit, so never assume "no initiation fee" at Pelican Sound [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

What is the Pelican Sound resale capital fee?

$11,495 at closing (2026), paid by buyers who currently own or have previously owned in Pelican Sound, in lieu of the higher first-time initiation. By design it equals that year's annual assessment, because it funds the community's Capital Resale Reserve. A $299 estoppel fee also applies at every closing [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Is there a food and beverage minimum at Pelican Sound?

No. Pelican Sound currently has no food-and-beverage minimum, which is a genuine rarity among Southwest Florida clubs (many peers require a quarterly minimum). A 20 percent gratuity and 6.5 percent Florida sales tax are automatically added to food and beverage [Source: https://pelicansoundgrc.com/q-a].

What do Pelican Sound dues cover?

The annual assessment covers amenities (food and beverage, golf shop and course maintenance, racquet center, fitness, and the marina, including the shuttle boat, boat yard, and canoes and kayaks), property management (bulk fiber cable and internet for all homes, common-area maintenance and landscaping, security, and pool maintenance), and replacement reserves [Source: https://pelicansoundgrc.com/q-a].

Are cable and internet included in Pelican Sound fees?

Yes. Bulk fiber-optic internet and cable television for all homes are included in the property-management portion of the annual assessment, a real value point versus communities where you contract your own ISP. The specific provider is not published on the club site; confirm the current provider and speed tier with the club [Source: https://pelicansoundgrc.com/q-a].

Does Pelican Sound have a CDD, and what does it cost?

Yes. Pelican Sound sits inside the River Ridge Community Development District (established 1996), which maintains infrastructure and stormwater. For FY2026 a Pelican Sound home pays about $1,209 per year in CDD non-ad-valorem assessments on the county tax bill, separate from the club assessment and neighborhood dues [Source: https://riverridgecdd.net/_assets/documents/fy-2026/2026-RRCDD-budget.pdf].

What is the total annual cost of ownership at Pelican Sound?

Stack four things: the $11,495 club annual assessment, your neighborhood association's quarterly dues (vary by neighborhood), the roughly $1,209 CDD line on the tax bill, and cart, trail, and boat-storage fees if you use them, plus property taxes and insurance. Call us and we will build the exact all-in number for a specific home before you offer [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Are golf carts included, or is there a trail fee?

Members pay cart and trail fees separately from the assessment. For 2026, the member 18-hole cart fee is $29.35 plus tax, and the annual private cart trail fee is $2,272 plus tax; bag storage and lessons are also priced separately [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

How does Pelican Sound's cost compare to equity clubs like West Bay or Shadow Wood?

Pelican Sound is bundled and non-equity: a modest one-time capital fee at closing plus a single annual assessment, no six-figure refundable golf deposit and no golf waitlist. West Bay Club and Shadow Wood Country Club are equity clubs where golf is a separate, optional purchase, often a large deposit plus a waitlist [Source: https://www.westbayclubs.com/membership] [Source: https://www.shadowwoodcc.com/membership].

What is the estoppel fee at a Pelican Sound closing?

$299 at closing, per the 2026 Fact Sheet, in addition to the initiation or resale capital fee [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Can non-residents join the Pelican Sound club?

No. Membership is dependent on ownership of a residence in Pelican Sound. Buy a home and you are a member; there is no non-resident membership path [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Golf

How many holes of golf does Pelican Sound have?

27 championship holes across three par-36 nines (Sound, River, and Lakes), so every 18-hole round plays two of the three nines on a daily rotation, always to par 72. Full-rotation yardages span roughly 3,909 to 6,893 yards across nine tee sets [Source: https://pelicansoundgrc.com/golf].

Who designed the Pelican Sound golf course?

Course architect Chip Powell and Senior PGA Tour player Mike Hill, with the course opening in May 1998. It is Audubon-certified and, unusually for Southwest Florida, has genuine rolling terrain and doglegs threaded through wetlands and woodlands [Source: https://pelicansoundgrc.com/golf].

Is it hard to get a tee time at Pelican Sound in season?

Generally less so than at a comparable 18-hole bundled community, because 1,299 homes share 27 holes (about 48 homes per hole). Members book advanced tee times 10 days out, and guest play is restricted January through March until after 12:30 p.m. to protect member access in peak season [Source: https://pelicansoundgrc.com/q-a].

Can guests play golf at Pelican Sound?

Yes. Registered houseguests may play at member-guest rates and book tee times two days ahead, subject to the peak-season time restriction (after 12:30 p.m. January through March) [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Does Pelican Sound have golf reciprocals in summer?

Yes. A May-through-October reciprocal program gives Pelican Sound members golf, tennis, and dining privileges at other local clubs, arranged through the pro shops or front office, a nice summer perk in a seasonal community [Source: https://pelicansoundgrc.com/q-a].

Boating and the river

Does Pelican Sound have Gulf access?

Yes, via the Estero River to Estero Bay and the Gulf. Because Pelican Sound sits downstream (west) of the fixed US-41 bridge, boaters reach the Gulf without passing under a fixed bridge, a genuine access advantage. The upper river is shallow and tidal, favoring smaller, shallow-draft vessels [Source: https://pelicansoundgrc.com/boating].

Does Pelican Sound have a boat ramp and boat storage?

Yes. A members-only launch ramp and a fenced, gated 125-lot dry-storage yard with 24/7 access sit off Williams Road, along with a dock, trailer parking, wash bays, a compressed-air station, and a fish-cleaning station. Boat storage is about $625 per year (or $80 per month) plus tax in 2026 [Source: https://pelicansoundgrc.com/boating].

