Edgewater at Pelican Sound is 114 garage coach homes in four condominium associations inside bundled Pelican Sound in Estero, built 1998 to 2000, with upper and lower plans priced apart and every recent closing listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Edgewater at Pelican Sound is a coach-home neighborhood inside the master-planned community of Pelican Sound in Estero, Florida. It is 114 condominium coach homes in 19 two-story buildings along Pelican Sound Drive, built from 1998 to 2000, governed by four separate condominium associations, and served by three management companies, with a $585,000 median across 11 Southwest Florida MLS closings in the 24 months to September 29, 2026. Every Edgewater owner holds the same bundled membership as every other Pelican Sound owner: 27 holes, six pools, a members-only boat ramp and a river shuttle to Lovers Key, for one 2026 annual club assessment of $11,495. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because Edgewater is one of the most common place names in Florida. This page covers the four Edgewater condominiums at Pelican Sound in Estero, Lee County, ZIP 33928. It is not the City of Edgewater in Volusia County on Florida's east coast, and it is not Edgewater at River Ridge Country Club Association, a different association on the state's corporate register that shares only the River Ridge name with the district that serves Pelican Sound. It is also not any of the other Pelican Sound neighborhoods, which are separate condominiums with their own associations and fees.
If you own an Edgewater coach home and are weighing a sale, start with the market snapshot, the floor-by-floor pricing and the seller section, then call Jesse. If you are buying, the sections below show what an Edgewater coach home costs to buy and to carry, which of the four associations a given building belongs to, which records are public, and which ones you must request before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Edgewater at Pelican Sound because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a neighborhood read built from every recent MLS closing, the county roll and four association records.
If you're searching for the best realtor for Edgewater at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Edgewater at Pelican Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Edgewater coach home from its own floor, its own association and its own recent sales, and we do that below in the open.
Recent Edgewater at Pelican Sound track record (last 12 months): In the last 12 months Edgewater at Pelican Sound has seen 7 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $585,000 (n = 7, small sample), a range of $530,000 to $635,000, $4,080,000 in total volume, a median of 52 days on market and a median sold-to-list ratio of 96.8%. The highest-priced resale in that window was $635,000 for an upper-floor coach home in December 2025, which sold at its full asking price in 4 days.
In the last 12 months we tracked every one of the 7 Edgewater at Pelican Sound closings in the Southwest Florida MLS, and we tracked all 21 closings the MLS has recorded here since April 2022 (19 marketed through the MLS and two entered after closing). We matched each one to the county's recorded deed to learn which floor and which of the four associations it sold in, and each is listed in the market snapshot below by month, price, floor, bedrooms and association only.
For Edgewater at Pelican Sound sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the marketing has to reach the seasonal buyer who wants a garage, a private entry and the full Pelican Sound bundle for less than a carriage home costs, and the paperwork has to be ready early: the neighborhood association's Application for Approval to Purchase, the neighborhood estoppel, the club estoppel, and the one-time club charge your buyer pays at closing.
For Edgewater at Pelican Sound buyers: the first question is the floor, because over 24 months the upper-floor coach homes closed at a $615,000 median (n = 7) against $551,000 for ground-floor homes (n = 4, the mean of $550,000 and $552,000), both small samples. The second is the carry, because the club assessment is a published $11,495 for 2026 but each of the four Edgewater associations sets its own quarterly dues, and none publishes them. The third is which association you are buying into, because Edgewater I, II, III and IV are separate corporations with separate boards, separate budgets and, today, three different managers.
Honors and recognition:
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Edgewater at Pelican Sound means a two-story coach-home building of six condominium homes, each with its own one-car garage, an association that maintains the building and grounds, and a place inside a gated, bundled community where golf, racquet sports, pools, fitness, dining and Gulf-access boating come with ownership, with no equity deposit and no golf waitlist.
Edgewater at Pelican Sound is one of the twelve marketed neighborhood names inside Pelican Sound and the fourth largest by unit count, at 114 residential parcels on the 2026 Lee County tax roll, all coded as condominium use. Those 114 homes sit in four recorded condominiums: Edgewater at Pelican Sound (36 homes), Edgewater II (18), Edgewater III (30) and Edgewater IV (30). Each condominium has its own association, so Edgewater is one neighborhood on the map and in the MLS, and four corporations on paper.
Pelican Sound is 1,299 residences under twelve marketed neighborhood names and 22 neighborhood associations, not 22 neighborhoods. Edgewater alone accounts for four of those 22 associations, more than any other name except Hammock Greens, which also has four. Above all 22 sits one master association and club, Pelican Sound Golf & River Club, Inc., which every owner joins at closing. That two-layer structure is why an Edgewater owner pays both a club assessment and a neighborhood fee, and why two coach homes a few buildings apart can carry different quarterly dues.
The club's own residence guide groups three neighborhoods as coach homes: Edgewater I to IV, Island Sound I and Southern Hills, all two-story buildings with a one-car garage per home, lower units of about 1,551 square feet and upper units of about 1,669 square feet. Edgewater is the oldest of the three and, at 114 homes against 84 each in Island Sound I and Southern Hills, the largest. Coach homes sit one rung above the community's carport condominiums and one rung below the two-car-garage carriage homes.
The public record supports three uses of the property: a seasonal lock-and-leave base with a garage, a full-time home for a buyer who wants the bundle without a single-family price, and, within the community's leasing rules, a seasonal rental. We read these from the price, size, garage and fee structure of the homes, and we describe the property, not the people who own or rent it. The club reports about 450 of its 1,299 homes are occupied year round.
Every Edgewater address is on Pelican Sound Drive, the community's main residential spine, with the Seaside carriage homes on the same road. From there, the golf clubhouse, the fitness complex, the racquet center and the riverfront River Club are short drives or cart rides inside the gate. Golf runs on three nines that combine into 18-hole rounds; tennis is on eight Hydro-Grid courts; there are 14 pickleball courts and five bocce courts on the club's 2026 Fact Sheet.
Five things buyers sometimes assume. No two-car garage: each coach home has one, per the club's residence guide. No elevator: the buildings are two-story and the club's guide lists elevators only for the four-story condominiums. No new construction: the last Edgewater building dates to 2000, and every sale is a resale. No published neighborhood fee: only the club assessment is published. No guaranteed water or golf view: the name is a marketing name, and we make no view claim for a specific home without the address in hand.
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Edgewater at Pelican Sound coach homes closed 11 times in the Southwest Florida MLS in the 24 months to September 29, 2026, at a $585,000 median, $356.13 per square foot of MLS living area and 44 median days on market, the first window that reaches 10 closings. In the last 12 months, 7 closed at a $585,000 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even. Two of the 21 MLS sales in five years were entered after closing and were not marketed through the MLS; the headline medians below use the 19 marketed sales, and we show the all-sales figure beside them where the two fall in a window. Sold-to-list means sold price over final list price, and days on market and sold-to-list use marketed sales only.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 7 (small sample) | $585,000 | $354.84 | 52 | 96.8% |
| 24 months, first window with 10+ | 11 | $585,000 | $356.13 | 44 | 97.5% |
| 36 months | 14 marketed (16 with the two entered after closing) | $592,000 (mean of $585,000 and $599,000); $599,500 on all 16 | $362.20 | 18.5 | 97.6% |
| 60 months | 19 marketed (21 in all) | $599,000; $600,000 on all 21 | $368.26 | 8 | 100.0% |
The 24-month window totals $6,451,000 in volume, with days on market from 3 to 125 (mean 46.7) and a mean of the per-sale sold-to-list ratios of 97.6%. Eight of the 11 sold below the final list price, one sold at it and two sold above it, both in March and April 2025.
