Pelican Sound - Glen Eagles

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.

Gleneagles at Pelican Sound is a single-family neighborhood inside the master-planned community of Pelican Sound in Estero, Florida. It is the oldest of Pelican Sound's executive-home streets: 69 fee-simple homes on Gleneagles Links Drive and Gleneagles Links Court, built by WCI Communities in 1998 and 1999, plus the 24 homes of Torrey Pines at Pelican Sound next door, built in 2000, which this page covers as a section. Together the 93 homes closed 16 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a median of $1,009,300, and every home carries the bundled 27-hole golf, river and racquet membership of the 1,299-residence community. 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 two spellings and several look-alikes cause confusion. The plat, the county roll and the state corporate record spell it Gleneagles, one word; the Southwest Florida MLS files it as GLEN EAGLES inside the Pelican Sound development, and both spellings mean the same 69 homes. This page is about Gleneagles at Pelican Sound Neighborhood Association, Inc. (Florida Division of Corporations document N97000005327) in Estero, ZIP 33928. It is not Glen Eagles at Spruce Creek, not the Gleneagles Country Club or the numbered Gleneagles condominium associations elsewhere in Florida, and not the Scottish resort. Torrey Pines here means Torrey Pines at Pelican Sound Neighborhood Association, Inc. (N99000003481), not the unrelated Torrey Pines Homeowners Association (N00000001977) and not the newer Torrey Pines homes on Torrey Way in Fort Myers, ZIP 33905.

If you own on Gleneagles Links Drive, Gleneagles Links Court, Torrey Pines Court or Torrey Pines Way and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Gleneagles home costs to buy and to carry, which of the association's documents are public (more of them than at most Pelican Sound neighborhoods), and where the flood map changes from one street to the next.

Why McGreevy and Comisar Are the Best Realtor for Gleneagles at Pelican Sound

McGreevy and Comisar are the best realtor for Gleneagles at Pelican Sound because the case is 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 all 16 recent MLS closings, 21 county-recorded sales and the association's own recorded Declaration.

If you're searching for the best realtor for Gleneagles at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Gleneagles 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. Anyone comparing the best real estate agents in Estero should ask each agent to price a specific Gleneagles home from its own street's sales, and we do that below in the open.

Recent Gleneagles at Pelican Sound track record (last 12 months): In the last 12 months Gleneagles at Pelican Sound, with Torrey Pines, has seen 2 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026): a two-bedroom-plus-den Torrey Pines home at $1,022,500 in October 2025 and a two-bedroom-plus-den Gleneagles home at $1,216,000 in March 2026, the highest price per square foot in the 60-month record. That is a median of $1,119,250 (n = 2, small sample, the mean of the two), $2,238,500 in volume, a median of 1.5 days on market and a median sold-to-list ratio of 101.2%. Because 2 sales is too few for a median to mean much, the market snapshot leads with the 60-month window, the first that reaches 10 closings: 16 sales at a $1,009,300 median.

In the last 12 months we tracked both MLS closings and both qualified county-recorded sales at Gleneagles and Torrey Pines, and we tracked all 16 MLS closings and all 21 qualified county-recorded sales of the last 60 months. Each one is listed below by month, price, bedrooms and size only.

For Gleneagles 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. In a neighborhood that averages about three recorded sales a year, the next listing is priced against a handful of closings, so condition, paint cycle and termite paperwork have to be shown, not assumed. The paperwork matters early too: the Gleneagles association's seven-day notice of sale, its estoppel, the club's estoppel and approval, and the club fee your buyer pays at closing.

For Gleneagles at Pelican Sound buyers: the first question is the plan, because almost every Gleneagles home is one of three sizes on the county roll (about 1,770, about 1,882 and about 2,100 heated square feet). The second is the carry, because Gleneagles is one of the few Pelican Sound neighborhoods whose dues are on the public record: $787.50 a quarter in 2025 with termite service, on top of the $11,495 club assessment. The third is the flood map, because the Gleneagles streets map Zone X while most of Torrey Pines Court maps Zone AE.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Gleneagles at Pelican Sound at a Glance

Gleneagles at Pelican Sound is 69 single-family homes on two streets in Estero, ZIP 33928, built 1998 to 2000, governed by a Chapter 720 neighborhood association formed in September 1997, with the 24-home Torrey Pines section beside it under its own association. The table gathers the numbers buyers and sellers ask for first, each with its source.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Living in Gleneagles at Pelican Sound as a Homebuyer

Living in Gleneagles at Pelican Sound means a detached, single-story executive home on a short golf-community street where the association mows, fertilizes, irrigates, paints the houses on a schedule and services termites quarterly, and where full bundled use of Pelican Sound's 27 holes, river boat ramp, racquet center, pools and four restaurants comes with the deed.