What is the Pelican Sound boat shuttle to Lovers Key?

A complimentary shuttle boat runs from the River Club dock down the Estero River to Lovers Key State Park; riders can spend the day on the Gulf beach or take a roughly two-hour round trip, often with dolphin sightings. It is included in the amenity package and open to members and registered houseguests [Source: https://pelicansoundgrc.com/boating].

Can I kayak or canoe from Pelican Sound?

Yes. One- and two-person kayaks, canoes, and paddleboards are provided complimentary to residents and guests, stored near the River Club docks with life vests and paddles, launched from a dedicated soft-sand ramp. The Estero River is part of the Great Calusa Blueway paddling trail [Source: https://pelicansoundgrc.com/watercraft].

What size boat can navigate the Estero River from Pelican Sound?

The upper Estero River is a shallow, tidal black-water stream, so it favors smaller, shallow-draft vessels; the Village is actively dredging to keep the channel navigable [Source: https://www.saj.usace.army.mil/Missions/Regulatory/Public-Notices/Article/3167468/saj-2021-01432-mlt/]. The community's specific ramp and dry-storage size and draft limits live in members-only marina rules, so confirm them with the club before buying a large boat.

Storm, flood, and insurance

Did Pelican Sound flood during Hurricane Ian?

The riverfront River Club took about three feet of water during Hurricane Ian on September 28, 2022, per the architect of record for its rebuild. That reflects the low-lying riverfront exposure; higher-ground homes and the golf course saw primarily wind and rain rather than deep surge [Source: https://www.rgarchitectspa.com/river-club---pelican-sound].

What flood zone is Pelican Sound in?

It varies by location. Waterfront and riverfront enclaves such as Island Sound are in FEMA Zone AE (a Special Flood Hazard Area, base flood elevation 10.0 feet, FIRM Panel 12071C0587F), while higher interior lots are likely Zone X. Confirm the zone address by address in the Village of Estero flood-map tool [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Elevation%20Certificate/20975%20Island%20Sound%20Cir%20UNIT%20103.pdf].

Is flood insurance required at Pelican Sound?

For any AE-zone unit (Island Sound and other riverfront or waterfront homes) with a federally backed mortgage, yes, flood insurance is required. Higher-ground Zone X homes are not under the mortgage requirement, though coverage is commonly advised. The Village of Estero's CRS Class 6 rating gives a 20 percent NFIP discount in the flood zone [Source: https://estero-fl.gov/community-rating-system/].

Were Pelican Sound's amenities rebuilt after Ian?

Yes. The River Club was rebuilt to current code and reopened around March 2024, with a new engineered-steel outdoor structure; Village permit reports document a wave of Island Sound condo repairs through 2023 and 2024. Post-Ian rebuilds are built stronger than the original 1990s stock [Source: https://www.rgarchitectspa.com/river-club---pelican-sound].

Are Pelican Sound condos subject to Florida's SIRS and milestone-inspection rules?

Mid-rise condo buildings that are three or more stories and 30 or more years old fall under Florida's Structural Integrity Reserve Study (SIRS) and milestone-inspection rules; some Island Sound, Turnberry, and Hammock Greens buildings qualify by age and height. Request any recorded SIRS report for a specific building during your due-diligence period.

Amenities and lifestyle

What amenities does Pelican Sound have?

27 holes of golf, eight Har-Tru tennis courts, 14 pickleball courts, five bocce courts, a fitness and wellness complex, six heated pools and six poolside spas plus a kiddie pool, four dining venues across two clubhouses, a members-only boat ramp and 125-lot dry storage, complimentary kayaks, a Lovers Key beach shuttle, nature trails, a dog park, and an outdoor fitness park [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

How many pools does Pelican Sound have?

Six heated swimming pools and six outdoor (poolside whirlpool and hot-tub) spas, plus a kiddie pool: five neighborhood-cluster pool-and-spa areas and one main pool-and-spa complex with three fire pits. Note the "6 spas" are poolside spas, not a resort day spa [Source: https://pelicansoundgrc.com/membership].

Does Pelican Sound have pickleball, tennis, and bocce?

Yes to all three: eight lighted Har-Tru Hydro-Grid tennis courts, 14 pickleball courts (per the 2026 Fact Sheet; the sport has been expanding), and a five-court bocce complex with more than 400 residents in organized play [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Is Pelican Sound a 55+ community?

No. Pelican Sound is not age-restricted; the family membership covers dependent children up to age 24, and only lessees must be 25 or older. That said, roughly 450 of the 1,299 homes are year-round residents, so it is snowbird-weighted and active-adult in character [Source: https://pelicansoundgrc.com/q-a].

How many homes are in Pelican Sound?

1,299 residences, all bundled with full club membership, across roughly 16 marketed neighborhoods and 22 recorded associations. About 450 are year-round households [Source: https://pelicansoundgrc.com/q-a].

Is Pelican Sound gated with security?

Yes. Pelican Sound is a single-gate, staffed-guardhouse community with a roving patrol and app-based smart-pass guest access; security is a funded department of the master association, paid through the annual assessment [Source: https://pelicansoundgrc.com/q-a].

Rules, rentals, pets, and logistics

Can I rent out my Pelican Sound home?