Eleven closings is enough for a median, but a neighborhood of four associations and two floor plans is read sale by sale. Here is each one, by month, price, floor, bedrooms and association only. Floor and association come from matching each sale to its recorded county deed.
| Closed | Floor | MLS beds and baths | MLS living area | Association | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Aug 2026 | Ground | 2 plus den, 2 | 1,551 | Edgewater I | $569,000 | $530,000 | 93.1% | 97 |
| Mar 2026 | Upper | 3, 2 | 1,669 | Edgewater II | $569,000 | $540,000 | 94.9% | 78 |
| Mar 2026 | Upper | 2 plus den, 2 | 1,670 | Edgewater I | $624,900 | $615,000 | 98.4% | 16 |
| Mar 2026 | Ground | 3, 2 | 1,550 | Edgewater II | $574,900 | $550,000 | 95.7% | 52 |
| Dec 2025 | Upper | 3, 2 | 1,536 | Edgewater I | $635,000 | $635,000 | 100.0% | 4 |
| Nov 2025 | Upper | 3, 2 | 1,669 | Edgewater II | $645,900 | $625,000 | 96.8% | 8 |
| Oct 2025 | Upper | 3, 2 | 1,670 | Edgewater IV | $599,900 | $585,000 | 97.5% | 125 |
| Jun 2025 | Upper | 2 plus den, 2 | 1,670 | Edgewater I | $624,900 | $585,000 | 93.6% | 83 |
| Apr 2025 | Upper | 2 plus den, 2 | 1,669 | Edgewater IV | $649,900 | $635,000 | 97.7% | 44 |
| Apr 2025 | Ground | 2 plus den, 2 | 1,551 | Edgewater III | $585,000 | $599,000 | 102.4% | 4 |
| Mar 2025 | Ground | 3, 1 and a half | 1,550 | Edgewater III | $535,000 | $552,000 | 103.2% | 3 |
The MLS records some Edgewater homes as two bedrooms plus a den and others as three bedrooms; the county roll codes every one of the 114 parcels as three bedrooms. That is the same floor plan described two ways, so we compare sales by floor, not by the bedroom label.
In the last 12 months we tracked 7 closings, from $530,000 to $635,000. Five were upper-floor homes at $540,000 to $635,000 and two were ground-floor homes at $530,000 and $550,000. Volume was $4,080,000. None sold above its final list price, one sold at it, and the mean of the seven sold-to-list ratios was 96.6%. Seven is a small sample, so the $585,000 median describes seven sales, not a forecast.
The Lee County roll records two heated areas in every Edgewater building: 1,406 square feet on the three ground-floor homes and 1,535 square feet on the three upper-floor homes. The club's own guide markets the same two plans at about 1,551 and 1,669 square feet, and the MLS uses figures close to the club's. The sales show the upper floor pricing higher: over 24 months the seven upper-floor sales had a $615,000 median and the four ground-floor sales a $551,000 median (the mean of $550,000 and $552,000). Over 60 months, counting all 21 MLS sales, the twelve upper-floor sales had a $630,750 median (the mean of $629,000 and $632,500) and the nine ground-floor sales a $552,000 median. All four are small samples. Our reading is that the larger upper plan, not the stairs, drives the gap, and some buyers will still pay more for a ground-floor home with no stairs.
Over 24 months, Edgewater I recorded 4 of the 11 MLS sales, Edgewater II 3, Edgewater III 2 and Edgewater IV 2. Edgewater I's four ran from $530,000 to $635,000 and Edgewater II's three from $540,000 to $625,000. With two sales each in III and IV, no association-level median means anything yet, and we publish none. What the split does show is that all four associations trade, and that price follows floor and condition more than association.
The 36-month median ($592,000 on 14 marketed sales) and the 60-month median ($599,000 on 19) sit above the 24-month figure because they include 2022 to 2024 sales, when Edgewater homes routinely sold at or above list in under two weeks. The 60-month median days on market is 8 and the median sold-to-list is 100.0%; the 12-month figures are 52 days and 96.8%. Read the longer windows as history and the 12-month and 24-month figures as today.
Every year below is a small sample of MLS closings, including the two sales entered after closing in 2024, so treat each median as a description.
| Year | MLS closings | Median sold | Range | Median days on market (marketed) | Median sold-to-list (marketed) |
|---|---|---|---|---|---|
| 2022 (April to August) | 4 | $602,500 (mean of $576,000 and $629,000) | $475,000 to $632,500 | 7.5 | 105.4% |
| 2023 | 1 | $660,000 | one sale | 6 | 101.6% |
| 2024 | 5 (3 marketed, 2 entered after closing) | $605,000 | $530,000 to $680,000 | 6 | 100.0% |
| 2025 | 7 | $599,000 | $552,000 to $635,000 | 8 | 97.7% |
| 2026 to September 29 | 4 | $545,000 (mean of $540,000 and $550,000) | $530,000 to $615,000 | 65 | 95.3% |
The pattern is a fast, above-list market in 2022, a $680,000 high in January 2024, steady 2025 pricing near $600,000, and a slower, softer 2026, when the median days on market rose to 65 and every 2026 sale closed below its final list.
On September 29, 2026 the MLS showed one Edgewater active: a ground-floor home described as two bedrooms plus a den and two baths, with 1,406 square feet of MLS living area, listed at $519,000 after 1 day on market. That ask is below every ground-floor Edgewater closing in the last 36 months, which ran from $530,000 to $605,000. One active against 7 closings a year is about 1.7 months of supply at the 12-month pace, a tight number that reflects how few Edgewater homes come to market at once.
The county's qualified recorded sales cover more years than the MLS, including resales that never appeared as MLS closings. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 to date | 5 | $550,000 |
| 2025 | 10 | $612,000 |
| 2024 | 6 | $602,500 |
| 2023 | 3 | $600,000 |
| 2022 | 4 | $602,500 |
| 2021 | 7 | $385,000 |
| 2020 | 6 | $361,000 |
| 2019 | 7 | $340,000 |
| 2018 | 7 | $320,000 |
| 2017 | 10 | $326,000 |
| 2016 | 8 | $326,250 |
| 2015 | 11 | $290,000 |
| 2014 | 15 | $260,000 |
| 2013 | 10 | $260,500 |
| 1998 (first sales) | 9 | $275,200 |
Since September 29, 2025 the county file shows 8 qualified Edgewater sales at a median of $567,500, one more than the MLS shows: an upper-floor home in Edgewater IV recorded in March 2026 at $550,000 that never appeared as an MLS closing. In 2025 the county recorded 10 Edgewater sales against the MLS's 7. The step from 2021 ($385,000) to 2022 ($602,500) is a 56 percent jump in one year; from 2025's $612,000 to 2026's $550,000 is a 10 percent fall. Small counts move medians, so we describe the direction and not a precise rate.
This is a public-record sale handled by other brokerages, and it is the most recent Edgewater closing. A ground-floor coach home in Edgewater I, described in the MLS as two bedrooms plus a den and two baths with 1,551 square feet, closed in August 2026 at $530,000 after 97 days on market, against a final list of $569,000. Four facts stand out. It ties the lowest price in the 36-month MLS record, matched only by a February 2024 ground-floor sale. It closed at 93.1% of list, the weakest ratio in 24 months. It took 97 days, the second longest in 24 months. And it shows the current floor for a ground-floor home: buyers paid $530,000 to $552,000 for ground-floor Edgewater homes in 2025 and 2026, except one April 2025 sale at $599,000.