What Is Gleneagles at Pelican Sound?

Gleneagles at Pelican Sound is one of twelve marketed neighborhood names inside Pelican Sound Golf & River Club, a gated community of 1,299 residences between US-41 and Estero Bay governed by 22 associations. It is one of the four single-family neighborhoods, with Pinehurst, The Masters and Torrey Pines, and Pelican Sound's Types of Residences flyer places it in the Executive Homes tier with The Masters and Torrey Pines, homes of 1,762 to 2,719 square feet with a 2.5 or 3 car garage across the three. The Gleneagles association's own website describes itself as 69 homes governed by a Board of Directors under the Declaration of Covenants, Conditions and Restrictions for Gleneagles at Pelican Sound Neighborhood.

Two Streets, Sixty-Nine Homes

Fifty-six Gleneagles homes have a Gleneagles Links Drive address on the county roll and 13 sit on Gleneagles Links Court. The recorded legal descriptions split them across two plats: 29 lots in Pelican Sound Phase 1 (Blocks A and B) and 40 lots in Pelican Sound Phase 2 (Blocks A and B). Pinehurst's estate homes share those two plats in other blocks, which is why a plat search alone does not separate the two neighborhoods; the street does.

Why Torrey Pines Is on This Page

Torrey Pines at Pelican Sound is 24 homes on Torrey Pines Court and Torrey Pines Way, recorded on their own plat in 2000 and governed by their own association. They are the same Executive tier of product, between 1,875 and 2,344 heated square feet, and they sell only about once a year, so a buyer looking at one almost always looks at the other. The MLS files them as a separate subdivision, TORREY PINES, and every figure on this page says when it covers Gleneagles alone, Torrey Pines alone, or both.

Who Gleneagles Fits

The public record supports three uses of the property: a seasonal home where the association keeps the lawn, irrigation, termite service and exterior paint on a schedule; a full-time golf-and-boating home with a garage big enough for a cart; and a move from a Pelican Sound condominium or carriage home into a detached house without leaving the club. We read these from the product, the fee structure and the rules, and we describe the property, not the people who own it.

What Gleneagles Does Not Have

Five things buyers sometimes assume. No new construction: every home was built between 1998 and 2000 and every sale is a resale. No four-bedroom homes: the county roll records two and three-bedroom homes only, though many listings add a den. No large lots: the association's own guest and tenant guide asks for quiet hours because the homes are close together. No condominium structure: both associations' Articles say in capitals that they are not condominium associations. No age restriction: Pelican Sound is all-ages.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Gleneagles at Pelican Sound Market Snapshot: What Homes for Sale Actually Close At

Gleneagles at Pelican Sound homes, with Torrey Pines, closed 16 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $1,009,300 median and 7 median days on market, the first window to reach 10 closings. Only 2 closed in the last 12 months, at a $1,119,250 median, a small sample.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)

MLS figures use MLS living area; county figures are qualified recorded deed prices and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and both prices of that pair are named. Sold-to-list means sold price over final list price. None of the 16 MLS closings was entered after closing, so every one carries days on market and a sold-to-list ratio.

The Headline Numbers

The 12 and 24-month rows match because no Gleneagles or Torrey Pines home closed through the MLS between August 2024 and October 2025. The 60-month window totals $16,288,508 in volume, with prices from $750,000 to $1,292,000 and days on market from 0 to 119.

Every Gleneagles and Torrey Pines MLS Closing, Last 60 Months

Sixteen sales across 93 homes is a market read sale by sale. Here is each one, by month, section, price, bedrooms and size only.

The 12-Month Window Alone

In the last 12 months we tracked 2 MLS closings: the Torrey Pines sale in October 2025, which went under contract the day it listed and closed at 97.4% of its final list price, and the Gleneagles sale in March 2026, which closed in 3 days at 105.1% of list and at $645 per MLS square foot, the highest in five years. Two sales cannot carry a trend, so the 60-month table above is the honest read.

The 2022 Rush and What Followed

Seven of the 16 MLS closings happened in calendar 2022, and six of those seven sold above their final list price, by as much as 19.4% in June 2022. From 2023 on, 9 MLS closings have a median of $1,050,000 (n = 9) and most sold at or below list. The market moved from bidding over list in 2022 to pricing at list since, and the March 2026 sale at 105.1% of list was the first over-list Gleneagles sale since December 2022.