Yes, with a 30-day minimum lease (a few associations require 60 days). The owner files an application to lease 20 business days ahead, the lessee must be 25 or older and approved by the neighborhood association, and amenity privileges can transfer to the lessee. Per-neighborhood caps apply, and the rental market here is thin [Source: https://pelicansoundgrc.com/q-a].

Can I short-term rent or Airbnb in Pelican Sound?

No. The 30-day minimum lease rules out nightly and weekly short-term rentals. Pelican Sound is an owner-occupied, primary-and-second-home community, not a short-term-rental play [Source: https://pelicansoundgrc.com/q-a].

What is the pet policy at Pelican Sound?

Owner pet limits (number, size, breed) are set by each neighborhood association, so they vary. Community-wide, the master rules prohibit dog runs, animal pens, and invisible or underground pet fencing; there is an on-site dog park; and lessees and registered houseguests may not bring pets (service animals excepted) [Source: https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf].

Can a trust or LLC buy in Pelican Sound?

Yes. A corporation or trust may purchase, with membership privileges limited to one designated couple or family, and re-designation allowed up to a few times per year with a fee. Confirm the current re-designation rule and fee with the club [Source: https://pelicansoundgrc.com/q-a].

What are the guest rules at Pelican Sound?

Accompanied guests must be added to the member's gate guest list. Unaccompanied houseguests must be pre-registered (a $130 registration, five business days ahead, two-week maximum stay, six registrations per year, but only two per year in Island Sound I, Island Sound II, and Turnberry I), and registered houseguests may not bring pets [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Neighborhoods and homes

What neighborhoods are in Pelican Sound?

Roughly 16 marketed neighborhoods across five product tiers: Estate single-family (Pinehurst); Executive single-family (The Masters, Gleneagles, Torrey Pines); coach homes (Edgewater, Island Sound I, Southern Hills); carriage homes (Oak Run, Palmetto Dunes, Seaside); and mid-rise condos (Hammock Greens, Island Sound II, Turnberry). Many are named after famous golf courses [Source: https://pelicansoundgrc.com/real-estate].

Does Pelican Sound have single-family homes or just condos?

Both. There are 275 fee-simple single-family homes (Estate and Executive) and roughly 1,024 attached residences (coach, carriage, and mid-rise condos). The coach, carriage, and mid-rise products are all legally condominium ownership [Source: https://pelicansoundgrc.com/real-estate].

What is the cheapest way to buy into Pelican Sound?

The two-bedroom mid-rise condos in Island Sound and Hammock Greens, which traded in the low $300,000s over the last 12 months, are the cheapest door into the community, and they carry the identical full bundled membership (27 holes, six pools, the boat ramp, the shuttle) that the Estate buyers get [Source: https://pelicansoundgrc.com/real-estate].

Are there new-construction homes in Pelican Sound?

No. Pelican Sound is fully built out (it reached 1,299 homes by the 2003 developer turnover), so every home is a resale.

What do homes cost in Pelican Sound?

Over the last 12 months, sold prices ran from $320,000 (entry condo) to $1,400,000 (Masters estate), with a median of $550,000 and an average of $689,943. Only 6 homes are for sale today (all condos, $299,500 to $575,000), so call us for the current live inventory and comps [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-08].

Location, schools, and comparisons

Where is Pelican Sound?

On the west side of US-41 in Estero, Lee County (ZIP 33928), along the north bank of the Estero River, between US-41 and Estero Bay, directly across US-41 from the Coconut Point hub. The community address is 4569 Pelican Sound Blvd [Source: https://pelicansoundgrc.com/].

What schools serve Pelican Sound?

Pelican Sound is zoned in Lee County's South attendance zone; the Village of Estero's designated schools are Pinewoods Elementary (A), Three Oaks Middle School (A), and Estero High School (B). Because Lee County uses proximity-plus-choice, verify a specific address in the district SchoolSite Locator [Source: https://estero-fl.gov/for-residents/schools/].

How far is Pelican Sound from RSW airport and the beach?

RSW is roughly 17 to 22 minutes; Gulf beaches (Bonita Beach, Lovers Key) are about 20 minutes by car, and Pelican Sound additionally offers a private boat shuttle to Lovers Key by water. Grocery, the Coconut Point mall, and a 24/7 ER are all about 5 minutes across US-41 [Source: https://www.uber.com/global/en/r/routes/rsw-to-estero-fl/].

Pelican Sound versus West Bay Club, which is better?

They serve different buyers. West Bay Club is an equity club with optional deposit-based golf and a private Gulf beach club; Pelican Sound is bundled (golf included, no equity deposit) with its own boat ramp and a Lovers Key shuttle, at a lower cost of entry. If you want everything included and real boating, Pelican Sound; if you want a private beach club and an equity model, West Bay [Source: https://www.westbayclubs.com/membership].

Is Pelican Sound the same as Pelican Landing?

No. They are entirely separate WCI-era communities in different cities: Pelican Sound is in Estero, and Pelican Landing is in Bonita Springs. The similar names cause frequent confusion, but they are distinct communities with different clubs and rules.

Governance

Who manages Pelican Sound?

The master entity, Pelican Sound Golf & River Club, Inc., is self-managed by an in-house GM and COO and governed by a nine-director board elected indirectly through the 22 neighborhoods' Neighborhood Voting Representatives. Each neighborhood association has its own board and, in most cases, an outside management company [Source: https://pelicansoundgrc.com/q-a].