For the buyer, that sale carried costs the price does not show: a one-time club charge at closing of $20,300 for a first-time Pelican Sound owner, or $11,495 for a returning owner, the $299 club estoppel, the neighborhood association's approval and estoppel fees, and then the $11,495 annual club assessment, about 2.2 percent of that price every year before the neighborhood dues, the River Ridge CDD line, tax and insurance (our arithmetic on the club's 2026 schedule).
Edgewater at Pelican Sound has 114 coach homes in four associations inside Pelican Sound, and on September 29, 2026 exactly one was for sale, a ground-floor home asking $519,000. In a neighborhood where 11 homes closed in 24 months at a $585,000 median and the upper floor outsold the ground floor by about $64,000 at the median, the seller who prices to the right floor and has the association paperwork in hand is the one who closes.
Selling an Edgewater coach home in Pelican Sound? Get a free Edgewater at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. Our Edgewater at Pelican Sound seller's guide walks through the sale step by step, and the Edgewater at Pelican Sound home valuation page shows how we price by plan and floor. You can also read our guide to selling a home in Pelican Sound and see what a Pelican Sound home is worth.
Buying at Edgewater at Pelican Sound? Call Marc at (239) 287-5873, start with our Edgewater at Pelican Sound buyer's guide or our Pelican Sound buyer's guide, or read how we represent buyers.
Edgewater at Pelican Sound began as three Florida not-for-profit associations filed in September 1997 and a fourth filed in July 1999, all organized for WCI Communities, the developer of Pelican Sound. Its four condominiums were recorded with the state from October 1998 to August 2000, and the county roll dates its 19 buildings from 1998 to 2000.
The Florida Division of Corporations lists Edgewater at Pelican Sound Condominium Association, Inc. (document N97000005323) as filed on September 18, 1997, and Edgewater II at Pelican Sound Condominium Association, Inc. (N97000005476) and Edgewater III at Pelican Sound Condominium Association, Inc. (N97000005474) as filed on September 25, 1997. The September 1997 filing package on the state's record bundles the articles for Edgewater II and III with those for Seaside II and Hammock Greens II, III and IV, sent by the developer's counsel with a copy to WCI Communities. All three Edgewater associations are active and filed 2026 annual reports.
Edgewater IV at Pelican Sound Condominium Association, Inc. carries Florida document number N99000004121, filed July 8, 1999, and is active, with its latest annual report filed February 15, 2026. Its original articles of incorporation give its principal address in care of WCI Communities, Inc. on Walden Center Drive in Bonita Springs, and they describe its purpose as operating "Edgewater IV at Pelican Sound, a Condominium, located in Lee County, Florida." It is the only Edgewater association filed after 1997, which fits the order in which the buildings were built.
The state's record shows a name-change amendment filed April 29, 2026 for the first association, which now appears as Edgewater I at Pelican Sound Condominium Association, Inc. The document number did not change. Buyers and title companies will see both names in the record: the original name on older instruments and the new name on anything filed after April 2026.
The Division of Condominiums register lists four Edgewater projects, each approved and recorded: Edgewater at Pelican Sound, a Condo, 36 units, recorded October 22, 1998; Edgewater II, 18 units, September 10, 1999; Edgewater III, 30 units, June 1, 2000; and Edgewater IV, 30 units, August 11, 2000. The 36, 18, 30 and 30 match the county roll building by building and sum to the 114 homes on the club's own residence guide. October 22, 1998 is also the recording date the register gives for the first Hammock Greens and Seaside condominiums, which makes Edgewater I one of the three earliest condominiums recorded in Pelican Sound.
The county roll's legal descriptions cite each declaration by its Lee County Official Records book and page: Edgewater at Pelican Sound in Book 3036, Page 1472; Edgewater II in Book 3166, Page 1791; Edgewater III in Book 3262, Page 225; and Edgewater IV in Book 3290, Page 4720. The common-element parcel for the first three condominiums also cites Book 3272, Page 4651. We have not read these instruments page by page, and we do not paraphrase their clauses; they are what a buyer's title agent and attorney should read for use, leasing, pet and approval rules.
The county roll dates Edgewater's 19 buildings in three waves: three buildings in 1998, six in 1999 and ten in 2000, for a median year built of 2000. The 1998 and 1999 buildings belong to Edgewater I and II, and every building in Edgewater III and IV dates to 2000. Every home was built by WCI Communities, the community's single builder. WCI's 2002 prospectus filed with the Securities and Exchange Commission described Pelican Sound as located on approximately 549 acres and offering 1,299 single- and multi-family residences priced from $118,000 to $515,000.
Edgewater owners are members of two bodies. One is their own condominium association. The other is Pelican Sound Golf & River Club, Inc., the master association and club, which opened its golf course in May 1998 from a temporary clubhouse, opened the River Club restaurant in September 1999 and the main clubhouse on New Year's Eve 1999, and passed to a member-elected board in January 2003. Edgewater's first buildings were therefore going up in the same year the course opened.
An Edgewater at Pelican Sound coach home is a condominium home in a two-story building of six, three on the ground floor and three above, with its own one-car garage. The county roll records 1,406 heated square feet downstairs and 1,535 upstairs; the club markets the same plans at about 1,551 and 1,669 square feet.
The county roll lists 19 Edgewater buildings, each holding three ground-floor and three upper-floor homes, for 57 of each across the neighborhood. Edgewater I has six buildings, Edgewater II three, Edgewater III five and Edgewater IV five. Every building carries a Pelican Sound Drive address.
The roll shows 1,406 heated square feet on every ground-floor parcel and 1,535 on every upper-floor parcel, and three bedrooms on all 114. The club's residence guide gives about 1,551 square feet for lower units and 1,669 for upper units, and MLS listings use figures near the club's. The difference between the county and club figures is a difference in what each measures, and it is the same in Southern Hills, which carries identical roll figures. The MLS describes the plan as either two bedrooms plus a den or three bedrooms, with two baths.
The club's guide describes every coach-home building as two stories with a one-car garage per home. It lists elevators only for its four-story condominium buildings, so an upper-floor Edgewater buyer should expect stairs. Exactly how entries, garages and the stair are arranged in each building is set by the recorded plans, and we describe nothing we have not read.
Year built is the county's only condition proxy, and it is a blunt one. A 1998 to 2000 coach home has a roof, windows, air conditioning, plumbing and electrical systems that are 26 to 28 years old unless replaced. The association carries the roofs and exteriors, so a buyer should ask which have been replaced and when, and read the Village of Estero's permit record for the unit's own interior work.
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
An Edgewater at Pelican Sound home comes with the full Pelican Sound membership through the club's annual assessment: 27 holes of golf, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, six pools and six spas, four dining venues, a members-only boat ramp, outdoor boat storage and a boat shuttle to Lovers Key State Park.
The club's 2026 Fact Sheet describes Pelican Sound as a private, bundled community of 1,299 units with one membership type, "Access to all amenities." Membership is a family membership, it depends on owning a residence, and it ends when the home is sold. An Edgewater coach home therefore carries exactly the same club access as an estate home on Pinehurst, which is the core of the value case for Edgewater.