Same Plan, Different Prices

The commonest Gleneagles plan on the roll is about 1,882 heated square feet with two bedrooms, which the MLS usually lists as two bedrooms plus a den. Eight MLS closings of homes between 1,875 and 1,885 square feet sold for between $874,900 and $1,216,000 in the 60 months, a spread of $341,100 on what is essentially one floor plan. Year of sale explains part of it; renovation, roof and window age, a pool and lot position explain the rest, and none of those show up in price per square foot.

A Public-Record Sale, Walked Through: March 2026

This is a public-record sale handled by other brokerages, and it is the most recent MLS closing in the neighborhood. A Gleneagles home of 1,885 MLS square feet, listed as two bedrooms plus a den with two baths, closed in March 2026 at $1,216,000 after 3 days on market, 105.1% of its $1,157,000 final list price. Three facts stand out. It is the highest Gleneagles or Torrey Pines MLS price per square foot in five years, $645. It sold for $76,000 less than the February 2024 sale of a larger 2,097 square foot three-bedroom-plus-den plan, but at $29 more per square foot. And it sold over list in a year when the 60-month median sale closed at list, which says a well-presented two-bedroom-plus-den still draws competing buyers.

For that buyer, the price did not show the club's one-time fee at closing ($20,300 for a first-time Pelican Sound owner, or $11,495 for a returning owner), the $11,495 annual club assessment, the Gleneagles quarterly dues, or about $1,209 a year in River Ridge district assessments on the tax bill.

What Is for Sale at Gleneagles at Pelican Sound Right Now

On September 29, 2026 the MLS showed no active Gleneagles or Torrey Pines listing. Zero listings against about three recorded sales a year means the next listing will be judged against the closings above, not against neighbors, and a buyer who wants this street should be ready before it appears.

What Do Gleneagles Homes Sell For by Section, Size and Bedrooms?

Gleneagles at Pelican Sound and Torrey Pines sell in the same price band: over 60 months the 11 Gleneagles MLS closings had a $996,100 median and the 5 Torrey Pines closings a $1,022,500 median, and two and three-bedroom homes sold within about $43,000 of each other at the median.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)

Gleneagles Alone, and Torrey Pines Alone

Every figure is our arithmetic from the MLS closings listed above. Torrey Pines' lower median price per square foot comes from its larger plans: three of its five sales were 1,875 to 1,885 square foot homes, and two were 2,106 and 2,166 square foot homes.

Two Bedrooms Plus Den Against Three Bedrooms

The MLS listed 8 of the 16 sales as two bedrooms plus a den and 8 as three bedrooms, with or without a den. The two-bedroom-plus-den homes had a median of $979,900 (n = 8, the mean of $937,300 and $1,022,500), and the three-bedroom homes a median of $1,023,050 (n = 8, the mean of $996,100 and $1,050,000). A three-bedroom plan at Gleneagles is not always the larger plan: two of the eight were 1,770 and 1,865 square feet.

Over and Under 2,000 Square Feet

The 5 MLS closings of homes at 2,000 square feet or more had a median of $1,050,000 (n = 5), from $795,000 to $1,292,000. The 11 smaller homes had a median of $996,100 (n = 11). Size adds less than buyers expect, about $54,000 at the median, because condition and the year of sale move price more than the extra 200 square feet.

Price per Square Foot, Sale by Sale

Per-sale MLS price per square foot ran from $377 (a 2,106 square foot home in February 2022) to $645 (the 1,885 square foot home in March 2026). The 60-month median is $514.91 and the 36-month median $576.96, so the per-foot price of the most recent sales is about 12% above the five-year median, on small counts.

Days on Market

Fourteen of the 16 MLS closings went under contract in 14 days or fewer. The exceptions were a Torrey Pines home in May 2023 at 20 days and a 1,865 square foot three-bedroom Gleneagles home in November 2023 that took 119 days and closed at 96.6% of its final list price, the clearest sign in the record of what happens to a listing priced ahead of the street.

Sold-to-List, Sale by Sale

Ten of the 16 MLS closings sold at or above the final list price and 7 sold above it. All 7 above-list sales came in 2022 or in March 2026. The six below-list sales ranged from 95.5% to 98.6% of list, so even a Gleneagles home that sold under list did not sell far under it.

Ready to Sell or Buy at Gleneagles at Pelican Sound? Talk to the Team That Tracked Every Sale

Gleneagles at Pelican Sound has 69 homes on two streets and 24 more in Torrey Pines, published neighborhood dues of $787.50 a quarter, and on September 29, 2026 not one home for sale. When the same 1,882 square foot plan has closed anywhere from $874,900 to $1,216,000, the seller who prices to condition and has the termite, paint and permit records ready is the one who closes.