Frequently Asked Questions: Seller Edition

Pelican Sound sellers ask focused questions about pricing, timing, marketing, closing costs, the club membership transfer, and disclosures, and this section answers all of them. The short version: list with the team that tracks every closing inside the gates and knows how to sell the bundled-membership value to the right buyer. Call or text Jesse direct at (239) 898-6072.

Who is the best listing agent for Pelican Sound?

McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales and, as the leaders of Domain Realty Group, over $2.5 billion in team production. We bring a regional buyer database and bundled-golf listing expertise a single-community specialist cannot match. Call (239) 898-6072 for a no-pressure listing consultation.

How do I choose a listing agent for Pelican Sound?

Pick the agent who can prove community-specific knowledge (the true club-fee story, the flood-zone and neighborhood nuances, the sold comps by tier) and who has the regional buyer reach to draw Naples and Bonita Springs cross-shoppers, not just the usual Pelican Sound circuit. Ask any agent to walk you through the last 12 months of Pelican Sound comps by neighborhood; we will.

What is my Pelican Sound home worth?

It depends on neighborhood, product tier, floor, view, and condition. Over the last 12 months, Pelican Sound sales ran from $320,000 (entry condo) to $1,400,000 (Masters estate), median $550,000. Get a free, community-specific valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.

How accurate are automated home-value estimates for Pelican Sound homes?

Not very. Portal auto-estimates routinely misprice bundled-fee communities like Pelican Sound because they cannot properly weigh the $11,495 annual assessment, the one-time capital fee, the CDD line, or the by-neighborhood differences. A real CMA from an agent who tracks the community is the only reliable number.

Should I get a pre-listing appraisal?

Usually not necessary. A well-built CMA from trailing sold comps in your specific Pelican Sound neighborhood, plus the active competition, is generally the right pricing tool. For an unusual or highly-renovated home, an appraisal can help; we will tell you honestly when it is worth it.

What is the most common pricing mistake Pelican Sound sellers make?

Overpricing an entry-tier condo. In the last 12 months the longest days-on-market outliers (386, 207, 196, and 193 days) were all overpriced lower-tier condos, while well-priced single-family homes cleared in as little as 0 to 6 days. Pricing strategy is the whole game.

How long does it take to sell a home in Pelican Sound?

The trailing-12-month average was 51 days to contract (median 24), but it varies sharply by tier and pricing: single-family Estate and Executive homes cleared in 0 to 6 days at the top of the market, while overpriced condos sat 100-plus days [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-08].

Is now a good time to sell my Pelican Sound home?

For most sellers, yes. Inventory is extremely tight (only 6 homes for sale across 1,299 residences), ZIP 33928 months-of-supply has fallen hard year over year, and demand for a bundled-golf, Gulf-access address is steady. Scarcity favors a well-prepared, well-priced seller.

What are recent sales in Pelican Sound?

Over the last 12 months, 49 homes sold for $33.8 million, topped by $1,400,000 on Masters Circle, with strong condo activity in Island Sound, Southern Hills, Edgewater, and Turnberry. For the current live list of sold and pending comps in your neighborhood, call Jesse at (239) 898-6072 [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-08].

How do I price against the active listings in Pelican Sound?

With only about 6 active listings community-wide, you price against a very thin field, which is an advantage, but only if you read it correctly by product tier. We bring the trailing sold comps and the live active and pending set for your specific neighborhood to the listing meeting and recommend a data-grounded price.

Are sale-to-list ratios different by neighborhood within Pelican Sound?

Yes. The community-wide average was 96.9% of list over the last 12 months, but single-family estate homes and well-priced coach and carriage homes cleared near or at list quickly, while overpriced entry condos closed further below list after long days on market. Your tier and neighborhood set your realistic ratio.

How do you market a luxury Pelican Sound home?

The full luxury playbook: cinematic video (drone, interior walk-through, golden-hour amenity context on the golf course, River Club, and boat ramp), professional architectural and drone photography, a regional qualified-buyer database, off-market and pre-MLS positioning when you want discretion, white-glove staging guidance, and pricing grounded in your neighborhood's comps. Call (239) 898-6072 for the full pitch.

Do you do drone photography and cinematic video?

Yes. Every listing of consequence gets professional drone and architectural photography and a cinematic video that explains the Pelican Sound bundled-golf and boating lifestyle to an out-of-state or snowbird buyer evaluating several communities from a screen.

Where will my Pelican Sound listing be marketed?

On the MLS and the major national portals, plus our regional luxury-buyer database and our Naples, Bonita Springs, and Fort Myers networks, so your home reaches buyers cross-shopping the equity clubs, not just the usual Pelican Sound audience.

Can I sell my Pelican Sound home off-market?

Yes, for sellers who value discretion (especially higher-tier single-family homes), we offer a pre-MLS off-market window where your home is shown directly to qualified buyers in our database before it hits the public MLS, then transitions to a coordinated MLS launch if you want full exposure. Ask Jesse at (239) 898-6072.

Should I sell furnished (turnkey)?

Often yes, in Pelican Sound. The snowbird and second-home buyer pool frequently wants turnkey-furnished, especially in the condo tiers, and it can widen your buyer pool and affect your comps. We will advise based on your specific home and current buyer demand.

Should I make repairs or renovate before listing?

It depends on the return. Some pre-listing fixes (a fresh coat of paint, minor repairs, a wind-mit-friendly update) pay for themselves; a full renovation usually does not. We will walk your home and tell you which dollars will come back at sale and which will not.

Do I need to stage my Pelican Sound home?