The course is 27 holes, played as three nines combined into 18-hole rounds, and it opened in May 1998. Members and approved lessees book tee times 10 days ahead, and registered houseguests 2 days ahead. Members pay cart and trail fees on top of the assessment: the 2026 schedule lists $29.35 plus tax for an 18-hole member cart fee, $2,272 plus tax for an annual private cart trail fee and $2,880 plus tax for an annual cart lease.
The Fact Sheet lists eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, an outdoor fitness park, a dog park, a playground, a half court for basketball and two horseshoe pits, plus six pools, six spas, a kiddie pool and three fire pits. Which neighborhood pool sits closest to a given Edgewater building is shown only on the club's image map, so we make no pool-adjacency claim without an address.
Four venues are named on the Fact Sheet: The Vista at the Clubhouse, the Pavilion, the Pelican Pub and the River Club. The club's Q and A states there is currently no food and beverage minimum, and that a 20 percent gratuity and 6.5 percent Florida sales tax are added to food and beverage.
The membership includes a boat launch ramp, outdoor boat storage at $625 a year plus tax, canoe and kayak storage at $155 a year plus tax, complimentary canoes and kayaks, and a boat shuttle to Lovers Key State Park. Pelican Sound sits on the Estero River, which the state's paddling trail guide follows downstream to Estero Bay.
The assessment does not include the Edgewater association's own quarterly dues, cart and trail fees, boat storage, guest fees, lessons, food and beverage, or the River Ridge CDD line on the county tax bill. There is no equity membership to buy and no golf waitlist.
Edgewater at Pelican Sound owners pay two sets of dues: the Pelican Sound club's annual assessment of $11,495 for 2026, billed on the November statement, and the quarterly dues of whichever of the four Edgewater associations their building belongs to, which none of the four publishes. The River Ridge CDD adds about $1,209 a year on the tax bill.
The 2026 Fact Sheet lists an annual assessment of $11,495 for every owner, effective January 1, 2026. The club's Q and A says it is billed on the November statement and that it has three parts: amenities, property management and replacement reserves. The property-management part covers cable television and fiber-optic internet for all homes, common-area maintenance and landscaping, security, pool maintenance and utilities.
The club's membership page says all neighborhoods have a quarterly association fee that covers costs specific to that neighborhood, and its Q and A says those dues vary by neighborhood and are billed by the neighborhood association. For Edgewater that means four budgets. The club directs buyers to the managers for "quarterly condo fees" and budget information: Cambridge Management for Edgewater I and II, Compass Rose for Edgewater III, and KPG Accounting for Edgewater IV.
In a Florida condominium the association fee usually funds the building insurance, roof and exterior upkeep, building grounds, and reserves for the roof, painting and paving. Edgewater's buildings also carry their own common elements, recorded as a combined common-element parcel for Edgewater I, II and III and a separate one for Edgewater IV. The current budget for the specific association is the document that states what its fee covers.
Pelican Sound sits inside the River Ridge Community Development District, a Chapter 190 special district that maintains lakes, preserves, stormwater, irrigation supply and lighting. Its fiscal 2026 adopted budget lists a General Fund assessment of $177.21 per unit and a Pelican Sound program assessment of $1,031.71 per unit, for 1,299 Pelican Sound units, or about $1,209 per Edgewater home a year on the Lee County tax bill.
At the 24-month median of $585,000, the club assessment alone is about 2.0 percent of the price a year and the CDD line about 0.2 percent. The Edgewater association's dues sit on top. We do not publish an all-in monthly figure for Edgewater because no association publishes its fee, and the estoppel and current budget are the documents that state it.
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Edgewater at Pelican Sound buyers pay layered costs: the $11,495 club assessment, the association's quarterly dues, a one-time club charge at closing of $20,300 for a first-time Pelican Sound owner or $11,495 for a returning owner, the club's $299 estoppel, the association's application and estoppel fees, the CDD line, property tax and insurance.
The 2026 Fact Sheet lists the $11,495 annual assessment, a $20,300 initiation fee at closing for first-time owners, an $11,495 resale capital fee at closing for owners who own or previously owned in Pelican Sound, and a $299 estoppel fee at closing. The club's Q and A explains that the per-sale capital amount equals that year's annual assessment and funds the Capital Resale Reserve, which pays for new projects.
Not public. The club's membership page lists, as paid to the neighborhood association by the buyer, the Application for Approval to Purchase fee and the neighborhood estoppel fee. The Edgewater association's estoppel is the document that states its current dues, any special assessment and any amount owed on the unit.
The club's own closing-cost list puts the resale capital fee or initiation fee, the club estoppel fee and any unpaid portion of the annual assessment on the buyer, and outstanding club charges on the seller. It adds that prorated assessment and condo fees may be reimbursed to the previous owner. Lee County custom has the seller pay estoppel fees in many sales, so the purchase contract controls.
The River Ridge CDD line of about $1,209 appears on the county tax bill as a non-ad-valorem assessment. Lee County property tax depends on the assessed value, exemptions and millage, and a buyer's first bill can differ from the seller's when the assessment resets. Insurance for the unit is an HO-6 policy on contents, interior and loss assessment; the association's master policy covers the building.
The 2026 schedule lists optional charges a buyer may choose: cart and trail fees, boat storage at $625 a year, canoe or kayak storage at $155 a year, guest golf fees, lessons and fitness classes. None is required to own an Edgewater home.
At a $585,000 price, cash at closing beyond the price and any lender costs includes $20,300 for a first-time owner or $11,495 for a returning owner, plus the $299 club estoppel and the association's application and estoppel fees, then about $11,495 a year to the club plus the association's dues and about $1,209 a year on the tax bill. We do not add these into one all-in figure because the association dues are unpublished.
Four recorded declarations of condominium govern Edgewater at Pelican Sound, one for each of Edgewater I, II, III and IV, together with each association's articles, bylaws and rules; the master Declaration for Pelican Sound Golf and River Club and the club's rules sit above all four. The recorded instruments are public at the Lee County Clerk.
The declarations are recorded in Lee County Official Records Book 3036, Page 1472 (Edgewater at Pelican Sound); Book 3166, Page 1791 (Edgewater II); Book 3262, Page 225 (Edgewater III); and Book 3290, Page 4720 (Edgewater IV). We have not read them page by page and do not paraphrase their clauses. Before an offer, request the declaration for the specific condominium and read the use restrictions, the leasing article, the pet rule and the amendment history.
Edgewater IV's 1999 articles, on the state's record, give the association power to approve or disapprove the transfer of ownership, leasing and occupancy of units "as provided by the Declaration of Condominium," to enter agreements for club memberships and recreational facilities, and to participate in mergers or consolidations with other condominiums in Pelican Sound. They set a board of not less than three directors and one vote per unit. The other three associations' current articles are on the same state register.
The club's membership and real estate pages say an Application for Approval to Purchase must be completed and returned to the neighborhood association before closing, and the 2026 Fact Sheet says all club members must have a certificate of approval from their neighborhood association. For an Edgewater buyer that means the association's approval is a closing step, not a formality, and its timing belongs in the contract.
The 2026 Fact Sheet cites the master Declaration's Article XIII, Section 13.13 for leasing and requires that there be no outstanding violations of the Architectural Review Committee Guidelines and Procedures before an owner leases. Exterior changes, from windows and shutters to paint and landscaping, run through the club's architectural review and the Village of Estero's permit process.
The club's Q and A states that a home may only be used as a private single-family residence. That answers whether an Edgewater home can host a business with client traffic: the master rule says no, and the Edgewater declaration may say more.