Selling a home in Gleneagles at Pelican Sound? Get a free Gleneagles at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. Our Gleneagles at Pelican Sound seller's guide walks through the sale step by step, and the Gleneagles 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 in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873, start with our Gleneagles at Pelican Sound buyer's guide or our Pelican Sound buyer's guide, or read how we represent buyers.

The Long View: Lee County Recorded Sales at Gleneagles Since 2009

Gleneagles at Pelican Sound and Torrey Pines have recorded 75 qualified resales in Lee County's file since 2002, on 57 of the 93 homes. The yearly median rose from the $400,000s and $500,000s before 2020 to $937,300 in 2022 and above $1,000,000 in every year since.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)

Recorded Sales by Year, County Record

County figures are recorded deed prices the Property Appraiser flags as qualified arm's-length sales. They are never compared with MLS square-foot figures.

The county file also carries 1998, 1999 and 2001 transfers recorded against these lots while WCI built the neighborhood, including 23 recorded in 1999 at prices above $1,500,000 each and 16 recorded in 1998 at one identical price. We read those as land and development transfers, not home prices, and leave them out. One 2002 resale at $415,000 is the earliest arm's-length price on file.

The County Record Adds Five Sales the MLS Does Not Show

In the 60 months to August 21, 2026, the county file holds 21 qualified sales, at a median of $1,022,500 (n = 21). Sixteen match the MLS closings above. Five do not appear as MLS closings: a three-bedroom Gleneagles home of 1,767 square feet at $845,000 in May 2023, a two-bedroom Gleneagles home at $1,225,000 in August 2023, a two-bedroom Gleneagles Links Court home at $1,050,000 in November 2023, another two-bedroom Gleneagles Links Court home at $925,000 in February 2025, and a three-bedroom Torrey Pines Way home of 2,106 square feet at $1,100,000 in March 2025. The county records the deed consideration; the MLS records the reported closing price, and we never average the two.

The Last 12 Months on the County Record

Between September 29, 2025 and August 21, 2026, the county recorded 2 qualified sales, the same two homes the MLS shows: $1,022,500 on Torrey Pines Court in October 2025 and $1,216,000 on Gleneagles Links Drive in March 2026. No qualified Gleneagles or Torrey Pines sale was recorded between April and August 21, 2026.

How Often Homes Change Hands

Our count from the county file: 42 of the 93 homes recorded at least one qualified resale in the ten years since September 2016, 45 sales in all, or about four a year. That turnover is higher than at The Masters next door, where the same file shows 26 of 100 homes resold in the same ten years, and it is why Gleneagles produces more MLS closings over five years (16) than its larger rival (10).

Gleneagles Against Torrey Pines on the County Record

Since 2002 the county file holds 59 qualified Gleneagles resales and 16 Torrey Pines resales. Per home, that is about 0.86 resales per Gleneagles home and 0.67 per Torrey Pines home over 24 years (our arithmetic), so the two sections turn over at similar rates on small counts.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Did Gleneagles at Pelican Sound Come to Be?

Gleneagles at Pelican Sound was one of the first neighborhoods WCI Communities opened at Pelican Sound: its association was incorporated on September 18, 1997, its lots were platted in Pelican Sound's Phase 1 and Phase 2, and 68 of its 69 homes were built in 1998 and 1999, as the golf course opened in May 1998.

Born as a "Condominium Association," Renamed in Two Weeks

The Florida Division of Corporations record shows the corporation was filed on September 18, 1997 under the name Gleneagles at Pelican Sound Condominium Association, Inc. Twelve days later, on September 30, 1997, its board adopted Amended and Restated Articles that renamed it Gleneagles at Pelican Sound Neighborhood Association, Inc. and state in capitals that it is not a condominium association under Chapter 718. The state filed the restatement on October 2, 1997. The cover letter sent with that filing covered Pinehurst at Pelican Sound Neighborhood Association in the same envelope, which is why Gleneagles and Pinehurst share their founding date and their plats.

WCI and the Walden Center Drive Address

The 1997 Articles gave the association's first office as 24301 Walden Center Drive in Bonita Springs, and the filing letter was copied to WCI Communities, Ltd. WCI's 2001 registration statement with the Securities and Exchange Commission names Pelican Sound among its communities. The Articles require 67% of the voting interests to amend them after turnover and set a board of not fewer than three directors.

The Plats: Phase 1 and Phase 2

The county roll places 29 Gleneagles lots in Pelican Sound Phase 1, Plat Book 62, Page 41 (Block A, lots 1 to 8, and Block B, lots 1 to 21), and 40 in Pelican Sound Phase 2, Plat Book 63, Pages 65 to 68 (Block A, lots 9 to 27, and Block B, lots 22 to 42). The original neighborhood Declaration was recorded in Official Records Book 3036, Pages 1611 to 1640, beneath the master Declaration for Pelican Sound Golf & River Club recorded in Official Records Book 3002, Pages 869 to 933.