For higher-tier and vacant homes, staging typically helps. We coordinate stagers experienced with the Pelican Sound product types (from Island Sound condos to Masters estate homes) who understand the buyer we are marketing to.

What does it cost to sell a home in Pelican Sound?

Standard Lee County seller costs: the listing commission (negotiated case by case in the post-NAR-settlement era, so we quote a real number on a call, not on a public page), any agreed buyer-agent compensation, Florida documentary stamp taxes on the deed, title insurance (negotiable as to who pays), prorated taxes and dues, and the club's $299 estoppel. For a specific estimate on your home, call (239) 898-6072.

What is the typical listing commission in Estero?

Commission is negotiable and always has been; historically total commissions ran in a 5 to 6 percent range, and since the NAR settlement, buyer-agent compensation is negotiated separately. We will give you a straight number for your home on a call rather than a one-size-fits-all figure on a web page.

What fees does the buyer pay at a Pelican Sound closing that affect my sale?

A first-time buyer pays a $20,300 initiation (or an $11,495 resale capital fee for a repeat owner) plus a $299 estoppel, on top of the $11,495 annual assessment. That buyer cash-to-close is real, and pricing your home with the buyer's true all-in cost in mind is part of the strategy we bring [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

How does the club membership transfer work when I sell?

Membership is appurtenant to the home and transfers with the deed at closing, and the neighborhood association must issue a certificate of approval to purchase before closing. We coordinate the club and association paperwork at the listing-contract stage, not at the closing table, to avoid last-minute surprises [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Do I get my initiation fee back when I sell?

No. Pelican Sound is a non-equity bundled model, so there is no refundable equity stake to return. Your membership terminates and the buyer pays their own fresh capital fee at closing. We explain this clearly to sellers so there are no expectations of a refund [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf].

Does my boat-storage spot or shuttle access transfer to the buyer?

Amenity access (including the shuttle and the boat ramp) comes with the membership, which transfers with the home. Dry-storage lots are fee-based and leased through the club's accounting office, so the specific spot-transfer or waitlist policy should be confirmed with the club at contract.

What do I need to disclose about the club when selling?

Provide the estoppel (current assessment, capital fee, any special assessments), deliver the governing documents per Florida condo and HOA statutes, and complete the required flood disclosure. We manage this checklist so nothing is missed and the closing stays clean.

Do I have to disclose Hurricane Ian flooding when I sell?

Yes. Florida's flood-disclosure law (effective October 1, 2024) requires a flood-disclosure form on residential sales. Honest disclosure of any Ian flooding and repairs is both the law and the smart play with a well-prepared buyer.

Are there special assessments coming at Pelican Sound?

Pelican Sound is deliberately designed to avoid special assessments: it funds an independent annual reserve study and a pay-as-you-go Capital Resale Reserve for new projects. Always confirm the current status in the estoppel and the latest budget and CDD documents at contract [Source: https://pelicansoundgrc.com/q-a].

Do Pelican Sound condo values hold up after Ian and the Florida condo-insurance squeeze?

Pelican Sound condos benefit from a genuine structural positive: the community funds an independent annual reserve study and a pay-as-you-go capital reserve, which is reassurance in a Florida condo market otherwise strained by post-Surfside reserve and inspection rules. That funded-reserves story is a selling point we lead with for condo listings [Source: https://pelicansoundgrc.com/q-a].

Can I sell my Pelican Sound home to an investor or landlord?

The buyer pool is mostly owner-occupants, not investors, because of the 30-day minimum lease, lessee-age and pet limits, and per-neighborhood leasing caps (only 1 active for-rent listing and 2 recorded leases in the last year). We price and market to the owner-occupant pool that actually buys here.

What if I have a tenant in my Pelican Sound home?

We can list a tenant-occupied home, coordinating showings around the lease and the community's showing and gate rules, and we advise on the timing relative to the lease term. Vacant or owner-occupied homes generally show better, so we will discuss the trade-off.

Can I sell my Pelican Sound home as-is?

Yes. Many Pelican Sound homes sell as-is, especially in the condo tiers. We will tell you honestly whether a few targeted pre-listing fixes would return more than they cost, or whether as-is is the right call for your home and timeline.

I am an out-of-state seller; can you handle it remotely?

Yes. We handle Pelican Sound listings for out-of-state and snowbird owners routinely: remote listing consultation, on-site photography and video coordination, and a remote closing. You do not need to fly down to list or to close.

My prior listing expired without selling; can you help?

Yes. Most expired Pelican Sound listings failed on price, presentation, or marketing reach rather than the home itself. We will diagnose which it was and re-list with a corrected price, a full marketing package, and the regional buyer reach that a single-community specialist cannot match. Call (239) 898-6072.

When is the best time of year to list in Pelican Sound?

The peak selling season tracks the snowbird calendar, roughly January through April, when the community is full and buyer traffic is highest, but tight inventory means well-priced homes sell year-round. We will time your listing to your neighborhood's specific demand.

Are conversations with Jesse confidential?

Yes. Whether you are twelve weeks or twelve months from listing, a conversation with Jesse costs nothing and stays confidential, which matters for luxury and off-market sellers. Call or text Jesse direct at (239) 898-6072.

Sources and Authoritative References

This reference list consolidates the primary sources behind the facts on this Pelican Sound page: the official Pelican Sound Golf & River Club and River Ridge CDD materials, government records (Village of Estero, Lee County, FEMA, USACE, FDEP, Florida DOE, Sunbiz, SEC), credentialed news and university sources, and our own site. Primary sources only. No competitor realtor or aggregator sites are linked. Any claim on this page can be verified against its original authority below.