Edgewater at Pelican Sound is not a 55-plus community. Pelican Sound is all-ages: the club's family membership covers a member's unmarried dependent children aged 24 and under, and no housing-for-older-persons declaration is part of the public record we found for Edgewater or the master. We describe the property, not who may live in it.
The 2026 Fact Sheet requires that the person who signs a lease and the primary occupant be at least 25 years of age, and it states plainly that this is not a restriction on the age of occupants. That is a leasing rule, not a 55-plus rule.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements. Pelican Sound does not claim that status, and a buyer of any age can buy in Edgewater, subject to the association's approval and rules.
Renting out an Edgewater at Pelican Sound coach home is allowed within the club's rules: a 30-day minimum lease, a lease signer and primary occupant at least 25, Edgewater association approval, no lessee pets, and an application filed 20 business days ahead. The Edgewater declaration can set a longer minimum, so read it first.
The Fact Sheet requires a minimum 30-day lease in compliance with the master Declaration and any neighborhood documents; current club accounts and association dues; approval by the neighborhood association; no animals for lessees other than a bona fide service animal; and the Application to Lease returned 20 business days before the lease starts. The club's Q and A adds that a few associations require a lease of at least 60 days, without naming them.
The 2026 schedule lists $260 for an Application for Approval to Lease, $465 plus tax for a Transfer of Amenities to the lessee, $155 for an annual lease renewal, and change and late fees. During the lease the owner surrenders amenity privileges except dining, and approved lessees get member numbers and photo ID cards.
A stay shorter than 30 days is not a permitted lease under the club's rules, so nightly and weekly rentals are out. Houseguests who stay unaccompanied are a separate category: a member may register them for up to two weeks, six times a year in Edgewater, and they may not pay to stay.
Before an offer, a landlord should read the Edgewater declaration's leasing article for its minimum term and frequency, ask the association for its application and fee, confirm the club's $260 application and $465 transfer fees, and plan on a tenant without pets.
Pet rules at Edgewater at Pelican Sound are set first by the Edgewater association's declaration and rules, which are not published, and then by the club's rules, which bar pets for lessees and registered houseguests. Pelican Sound has a dog park, but owner limits on number, size or breed must come from the association in writing.
The Fact Sheet says lessees may not bring an animal to the unit or onto club property unless it is a bona fide service animal, and that registered houseguests are not allowed to bring pets. The club lists a dog park among its amenities.
We cannot state the Edgewater associations' pet limits and do not publish a blanket rule. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Ask the manager for the specific Edgewater association for its pet rule in writing before you go under contract, and read the pet clause in that condominium's declaration.
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the club's own residence guide describes every Edgewater at Pelican Sound building as two stories. On that description the two mandates do not reach Edgewater, but ordinary condominium reserve, insurance and disclosure rules still do.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and later bills, including House Bill 913 in 2025, refined them. Section 553.899 sets the milestone rule and Section 718.112 the reserve study. The Division of Condominiums publishes guidance and a reporting database for both.
A two-story Edgewater building sits below the three-story threshold. That is a reading of the statutes against the club's published building description, not a statement about any association's records, and a buyer should ask the specific Edgewater association to confirm in writing that neither a milestone inspection nor a structural integrity reserve study applies to its buildings.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget reserves for roof replacement, building painting, pavement and other capital items unless the unit owners have properly waived or reduced them. Edgewater's roofs date to the 1998 to 2000 construction unless replaced, so the reserve schedule in the current budget is the buyer's best view of how ready an association is for its next roof.
The Division of Condominiums register lists all four Edgewater projects as approved, with a secondary status of recorded. That is the registration status of the declaration and the annual filing. It is not a finding about the buildings' condition.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the declaration, articles, bylaws, rules, the most recent financial information and related disclosures, and Section 718.116(8) governs the estoppel certificate, its contents and its fee cap. Buyers should have those documents, and any reserve schedule, before the inspection period ends.
At four points we geocoded along the Pelican Sound Drive address range of Edgewater at Pelican Sound, the FEMA flood map shows Zone X outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. The same points fall in Lee County's Evacuation Zone A, the county's first surge zone. Both are map readings, not surveys.
FEMA's National Flood Hazard Layer returns Zone X at all four points: an area of minimal flood hazard at three of them and the 0.2 percent annual chance flood hazard at the northern end of the address range. The special flood hazard area flag is false at every point, and a box of about half a mile by a quarter mile around the four points returned only Zone X polygons, with no AE polygon. Riverfront parts of Pelican Sound, such as Island Sound, map differently, and the community hub covers them.
Lee County's evacuation zones are drawn from storm surge, not from the flood insurance map, and the county's own layer places all four Edgewater points in Evacuation Zone A. In practice that means Edgewater can be ordered to evacuate early in a surge event even though its flood insurance zone is X. Buyers should treat the two maps as separate questions.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, though any lender or insurer may require or recommend it and any owner can buy it through the National Flood Insurance Program. The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, worth a 20 percent discount on NFIP premiums in its program.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, and the National Hurricane Center's report places its worst surge on the Lee County coast and islands. Hurricane Milton made landfall near Siesta Key in October 2024, north of Lee County. We hold no Edgewater-specific damage record and do not say the neighborhood was undamaged; the association's records and the Village's permit history are where repairs would appear.
The association's master policy covers the building, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age, and ask your agent about a wind mitigation inspection on the state's uniform form, since Section 627.711 requires insurers to offer mitigation discounts.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is signed, stating whether the seller knows of flooding that damaged the property during the seller's ownership, has filed a flood claim, including with the National Flood Insurance Program, or has received flood assistance, including from FEMA. An Edgewater seller should prepare it with the listing.
Edgewater at Pelican Sound is in Lee County's South choice zone, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice and proximity, not a fixed boundary, so confirm current options with the district.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road.
Lee County divides its school choice system into East, South and West zones. Families rank schools within the options open to their address, and assignment depends on preference, proximity and seats available. The district's zone pages are the place to confirm current options for a specific Edgewater address.
Florida Gulf Coast University, a public university, sits on Estero's northeast side, a short drive from Pelican Sound.
The Village of Estero's Community Development Department issues building permits within the Village, so permit history for an Edgewater at Pelican Sound coach home sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific unit, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 9401 Corkscrew Palms Circle, with a building and zoning permit line at 239.221.5036. Village incorporation at the end of 2014 moved that work from Lee County to the Village.
For a 1998 to 2000 coach home, the useful permit questions are the air-conditioning system, the water heater, the electrical panel, any window or door replacement, and any interior remodel. Roofs and exteriors are the association's work and appear in its records. A permit with a final inspection is evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Edgewater address, the four recorded declarations or their amendments, or any association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we request them on every purchase.
Near Edgewater at Pelican Sound, the largest public project is the Village of Estero's 62.5-acre riverfront preserve at the northeast corner of Corkscrew Road and US-41, and the community's own zoning was amended in 2022 for pickleball and in 2025 for permanent shuttle-boat moorings. Pelican Sound itself is built out, so nothing new is being built inside the gate.
The Village's Estero RiverPark page says it bought about 62.5 acres at the northeast corner of Corkscrew Road and US-41 in January 2019, at residents' request, to preserve natural landscapes and add recreation. That puts a public park and preserve, not new housing, near Pelican Sound's front corner.
Village of Estero Ordinance 2022-15 amended the Pelican Sound residential planned development to allow pickleball in the golf maintenance and storage area under noise conditions, and recites a community of about 561.8 acres, of which 172.40 acres are residential and 95.45 acres preserve. A 2025 amendment made the River Club's two shuttle-boat moorings permanent.