Built 1998 and 1999

The county roll's year-built field shows 19 Gleneagles homes in 1998, 49 in 1999 and one in 2000. That makes Gleneagles, with Pinehurst, the oldest single-family product at Pelican Sound, two to three years older than The Masters, whose homes date from 2000 to 2002. Every Gleneagles home is now 26 to 28 years old, an age at which most roofs, air-conditioning systems and water heaters have been replaced at least once.

Turnover and Resident Control

Pelican Sound's own history records the golf course opening in May 1998 and the developer turning the community over to its members in January 2003. The Gleneagles association has filed an annual report with the state every year since 1998, the latest on April 6, 2026, and its principal address has been Gleneagles Links Drive since 2013.

The 2013 Restatement

At the annual members' meeting on February 27, 2013, owners adopted an Amended and Restated Declaration of Covenants, Conditions and Restrictions and Amended and Restated Bylaws, recorded on April 26, 2013 as a 63-page instrument with the 1997 Articles attached. That restated Declaration, with amendments adopted in March 2020 and March 2021, is the document every Gleneagles buyer takes title under, and the association posts it on its public website.

From Collier Financial to Frankly Coastal

The association's website says Gleneagles has used Frankly Coastal for financial management since Frankly Coastal bought its previous manager, Collier Financial, and the state record has listed Frankly Coastal Financial Services LLC of Naples as registered agent and mailing address since April 29, 2023. Board minutes from 2023 and 2024 also record a community association manager from Cambridge Property Management at meetings, and the Pelican Sound 2026 Fact Sheet lists Frankly Coastal as the Gleneagles manager.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Torrey Pines at Pelican Sound: The Section Inside This Page

Torrey Pines at Pelican Sound is 24 single-family homes on Torrey Pines Court and Torrey Pines Way, all built in 2000 on their own recorded plat, governed by a separate Chapter 720 association formed in June 1999 and managed, per the 2026 Fact Sheet, by Sandcastle PMB. It shares the Executive tier with Gleneagles and The Masters.

The Torrey Pines Association

Torrey Pines at Pelican Sound Neighborhood Association, Inc. was filed with the state on June 7, 1999, document N99000003481, status active. Its Articles were prepared by the same counsel WCI used for Gleneagles, name the same Walden Center Drive office, say in capitals that the association is not a condominium association, require 67% of the voting interests to amend the Articles after turnover, and set a board of not fewer than three directors. Since July 2016 its registered agent has been a property-management firm on San Carlos Boulevard in Fort Myers, and the Pelican Sound 2026 Fact Sheet lists Sandcastle PMB as its manager.

The Torrey Pines Plat and Homes

The county roll records all 24 lots as Torrey Pines at Pelican Sound, Plat Book 65, Pages 79 and 80, with three common tracts. Twelve homes face Torrey Pines Court and twelve face Torrey Pines Way. Every one was built in 2000. Heated area runs from 1,875 to 2,344 square feet; 12 homes have two bedrooms and 12 have three, and two are the only homes on this page with three baths on the roll.

Torrey Pines Sales

The MLS shows 5 Torrey Pines closings in 60 months: $1,285,208 in December 2022, $875,000 in May 2023, $874,900 in February 2024, $1,050,000 in August 2024 and $1,022,500 in October 2025, a $1,022,500 median (n = 5, small sample). The county file adds a $1,100,000 sale of a 2,106 square foot home on Torrey Pines Way in March 2025 that never closed through the MLS.

What We Could Not Read for Torrey Pines

Torrey Pines has no public association website that we could find, and we did not read its recorded Declaration. Its dues, lease limits and pet rules are therefore not on this page; they are set by its own Declaration, which the Pelican Sound master Declaration sits above. Ask for the Torrey Pines governing documents, budget and estoppel through Sandcastle PMB during the contract.

The Torrey Pines Flood Difference

Torrey Pines Court is the one street on this page where FEMA's map puts most of the frontage in Zone AE, a Special Flood Hazard Area, while the Gleneagles streets map Zone X. The storm section below has the detail; a Torrey Pines buyer should get an elevation certificate and a flood quote before setting a budget.

The Homes: What Is a Gleneagles at Pelican Sound Home Like?

A home at Gleneagles at Pelican Sound is a detached, single-story executive home of 1,762 to 2,129 heated square feet on the Lee County roll, with two or three bedrooms and two baths, an attached garage, and a lanai, built by WCI in 1998 or 1999 on a lot along Gleneagles Links Drive or Gleneagles Links Court.