Official Pelican Sound Golf & River Club

1. Pelican Sound Golf & River Club, home. https://pelicansoundgrc.com/
2. Pelican Sound, About and History (golf opened May 1998; clubhouse 1999; member turnover Jan 2003; 1,299 residences). https://pelicansoundgrc.com/about
3. Pelican Sound, Membership Q&A (governance, reserves, CDD, fees, bulk cable and internet, year-round residents, leasing). https://pelicansoundgrc.com/q-a
4. Pelican Sound, Real Estate / Types of Residences (product types and neighborhoods). https://pelicansoundgrc.com/real-estate
5. Pelican Sound, Golf (27 holes; Chip Powell and Mike Hill; Audubon; rolling terrain). https://pelicansoundgrc.com/golf
6. Pelican Sound, Hole by Hole (Sound, River, Lakes nines). https://pelicansoundgrc.com/hole-by-hole
7. Pelican Sound, Membership (bundled model, benefits, pools and firepits). https://pelicansoundgrc.com/membership
8. Pelican Sound, Boating (ramp, 125-lot dry storage, wash bays, fish station, shuttle). https://pelicansoundgrc.com/boating
9. Pelican Sound, Personal Watercraft (complimentary kayaks and SUP; Great Calusa Blueway). https://pelicansoundgrc.com/watercraft
10. Pelican Sound, Tennis (8 Har-Tru Hydro-Grid courts). https://pelicansoundgrc.com/tennis
11. Pelican Sound, Pickleball. https://pelicansoundgrc.com/pickleball
12. Pelican Sound, Bocce (5 courts; 400+ players; March Madness). https://pelicansoundgrc.com/bocce
13. Pelican Sound, Wellness and Fitness (hours, class menu, equipment). https://pelicansoundgrc.com/wellness
14. Pelican Sound, Lifestyle (clubs, events, programming). https://pelicansoundgrc.com/lifestyle
15. Pelican Sound, Dining Amenities (The Vista, Pavilion, Pelican Pub, River Club). https://pelicansoundgrc.com/catering-banquets
16. Pelican Sound, Leasing (club does not handle rentals; amenity transfer). https://pelicansoundgrc.com/leasing
17. Pelican Sound, Contact. https://pelicansoundgrc.com/contact-us
18. Pelican Sound, Charitable Foundation. https://pelicansoundgrc.com/charitable-foundation
19. Pelican Sound 2026 Fact Sheet (PDF): fees, amenities, management, guest and lease rules. https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf
20. Pelican Sound golf scorecard (PDF): rotation yardages and per-nine tables. https://pelicansoundgrc.com/documents/20124/365494/scorecard.pdf
21. Pelican Sound Lakes/Sound 2026 scorecard (PDF). https://pelicansoundgrc.com/documents/20124/539857/Lakes+Sound+scorecard+2026.pdf
22. Pelican Sound River/Lakes 2026 scorecard (PDF). https://pelicansoundgrc.com/documents/20124/539857/River+Lakes+Scorecard+2026.pdf
23. Pelican Sound Sound/River 2026 scorecard (PDF). https://pelicansoundgrc.com/documents/20124/539857/Sound+River+Scorecard+2026.pdf
24. Pelican Sound 2022 Types of Residences flyer (PDF): per-neighborhood unit counts and square footage. https://pelicansoundgrc.com/documents/20124/151501/2022%20Types%20of%20Residences%20-%20Realtor%20Flyer.pdf
25. Pelican Sound Community Map 2023 (PDF): neighborhood and pool geography. https://pelicansoundgrc.com/documents/20124/152472/Pelican%20Sound%20Map%202023.pdf
26. Pelican Sound 2024-2025 Event Booklet (PDF): programming and Sound Learnings. https://pelicansoundgrc.com/documents/20124/366342/2024-2025+Pelican+Sound+Event+Booklet_compressed.pdf

Governance, Districts, and Developer

27. Florida Division of Corporations (Sunbiz), Pelican Sound Golf & River Club, Inc. (N98000004517). https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResultDetail?inquirytype=EntityName&aggregateId=domnp-n98000004517-e43126cc-de86-4cd3-a3d8-329609541724
28. River Ridge CDD, About the District (~630 acres; Lee County Ordinance 96-02, 1996; board and staff). https://riverridgecdd.net/about
29. River Ridge CDD, Required Reporting of Information. https://riverridgecdd.net/rri
30. River Ridge CDD, Meetings and Documents index. https://riverridgecdd.net/documents
31. River Ridge CDD, FY2026 Adopted Budget (PDF): assessments, district composition, notes and maturities. https://riverridgecdd.net/_assets/documents/fy-2026/2026-RRCDD-budget.pdf
32. Lee County Ordinance 96-02 (PDF): establishes River Ridge CDD. https://riverridgecdd.net/_assets/documents/general/RRCDD-ordinance-96-02.pdf
33. River Ridge CDD GIS District Map (ArcGIS). https://experience.arcgis.com/template/50c4474f19e944df911b83c6ac85ff70
34. Florida Auditor General, River Ridge CDD audited financial reports. https://flauditor.gov/pages/specialdistricts_efile%20pages/River%20Ridge%20Community%20Development%20District.htm
35. Pelican Sound Architectural Review Committee guidelines (POA document; references the master Declaration). https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf
36. SEC EDGAR, WCI Communities, Inc. (CIK 1137778), Form S-1 (2001) naming Pelican Sound. https://www.sec.gov/Archives/edgar/data/1137778/000095012301506301/y50542s-1.txt
37. SEC EDGAR, WCI Communities, Inc., Form 10-K405 (2002) naming Pelican Sound. https://www.sec.gov/Archives/edgar/data/1137778/000095012302002941/y58812e10-k405.htm
38. SEC EDGAR, WCI Communities, Inc., Form 424B4 prospectus (2002) listing Pelican Sound. https://www.sec.gov/Archives/edgar/data/1137778/000095012302002403/z50542b4e424b4.htm