Pelican Sound's Gulf route runs down the Estero River, and a U.S. Army Corps of Engineers public notice seeks authorization to maintenance dredge shoaled reaches of the river over 4.7 miles from Estero Bay to the US-41 bridge, to improve navigability. Channel depth matters to boaters who use the club's ramp.
Daily life at Edgewater at Pelican Sound runs through Pelican Sound's staffed gate, the club's accounting office for gate access and leasing, and the Edgewater association's manager for anything about the building, its parking area or its grounds. Coconut Point, a 24-hour emergency department, I-75 and the beaches are each a short drive away.
Pelican Sound is gated. The Fact Sheet says members must add guests to their gate guest list and that guests are not admitted otherwise; unaccompanied houseguests must be registered five business days ahead at $100 plus tax per registration, for up to two weeks, six times a year in Edgewater.
The club's Q and A sends smart passes, gate access and leasing questions to its accounting office, and common-area landscape, irrigation and pool questions to its assistant general manager. For "your building or its immediate surroundings, including parking lots and irrigation," it sends owners to their association's management company.
The club assessment covers cable television and fiber-optic internet for all homes, per the club's Q and A, so an Edgewater owner does not buy a separate basic cable and internet package.
These are approximate off-peak drive times from Pelican Sound that our community research collected and rounded.
| Destination | Approximate drive |
|---|---|
| Coconut Point shopping and dining | about 3 to 5 minutes |
| Lee Health Coconut Point emergency department | about 5 minutes |
| I-75 at Corkscrew Road, Exit 123 | about 10 minutes |
| Miromar Outlets | about 10 to 12 minutes |
| Bonita Beach | about 18 to 20 minutes |
| Florida Gulf Coast University | about 18 to 22 minutes |
| Southwest Florida International Airport | about 17 to 22 minutes |
| Downtown Naples | about 25 to 30 minutes |
Lee Health Coconut Point, at 23450 Via Coconut Point, is the closest emergency department and outpatient campus, across US-41 from Pelican Sound.
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Edgewater at Pelican Sound sits in the middle of the twelve-name ladder at Pelican Sound: 114 coach homes built 1998 to 2000, with a $585,000 median on 7 MLS closings in 12 months, above every condominium and coach-home name and below the carriage homes and single-family homes. Only Island Sound closed more often.
| Neighborhood | Units | Product and regime | Built (county roll) | MLS closings, 12 months | 12-month MLS median (roster) |
|---|---|---|---|---|---|
| Island Sound | 216 | Coach homes (I) and four-story condominiums (II), condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Two- and four-story condominiums | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Carriage homes, condominium | 2001 | 3 | $960,000 |
| Edgewater at Pelican Sound | 114 | Coach homes, condominium (four associations) | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family, fee simple | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Two- and four-story condominiums | 1998 to 1999 | 2 | $357,000 |
| Oak Run | 96 | Carriage homes, condominium | 2000 | 4 | $812,500 |
| Southern Hills | 84 | Coach homes, condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family estate homes, fee simple | 1998 to 2000 | 0 | none (6 in 60 months) |
| Seaside | 80 | Carriage homes, condominium | 1998 to 2000 | 1 | $970,000 (one sale) |
| Gleneagles | 69 | Single-family, fee simple | 1998 to 2000 | 1 | one sale |
| Torrey Pines (covered on the Gleneagles page) | 24 | Single-family, fee simple | 2000 | 1 | one sale |
The twelve names hold 1,299 residences, the club's stated total, and their 12-month MLS closings sum to 50. Built years come from the 2026 county roll; Pinehurst and Gleneagles share the roll's Phase 1 and Phase 2 plats, whose homes date from 1998 to 2000.
Edgewater, Island Sound I and Southern Hills are the three coach-home names, and all three share the club's 1,551 and 1,669 square foot plans. Edgewater is the oldest and the largest. Southern Hills is its closest match, compared head to head in the next section.
The Seaside carriage homes share Pelican Sound Drive with Edgewater, and the first Seaside and Edgewater condominiums were recorded with the state on the same day, October 22, 1998. Seaside is the step up: two-car garages and plans of about 1,759 and 2,170 square feet, with one 12-month sale at $970,000.
Hammock Greens, Turnberry and Island Sound II are the community's carport condominiums at 1,250 to 1,560 square feet, with 12-month medians of $357,000 to $470,000 where the roster gives one. The coach-home premium buys a private garage and larger plans, and Edgewater's $585,000 12-month median sits $115,000 above Turnberry's.
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Edgewater at Pelican Sound for the larger, older coach-home neighborhood, with a $592,000 median on 14 MLS closings over 36 months; choose Southern Hills for the same two floor plans in one 2001 association, at $567,500 on 14 closings. Price, age and governance differ.
| Factor | Edgewater at Pelican Sound | Southern Hills |
|---|---|---|
| Residential parcels (2026 roll) | 114 | 84 |
| Associations | Four (Edgewater I, II, III and IV) | One |
| Managers (club 2026 Fact Sheet) | Cambridge (I and II), Compass Rose (III), KPG Accounting (IV) | Frankly Coastal |
| Built (county roll) | 1998 to 2000, median 2000 | 2001 |
| Condominium recorded (state register) | October 1998 to August 2000 | March 19, 2001 |
| Heated area (roll) | 1,406 ground, 1,535 upper | 1,406 to 1,535, median 1,470 |
| MLS, 12 months | 7 closings, $585,000 median (small sample) | 6 closings, $537,500 median (small sample) |
| MLS, 24 months | 11, $585,000 | 9, $545,000 (small sample) |
| MLS, 36 months | 14, $592,000 | 14, $567,500 |
| MLS, 60 months | 19 marketed, $599,000 | 18, $555,000 |
| Median $ per MLS sq ft, 36 months | $362.20 | $349.77 |
| Median days on market, 36 months | 18.5 | 27.5 |
| Median sold-to-list, 36 months | 97.6% | 96.5% |
| Active listings, Sep 29, 2026 | 1 at $519,000 (ground floor) | 1 at $649,900 (upper floor) |
| Months of supply | 1.7 | 2.0 |
| County qualified sales since Sep 29, 2025 | 8, $567,500 median | 7, $540,000 median |
| County qualified sales, 2025 | 10, $612,000 median | 6, $572,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; Pelican Sound Golf & River Club 2026 Fact Sheet. MLS and county figures are never mixed.
Price, for the same product. Over the same 36 months Edgewater closed 14 times at a $592,000 median and Southern Hills 14 times at $567,500, a gap of $24,500 or about 4 percent, for homes the county roll measures identically. Edgewater also sold faster (18.5 median days against 27.5) and nearer to list (97.6 percent against 96.5). Our reading is that Edgewater's larger neighborhood and its share of upper-floor sales account for part of the gap; neither is a guarantee for a specific home.
Southern Hills is one condominium with one association and one manager. Edgewater is four condominiums with four associations and, per the club's 2026 Fact Sheet, three managers. For an owner that means Edgewater's dues, rules and reserves vary by building group, so a buyer comparing two Edgewater homes must compare two associations, not one.