Three Plan Sizes on the Roll

The roll is the only source that covers all 69 homes, and it shows three clusters.

Every Gleneagles home has two baths on the roll. The MLS usually lists the 1,880 square foot plan as two bedrooms plus a den, so a listing may show a room the roll does not count as a bedroom.

The Executive Tier and the Garage

Pelican Sound's 2022 Types of Residences flyer groups Gleneagles (69), The Masters (100) and Torrey Pines (24) as Executive Homes with a 2.5 or 3 car garage, one step below the Pinehurst Estate Homes. The Gleneagles Declaration, section 9.16, requires an attached garage for one to three cars with a door at least 16 feet wide or two 8-foot doors, bans carports and detached garages, and bars converting a garage without substituting another enclosed garage and getting ARC approval.

Floor Plans We Can and Cannot Name

We have not found WCI's original Gleneagles model names in a public record, so we do not name models. The MLS record shows the sizes buyers actually trade: 1,770 square feet for the smallest three-bedroom plan, 1,875 to 1,917 square feet for the most common plan, and 2,097 to 2,106 square feet for the larger three-bedroom-plus-den plan.

Pools and Lanais

Section 9.20 of the Declaration lets an owner build a swimming pool and screened enclosure with ARC approval, and the association's guest and tenant guide asks for quiet on the lanai and pool deck from 10:00 p.m. to 9:00 a.m. because the homes sit close together. The county file we hold does not record pools, so whether a given home has one is a listing-by-listing fact.

Exterior Paint on the Association's Schedule

Since a 2020 amendment, section 7.1.1 of the Declaration makes exterior painting the association's responsibility on a schedule the board sets. The March 2024 annual-meeting minutes record the board working with painting contractors on how long the current paint will last, noting a 10-year warranty on it. Paint color changes still need ARC approval under section 5.

Roofs, Mailboxes and Lamp Posts

The March 2021 amendment made roof and exterior cleaning the owner's job, at a frequency the board sets but not less than once every three years, and made owners responsible for mailboxes and their posts, while letting the association run a master mailbox replacement as a common expense. Section 9.12 makes each owner keep the front yard lamp working through every hour of darkness, including its photocell and bulbs. Roof replacement is an owner cost on a fee-simple home.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Amenities Come With a Home at Gleneagles at Pelican Sound?

A home at Gleneagles at Pelican Sound comes with bundled membership in Pelican Sound Golf & River Club under section 12.1 of the neighborhood Declaration: 27 holes of golf, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, six pools and six spas, a boat launch ramp and boat storage, a boat shuttle to Lovers Key State Park, and four restaurants.

One Golf Membership per Lot

Section 12.1 of the Gleneagles Declaration says each lot carries one golf membership in the club as an appurtenance, which cannot be sold or assigned apart from the lot, and that club assessments are paid by the owner directly to the club. Section 12.2 makes every owner a Class A member of the club, with the neighborhood's vote cast by the association president as its Neighborhood Voting Representative.

Golf: 27 Holes

The course was designed by Chip Powell and Mike Hill and plays as three nines, Sound, River and Lakes. Members and approved lessees book tee times 10 days ahead and registered houseguests 2 days ahead. In 2026 the member 18-hole cart fee is $29.35 plus tax, the annual private cart trail fee $2,272 plus tax, and an annual cart lease $2,880 plus tax. Section 6.5 of the Gleneagles Declaration creates easements over every lot for errant golf balls, golf carts and course maintenance noise.

Boating and the Estero River

Pelican Sound has a members' boat launch ramp, outdoor boat storage, canoes and kayaks, and a shuttle boat to Lovers Key State Park. In 2026 annual boat storage is $625 plus tax, or $80 a month, and canoe or kayak storage $155 plus tax a year. Gleneagles owners keep boats in club storage, because section 9.15 of their Declaration bars boats and trailers from being parked or stored in the neighborhood, and the association's guide limits watercraft on a driveway to two hours.

Tennis, Pickleball and Bocce

The 2026 Fact Sheet lists 8 Hydro-Grid tennis courts, 14 pickleball courts and 5 bocce courts. Gleneagles fields its own bocce team; the association's website named its bocce captains for the 2025 to 2026 season.

Pools, Fitness and Dining

The club lists 6 pools, 6 spas and a kiddie pool, 3 fire pits, a fitness center, an outdoor fitness park, a dog park, a playground, a half basketball court and two horseshoe pits. Its four restaurants are The Vista at the Clubhouse, the Pavilion, the Pelican Pub and the River Club.