Village of Estero (Zoning, Civic Pipeline, Permits, Schools, Trash)

39. Village of Estero, Ordinance 2022-15 (PDF): Pelican Sound RPD zoning, 561.8-acre legal description, land-use summary, pickleball. https://estero-fl.gov/wp-content/uploads/library-ada/2022%20Ordinances/Ordinance%202022-15%20Pelican%20Sound%20Zoning.pdf
40. Village of Estero, Council recap July 2, 2025 (Ordinance 2025-07 Pelican Sound mooring; 547-acre 1995 rezoning recital; millage; UEP). https://estero-fl.gov/proposed-millage-rate-utility-expansion-and-home2-suites-addressed-by-council-on-july-2-2025/
41. Village of Estero, P&Z Design Board recap May 13, 2025 (Pelican Sound mooring). https://estero-fl.gov/public-hearings-conducted-for-piccolo-buco-pelican-sound-and-mayfield-village-by-the-planning-zoning-design-board-on-may-13-2025/
42. Village of Estero, Estero History (incorporation December 31, 2014). https://estero-fl.gov/estero-history/
43. Village of Estero, Flood Zones and Evacuation Zones. https://estero-fl.gov/flood-maps-zones/
44. Village of Estero, Community Rating System (Class 6, 20% discount; NFIP since 1984). https://estero-fl.gov/community-rating-system/
45. Village of Estero, FEMA maintains CRS rating (November 21, 2024). https://estero-fl.gov/village-of-estero-notified-of-fema-decision-to-maintain-community-rating-system-classification-and-nfip-policyholder-discounts/
46. Village of Estero, FEMA to maintain CRS rating. https://estero-fl.gov/fema-to-maintain-village-of-esteros-crs-rating/
47. Village of Estero, Council recap November 2, 2022 (FIRM adoption; CRS compliance; Pelican Sound pickleball). https://estero-fl.gov/flood-insurance-rate-maps-coconut-trace-pelican-sound-and-genova-among-topics-addressed-by-council-on-november-2-2022/
48. Village of Estero, Schools serving Estero (Pinewoods, Three Oaks Middle, Estero High). https://estero-fl.gov/for-residents/schools/
49. Village of Estero, Estero RiverPark land purchase (62.5 acres; $24.5M; phases; eagles). https://estero-fl.gov/public-works/land-purchase/
50. Village of Estero, P&Z July 9, 2024 (Toll Brothers Estero Townhomes; Via Coconut). https://estero-fl.gov/via-coconut-and-estero-townhomes-addressed-by-the-planning-zoning-design-board-on-july-9-2024/
51. Village of Estero, single-day trash collection and Waste Pro. https://estero-fl.gov/reminder-estero-to-move-to-single-day-collections/
52. Village of Estero, Comprehensive Plan. https://estero-fl.gov/village-comprehensive-plan/
53. Village of Estero Building Permit Report, June 2023 (PDF): Island Sound II Ian condo repair. https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/June%202023%20Building%20Permit%20Report.pdf
54. Village of Estero Building Permit Report, May 2024 (PDF): Island Sound II repairs; Seaside alteration. https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/May%202024%20Building%20Permit%20Report.pdf
55. Village of Estero, Ordinance 2025-07 first-reading PDF (permanent shuttle mooring; conditions). https://play.champds.com/ATT/esterofl/2025-06/4890bc3a4b5a79644210e26dc1d25b163fdfaecb.pdf
56. Village of Estero, Estero River emergency-dredging Change Order (PDF). https://play.champds.com/ATT/esterofl/2025-02/3ebca7cb1217bca7b9af4845f2808c5fc7190e60.pdf

FEMA, Flood, Insurance, and Storm

57. FEMA Elevation Certificate, 20975 Island Sound Circle Unit 103 (Zone AE; BFE 10.0; Panel 12071C0587F; community 125124). https://estero-fl.gov/wp-content/uploads/library-ada/Elevation%20Certificate/20975%20Island%20Sound%20Cir%20UNIT%20103.pdf
58. FEMA Letter of Map Revision 23-04-0622P (Estero River zones; Lee County 125124). https://map1.msc.fema.gov/mipdata/23-04-0622P-125124.pdf
59. Lee County Ordinance 22-30 (PDF): 50 percent substantial-improvement rule; freeboard BFE+1. https://mcclibraryfunctions.azurewebsites.us/api/ordinanceDownload/12625/1184335/pdf
60. Lee County Ian Progress Report (landfall September 28, 2022; magnitude and recovery). https://ianprogress.leegov.com/
61. Lee County Flood Insurance Study documents. https://www.leegov.com/dcd/flood/documents
62. FEMA, Community Rating System. https://www.fema.gov/floodplain-management/community-rating-system
63. FEMA, Substantial Improvement / Substantial Damage Desk Reference (Unit 8). https://www.fema.gov/pdf/floodplain/nfip_sg_unit_8.pdf
64. Citizens Property Insurance, Flood requirements (Statute 627.715; condo-unit nuance; phase-in). https://www.citizensfla.com/flood
65. NOAA National Hurricane Center, Tropical Cyclone Report AL092022 (Hurricane Ian). https://www.nhc.noaa.gov/data/tcr/AL092022_Ian.pdf
66. Village of Estero interactive flood map (Forerunner). https://esterofl.withforerunner.com/
67. Lee County evacuation-zone lookup. https://leegis.maps.arcgis.com/apps/instant/lookup/index.html?appid=f641ead7285e452ab705958f4e2e2fc0
68. RG Architects PA, River Club at Pelican Sound (architect of record; ~3 feet of Ian water; rebuild). https://www.rgarchitectspa.com/river-club---pelican-sound
69. WGCU, Estero flood-vulnerability input (Estero River overflowed in Ian). https://www.wgcu.org/environment/2025-10-07/estero-wants-resident-input-on-flood-vulnerabilities