Choose Edgewater at Pelican Sound if you want the most frequently traded coach-home name in Pelican Sound, a Pelican Sound Drive address and the deeper resale record. Choose Southern Hills if a single association, the 2001 build year and a lower median price matter more. The club membership, the assessment and the gate are identical in both. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Edgewater at Pelican Sound's strengths are the full Pelican Sound bundle with a private garage at a mid-ladder price, the deepest coach-home resale record in the community, and a Zone X flood reading; its weaknesses are four associations with unpublished dues, a softer 2026, Evacuation Zone A, and 1998 to 2000 roofs to verify.
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Edgewater at Pelican Sound listing agent, or thinking, 'I need someone to sell my Edgewater at Pelican Sound home...' you are selling a garage coach home where one listing stood against 7 closings a year on September 29, 2026, and where floor, association and opening price decide the result.
In the last 12 months we tracked all 7 Edgewater at Pelican Sound closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 21 the MLS has recorded here since April 2022. As the leaders of Domain Realty Group, we price an Edgewater home from its own floor plan and its own association's recent sales, not from a community-wide average.
Honors and recognition:
Start with a free Edgewater at Pelican Sound home valuation. Jesse follows up with the Edgewater closings that fit your home: the same floor, the same plan, adjusted for condition, updates and association.
(239) 898-6072, text or call. Confidential conversations welcome. Ask Jesse for our Edgewater at Pelican Sound seller's guide, which walks through the sale step by step.
For a home priced to the recent closings, the market is workable: one active against 7 closings a year is about 1.7 months of supply. But 2026 has been slower than 2025, with a median 65 days on market against 8, so a 2022-style ask will wait.
Against Edgewater's own recent sales on the same floor. Over 24 months, seven upper-floor homes closed at $540,000 to $635,000 and four ground-floor homes at $530,000 to $599,000.
The 24-month median is 44 days and the 12-month median is 52, with a range of 3 to 125 days over 24 months. Five of the 11 sold in 16 days or fewer.
Your buyer does. The club's pages say an Application for Approval to Purchase must be returned to the neighborhood association before closing, and Edgewater IV's articles give the association power to approve or disapprove transfers as the declaration provides.
Generally yes, subject to the lease. Leases there run at least 30 days and were approved by the association, so the buyer takes the lease and the closing should match its end. Confirm the club's amenity transfer for the tenant.
Edgewater at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Edgewater closing, the county roll and all four association records for this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Edgewater at Pelican Sound guide: Jesse McGreevy leads on listings and pricing, and Marc Comisar leads on buyer representation.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Edgewater at Pelican Sound realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no Edgewater-specific testimonial we do not have.
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Ian Matheson, verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Matt Haines, verified Google review
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Edgewater at Pelican Sound coach homes for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Edgewater at Pelican Sound. For a home-specific answer, call Marc at (239) 287-5873.
Edgewater at Pelican Sound is a neighborhood of 114 condominium coach homes in 19 two-story buildings inside Pelican Sound, a gated, bundled golf and river community of 1,299 residences in Estero, Florida. It was built from 1998 to 2000 and is governed by four condominium associations, Edgewater I, II, III and IV.
Different. Edgewater at Pelican Sound is in Estero, Lee County, ZIP 33928. It is not the City of Edgewater in Volusia County, and it is not Edgewater at River Ridge Country Club Association, a separate association on the state register.
Every Edgewater address is on Pelican Sound Drive inside the Pelican Sound gate, between US-41 and Estero Bay on the north side of the Estero River. The Seaside carriage homes share the same road.
114, on the 2026 Lee County roll: 36 in Edgewater I, 18 in Edgewater II, 30 in Edgewater III and 30 in Edgewater IV. The state register and the club's residence guide give the same totals.
The county roll records 1,406 heated square feet for ground-floor homes and 1,535 for upper-floor homes. The club markets the same plans at about 1,551 and 1,669 square feet, and MLS listings use figures near the club's.
The county roll codes all 114 as three bedrooms. MLS listings describe the plan as two bedrooms plus a den or as three bedrooms, with two baths in most sales. It is one plan per floor described two ways.
Yes. The club's residence guide describes every coach-home building as two stories with a one-car garage per home.
The club's guide lists elevators only for its four-story condominium buildings, so an upper-floor Edgewater buyer should expect stairs. Confirm the arrangement for the specific building.
Between 1998 and 2000, per the county roll: three buildings in 1998, six in 1999 and ten in 2000. The four condominiums were recorded with the state from October 1998 to August 2000.
On September 29, 2026 the Southwest Florida MLS showed one Edgewater active: a ground-floor home listed at $519,000 after 1 day on market. Call Marc at (239) 287-5873 for the live list.
In the 24 months to September 29, 2026, 11 MLS closings ran from $530,000 to $635,000 at a $585,000 median. In the last 12 months, 7 closed at the same $585,000 median.
Yes, in the record so far. Over 24 months upper-floor homes closed at a $615,000 median (n = 7) and ground-floor homes at $551,000 (n = 4), both small samples.
The 24-month median is $356.13 per square foot of MLS living area, and the 12-month median is $354.84. County and MLS square-foot figures measure different things, so we never compare them.
Down slightly from 2025. The MLS median was $599,000 in 2025 (n = 7) and $545,000 in 2026 to date (n = 4); the county's qualified sales show $612,000 in 2025 and $550,000 in 2026. Small samples describe direction, not a rate.
The 24-month median is 44 days on market and the 12-month median is 52, with a range of 3 to 125 days over 24 months. The four 2026 closings took a median of 65 days.
Two sets. The Pelican Sound club assessment is $11,495 for 2026, and the Edgewater association for your building bills its own quarterly dues, which are not published. The River Ridge CDD adds about $1,209 a year on the tax bill.
Golf, racquet, fitness, pools, the marina and shuttle, plus property management items including cable television and fiber internet for all homes, security and common-area landscaping, and replacement reserves, per the club's Q and A.
A $20,300 initiation fee if you have never owned in Pelican Sound, or an $11,495 resale capital fee if you have; the club's $299 estoppel fee; the Edgewater association's application and estoppel fees; and your usual lender and title costs.
Yes. Pelican Sound is in the River Ridge Community Development District, whose fiscal 2026 budget sets $177.21 plus $1,031.71 per Pelican Sound unit, about $1,209 a year.
Membership comes with ownership. The club's Fact Sheet describes a family membership that depends on owning a residence and ends when the home is sold, with access to all amenities and no separate golf tier.
No. Pelican Sound is all-ages, and the club's family membership covers dependent children 24 and under. Lessees must be 25 or older, which the club states is not an occupancy age restriction.
Yes, within the rules: at least 30 days, a lease signer and primary occupant 25 or older, association approval, no lessee pets, and an application 20 business days ahead. The Edgewater declaration may set a longer minimum.
No. The club's 30-day minimum rules out nightly and weekly rentals.
Owner pet limits come from the Edgewater association's declaration and rules, which are not published. The club bars pets for lessees and registered houseguests and has a dog park. Get the association's rule in writing before you offer.
At four points along the Edgewater address range, FEMA maps Zone X, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. Check the specific address before you buy.
Yes. Lee County's evacuation layer places the Edgewater address range in Evacuation Zone A, the county's first surge zone, even though the flood map is Zone X.
A lender does not require it on a Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The Village of Estero's Class 6 CRS rating gives a 20 percent NFIP discount in its program.
The mandates apply to buildings of three or more habitable stories, and the club describes Edgewater's buildings as two stories. Ask the association to confirm in writing; ordinary reserve rules under Section 718.112 still apply.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone, so confirm current options with the district.