Neighborhood Social Life

Gleneagles keeps its own social calendar. The association's site archives a progressive dinner and a Vista night in 2024, a holiday light display, potlucks, a "Gleneagles Olympics" and a book club, and its welcome committee greeted seven new residents in the year before the March 2024 annual meeting. The 2026 annual meeting was held on March 19, 2026 at the River Club.

What Costs Extra

The club assessment does not cover cart and trail fees, boat and kayak storage, guest fees, lessons, personal training, food and beverage, or the separate Gleneagles neighborhood dues. Each of those is either published in the 2026 Fact Sheet or billed by the Gleneagles association.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Are the HOA Fees at Gleneagles at Pelican Sound?

Gleneagles at Pelican Sound owners pay three recurring charges: Pelican Sound's $11,495 annual club assessment for 2026, the Gleneagles association's quarterly dues, which were $787.50 a quarter with termite service or $721.00 without it in the 2025 budget, and about $1,209 a year in River Ridge Community Development District assessments on the county tax bill.

The Club Assessment

Pelican Sound's 2026 Fact Sheet lists an annual assessment of $11,495, effective January 1, 2026, for each of the 1,299 residences. The club's Q&A says it pays for amenities (food and beverage operations, the golf course, the racquet and fitness centers and the marina), property management (cable television and fiber-optic internet for all homes, common-area maintenance and landscaping, security and pool maintenance) and replacement reserves.

The Gleneagles Dues, on the Record

Gleneagles is one of the few Pelican Sound neighborhoods that posts its board minutes on a public website. The minutes of the September 9, 2024 budget workshop record a proposed 2025 quarterly assessment of $787.50 per home, and the minutes of the November 22, 2024 budget adoption meeting record that the quarterly amount is $787.50 for owners whose termite service is included and $721.00 for owners who do not include it. That is $3,150 or $2,884 a year (our arithmetic). The 2026 amount is not posted on the site; ask for it in the estoppel.

When the Dues Are Due

Section 6.5 of the Gleneagles Bylaws makes the annual assessment payable quarterly in advance on January 1, April 1, July 1 and October 1, on a calendar fiscal year. Section 4.5 of the Declaration allows interest and a late charge of the greater of $25 or 5% of the installment once a payment is more than ten days late, and section 720.3085 of the Florida Statutes governs the lien and collection process.

What the Gleneagles Dues Buy

Under section 7.2 of the Declaration the association maintains the lawn and irrigation system on every lot as a common expense. The association's website adds quarterly pest and termite service by Home Team Pest Defense in March, June, September and December, a monthly walk-through with the landscape contractor, Greenscapes, and the exterior paint program the 2020 amendment assigned to the association, funded through reserves that section 4.1 allows the budget to include for painting, roof cleaning and other board-approved projects.

The River Ridge District Line

Pelican Sound sits inside the River Ridge Community Development District, a Chapter 190 special district created by Lee County Ordinance 96-02, and section 14 of the Gleneagles Declaration tells every owner so. The district's FY2026 adopted budget charges each Pelican Sound unit $177.21 for the General Fund and $1,031.71 for the Pelican Sound program, about $1,209 a year, collected on the Lee County property tax bill rather than by the club or the association.

What Torrey Pines Owners Pay

Torrey Pines owners pay the same club assessment and district line. Their neighborhood dues are set by the Torrey Pines association's own budget, which is not posted publicly; the estoppel from Sandcastle PMB is the place to get the current figure.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Gleneagles at Pelican Sound's Layered Fees: Club, Neighborhood, District, One-Time and Tax

Gleneagles at Pelican Sound fees come in five layers: the club assessment, the Gleneagles neighborhood dues, the River Ridge district line, one-time charges at closing, and property tax and insurance. At Gleneagles the first four all have a published figure, which makes the first-year cost easier to budget than at most Pelican Sound neighborhoods.

Layer 1: The Club

$11,495 a year in 2026, the same for a Gleneagles home as for a Hammock Greens condominium. Every one of the 1,299 residences pays it.

Layer 2: The Gleneagles Association

$787.50 a quarter in 2025 with termite service, or $721.00 without, set each November for the following year. A special assessment for expenses outside the budget is allowed under section 4.1 of the Declaration and would appear on the estoppel.

Layer 3: The District

About $1,209 a year for FY2026, a non-ad valorem line on the tax bill.

Layer 4: One-Time Charges at Closing

A first-time Pelican Sound owner pays a $20,300 initiation fee at closing; a buyer who owns or has owned in Pelican Sound pays an $11,495 resale capital fee instead. The club's estoppel fee is $299. The Gleneagles association's own estoppel fee is capped by section 720.30851 of the Florida Statutes for an account in good standing, with extra charges allowed only for delinquent accounts and expedited delivery.