Water, River, and Boating

70. USACE Jacksonville District, Estero River dredging public notice SAJ-2021-01432. https://www.saj.usace.army.mil/Missions/Regulatory/Public-Notices/Article/3167468/saj-2021-01432-mlt/
71. Florida DEP, Estero Bay and River Paddling Guide (PDF): river to bay to Gulf; tidal reach; Williams Rd access. https://floridadep.gov/sites/default/files/Estero%20Guide_1.pdf
72. Lee County VCB, Great Calusa Blueway (Estero Bay = first FL aquatic preserve). https://www.visitfortmyers.com/calusablueway
73. Florida State Parks, Lovers Key (shuttle destination; July 2026 ramp advisory). https://www.floridastateparks.org/Lovers-Key

Schools and Higher Education

74. School District of Lee County, School Zones (East/South/West; proximity-plus-choice). https://www.leeschools.net/student_enrollment/school_zones
75. Lee County SchoolSite Locator (address-level assignment tool). https://www.schoolsitelocator.com/apps/leecounty/
76. Lee County, Transportation Optimization (busing limits, choice preserved). https://www.leeschools.net/support/transportation_optimization
77. Florida DOE, School Grades 2024 (Estero High B; grading scale). https://www.fldoe.org/file/18534/SchoolGrades24.xlsx
78. Pinewoods Elementary School. https://pin.leeschools.net/
79. Three Oaks Middle School. https://okm.leeschools.net/
80. Estero High School. https://est.leeschools.net/
81. Florida Gulf Coast University. https://www.fgcu.edu/
82. Florida Board of Governors, FGCU. https://www.flbog.edu/university/florida-gulf-coast-university/
83. Bishop Verot Catholic High School. https://www.bvhs.org/
84. Southwest Florida Christian Academy. https://www.sfcakings.org/
85. Canterbury School (Fort Myers). https://www.canterburyfortmyers.org/

Healthcare, Drive Times, and Retail

86. Lee Health Coconut Point (24/7 ER and outpatient campus, ~5 minutes). https://www.leehealth.org/locations/find-a-location/coconut-point
87. Lee Health Gulf Coast Medical Center (trauma and emergency center). https://www.leehealth.org/locations/find-a-location/trauma-emergency-center-gulf-coast-medical-center
88. NCH (Naples Comprehensive Health) system. https://nchmd.org/
89. MDVIP concierge-medicine network. https://www.mdvip.com/
90. Uber route data, RSW to Estero (~17 minutes). https://www.uber.com/global/en/r/routes/rsw-to-estero-fl/
91. Visit Florida, Estero (~20 miles north of Naples, 25 to 30 minutes). https://www.visitflorida.com/places-to-go/southwest/estero/
92. Simon, Coconut Point mall (across US-41). https://www.simon.com/mall/coconut-point
93. Miromar Outlets (Corkscrew Road). https://miromaroutlets.com/

Comparison Clubs (Official Club Sites, Not Realtor Sites)

94. West Bay Club, Membership (optional, equity, member-in-waiting). https://www.westbayclubs.com/membership
95. Shadow Wood Country Club, Membership (equity since 2010; golf waitlist). https://www.shadowwoodcc.com/membership

News, History, and Our Own Site

96. Naples Daily News, Koreshan cemetery inside the gates of an Estero community (2019). https://www.naplesnews.com/story/news/local/communities/the-banner/2019/10/29/historic-koreshan-cemetery-gated-estero-florida-community/3990014002/
97. Gulfshore Business, mixed-use PD proposed at US 41 and Pelican Sound Drive (Roers 219-unit proposal). https://www.gulfshorebusiness.com/construction-development/mixed-use-planned-development-proposed-for-corner-of-us-41-pelican-sound-drive/article_7600676b-5c03-5595-8480-1d4f25e8e502.html
98. McGreevy and Comisar, Estero community hub (our own site). https://mcgreevyandcomisar.com/estero

Downloadable Documents

Pelican Sound buyers and owners can pull the primary-source documents behind this page directly. The table hosts or links public records (official club documents, Village of Estero ordinances, the River Ridge CDD budget, FEMA maps, and Lee County records) and points to the documents a buyer should request during due diligence. Each public record below links directly to the issuing authority; the due-diligence items are documents a buyer should request during the inspection period or at contract.

We update this table as new public records become available. If you need a document that is not listed, we can usually source it within 24 to 48 hours through the appropriate registry. Call Jesse at (239) 898-6072 or email [email protected].