Same two floor plans on the county roll, but Edgewater's 36-month median is $592,000 on 14 closings against $567,500 on 14 at Southern Hills. Southern Hills is one 2001 association; Edgewater is four built 1998 to 2000.
Per the club's 2026 Fact Sheet, Cambridge Management for Edgewater I and II, Compass Rose for Edgewater III and KPG Accounting for Edgewater IV. The state's record shows Edgewater IV in care of NextGen Community Management since March 2024, so confirm the current manager.
Which association the building is in; that association's estoppel, declaration, rules, budget and reserve schedule; the roof age; the pet and lease rules; the purchase approval timeline; and whether you owe the $20,300 initiation or the $11,495 resale capital fee.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings by floor, the association records and the club fee schedule before you offer.
Call Marc at (239) 287-5873. Pelican Sound is gated and guests must be on a member's gate list, so showings go through the listing agent. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Edgewater and its neighbors in one visit.
These are the questions sellers ask most about selling an Edgewater at Pelican Sound coach home in Estero, answered from the recent closings and the public record. Each answer names Edgewater at Pelican Sound. For a number on your home, use the free home valuation or call Jesse at (239) 898-6072.
Start from your floor: over 24 months upper-floor homes closed at a $615,000 median (n = 7) and ground-floor homes at $551,000 (n = 4). Adjust for condition, updates and asking history. For a number on your home, use the free home valuation.
In 2026 to September 29, four closed in the MLS: $530,000, $540,000, $550,000 and $615,000. The county also recorded an Edgewater IV upper-floor sale at $550,000 in March 2026 that never appeared as an MLS closing.
Not reliably. With 7 to 11 sales a year across two floors and four associations, one sale moves an automated estimate, and the estimate cannot see the floor, condition or association. A floor-matched sale comparison is better.
In the record so far, yes: about $64,000 at the 24-month median, $615,000 against $551,000, on small samples. Some buyers still prefer the ground floor for no stairs, so we price each home against its own floor.
For price, the record shows floor and condition matter more than association. For the sale process it matters a lot: each association has its own approval, estoppel, dues and manager.
The MLS does not tag renovation consistently, so we cannot measure it here. Our reading is that condition explains part of the spread between upper-floor homes that closed at $540,000 and $635,000 within a year.
The county's qualified sales show a $385,000 median in 2021, $602,500 in 2022, $612,000 in 2025 and $550,000 in 2026. A price paid in 2022 to 2025 may sit near or above today's market; current closings set the ask.
The 24-month median is 44 days and the 12-month median 52, with a range of 3 to 125 days. The 2026 closings took a median of 65 days, so plan for a longer market time than in 2022.
One on September 29, 2026, a ground-floor home at $519,000. Against 7 closings a year that is about 1.7 months of supply.
Before and during season reaches the seasonal buyers who drive Pelican Sound. Of the 11 Edgewater MLS closings in 24 months, six closed in March or April, three from October to December, one in June and one in August.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price an Edgewater home from its own floor's closings, which is why this page lists every one.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the garage, the floor plan and the full Pelican Sound membership, because that is what an Edgewater buyer is buying.
Pelican Sound is gated and admits guests only from a member's gate list, so open houses and showings run through the gate's procedure. We handle it with the club.
You can, but you would handle the floor-matched pricing, the association approval, two estoppels, the club's closing charges and the contract yourself. A pricing conversation with us first costs nothing.
Yes. The club's pages require an Application for Approval to Purchase to the neighborhood association before closing, and the Fact Sheet requires a certificate of approval from the neighborhood association for club membership.
The declaration, articles, bylaws, rules, the most recent financial information and related disclosures required by Section 718.503, the estoppel, and the flood disclosure required by Section 689.302.
Two: the Edgewater association's and the club's. The club lists a $299 estoppel fee at closing, and Section 718.116 caps a standard condominium estoppel for a current account at $299.
The club's closing-cost list puts both the club estoppel and the neighborhood estoppel on the buyer. Lee County custom often has the seller pay estoppel fees, so the contract controls.
The club lists the $20,300 initiation fee or the $11,495 resale capital fee as paid to Pelican Sound by the buyer at closing. The contract controls.
The club's closing-cost list names all outstanding club charges on the seller's member account. Prorated assessment and association dues are settled at closing.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 and the owner's title policy; the contract controls. At $585,000, doc stamps are $4,095 and the promulgated owner's policy premium is about $3,000.
Club and association charges are prorated to the closing date, and Florida property taxes, paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the figures.
Yes, but it must be disclosed and the contract must say who pays. The association's estoppel states any assessment, and we want to see the board's notice before we set a price.
Compare the net rent after the club's $260 application and $465 amenity transfer fees, the 30-day minimum, the no-pets rule for lessees and the Edgewater declaration's own limits against a sale at today's floor-matched price.
Yes, subject to the lease. The buyer takes the lease, showings go through the tenant, and the closing should match the lease end.
No, it ends and a new one starts. The Fact Sheet says membership terminates on sale, and the buyer's membership begins at closing with the association's approval and the club's one-time charge.
The club describes the initiation and resale capital fees as one-time charges at closing and the resale capital amount as funding its Capital Resale Reserve; it describes no refund. We know of no equity refund in Pelican Sound.
It is not required to list, but the state's uniform mitigation verification form can earn a buyer insurance credits under Section 627.711, and a current one is a selling point. For a condominium, credits depend on the building.
Yes. Section 689.302 requires a flood disclosure at or before contract, covering flooding that damaged the property during your ownership, flood claims and flood assistance.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisers.
The August 2026 ground-floor sale closed at $530,000 after 97 days, at 93.1 percent of list. Recent closings cluster from $530,000 to $552,000 for ground-floor homes, so a reset toward that band plus a review of photos and condition is usually the answer. Call Jesse at (239) 898-6072.
Near the recent closings for your floor. Over 24 months the median sale closed at 97.5 percent of its final list, so a final ask about 2 to 3 percent above the price you would accept fits the pattern.
Say which source you use: the county roll's 1,406 or 1,535 heated square feet, or the club's 1,551 or 1,669. Mixing them makes your home look larger or smaller than its comparables.
On the same floor plans, Edgewater has sold higher: a $592,000 36-month median against $567,500 at Southern Hills. Buyers cross-shop both, so we price an Edgewater listing against both sets of closings.
Yes. The club's Q and A says a corporation or trust may purchase, with club privileges limited to one designated household, and the association's approval process still applies.
Every fact on this Edgewater at Pelican Sound guide traces to a primary record below: the Pelican Sound club's own documents, the State of Florida's corporate and condominium registers, Florida statutes, Lee County and Village of Estero records, FEMA and federal sources, and our own MLS and county data pulls. No realtor or listing-portal site is cited.
Edgewater at Pelican Sound's key public documents are published by the Pelican Sound club, the State of Florida, the Village of Estero, the River Ridge CDD and federal agencies; the table links each to its issuing authority. The four recorded declarations are at the Lee County Clerk by book and page, and the association budgets come from each manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, amenities, managers, leasing and guest rules) | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer (coach-home sizes and unit counts) | Pelican Sound Golf & River Club | 2022 | Residence flyer, PDF |
| Community map | Pelican Sound Golf & River Club | 2023 | Community map, PDF |
| Edgewater IV Articles of Incorporation | Florida Division of Corporations | filed July 8, 1999 | Articles, PDF |
| Public condominium extract (all four Edgewater condominiums) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | November 2022 | Ordinance, PDF |
| Fiscal 2026 adopted budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Edgewater at Pelican Sound. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