Layer 5: Property Tax and Insurance

A Gleneagles home is taxed by Lee County, the Village of Estero and the other taxing authorities on its own assessed value, and insured by its owner, who under section 8.1 of the Declaration must carry property insurance including windstorm and flood at full replacement cost. A buyer's tax resets from the seller's capped value after purchase, which is why section 689.261 requires the property tax disclosure summary.

The First-Year Stack for a First-Time Buyer

The published items total about $36,154 in the first year for a first-time Pelican Sound buyer at the 2025 Gleneagles rate (our arithmetic), before tax and insurance. A returning Pelican Sound owner pays $8,805 less at closing.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Does the Gleneagles Association Maintain, and What Does the Owner?

Gleneagles at Pelican Sound splits upkeep clearly in its recorded Declaration: the association handles lawns, irrigation, exterior paint and oak-root damage to supply lines, while the owner handles the house, roof, driveway, roof cleaning, mailbox and the irrigation timer. Knowing the split tells a buyer what the dues cover.

Who Pays for What

Termite Proof Every March

Section 7.7 of the Declaration requires every owner to show proof of an acceptable termite control system by March 31 each year; if an owner cannot, the association installs one and charges the owner. That is why the 2025 dues come in two amounts: the higher one includes the association's termite contract with Home Team Pest Defense, which services a tube-in-wall system quarterly. Rodent control is at the owner's expense.

Irrigation, Wet Season and Dry Season

The association's irrigation page sets the watering program: three days a week in the dry season if the pond supply allows, and in the wet season twice a week, even-numbered houses on Thursday and Sunday and odd-numbered houses on Wednesday and Saturday, never longer than an hour. Owners are asked not to change timer settings, and an after-hours contractor call costs the association $175.

The Landscape Calendar

The association publishes its landscape schedule: weekly mowing from April through October and every other week from November through March, monthly hedge pruning and irrigation testing, fertilizer in March, June and September, mulch in November, palm pruning every August, and a third of the live oaks thinned each October and November. Under section 9.11, no landscaping may be installed or removed without ARC approval.

Aging Irrigation and Lost Trees

The March 2024 annual-meeting minutes record that a dry season brought fungus and chinch bugs to Gleneagles lawns, that the irrigation system "is starting to age" with more breaks, and that the committee ran a new tree count after losing trees to water-pipe breaks and hurricanes. A buyer should ask the seller about irrigation repairs near the lot.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Gleneagles at Pelican Sound Declaration, Bylaws and Architectural Review

Gleneagles at Pelican Sound is governed by an Amended and Restated Declaration adopted in 2013 and amended in 2020 and 2021, Amended and Restated Bylaws, the 1997 Articles, and Pelican Sound's master Declaration above them. Every exterior change needs written approval from the Gleneagles board and Pelican Sound's Architectural Review Committee.

The Order of the Documents

Section 1.10 of the Gleneagles Declaration ranks the governing documents: the club's documents first, then the Gleneagles Declaration and its exhibits, then the rules and regulations, and the first in that list prevails in an irreconcilable conflict. Section 9.25 adds that the Gleneagles documents may be stricter than the club's, and where they are, the stricter rule controls.

The 2013 Restated Declaration

The restated Declaration runs to 16 articles: definitions, membership and voting (one vote per lot), assessments and liens, architectural control, easements, maintenance, insurance and the duty to rebuild, use restrictions, transfers, enforcement, the club, security, the River Ridge district, duration and amendment. Exhibits attach the legal description, the lot sketch, the Articles and the Bylaws.

How the Declaration Is Amended

Under section 15.3, an amendment needs two-thirds of the voting interests present and voting at an annual or special meeting, and no amendment can change a lot's share of assessments or its vote without that owner's consent. Section 3.9 requires three-fourths of the voting interests present to approve hiring lawyers for a lawsuit over $50,000, except to collect assessments, enforce the documents or in an emergency.

The 2020 and 2021 Amendments

Owners adopted amendments at the March 10, 2020 annual meeting, recorded on March 20, 2020, that let the budget fund reserves for painting and roof cleaning, made exterior painting and roof cleaning association jobs, and split water-line and irrigation-line repairs among the utility, Pelican Sound, the association and the owner. At the March 16, 2021 annual meeting, owners moved roof and exterior cleaning back to owners at least every three years and made owners responsible for mailboxes, with an option for a master replacement.

How Long the Covenants Last

Section 15.1 sets an initial term ending on the 30th anniversary of the recording of the Pelican Sound master Declaration, after which the Gleneagles Declaration renews automatically for unlimited ten-year periods unless three-fourths of the votes cast in the final year of a term vote to end it. The March 2024 annual-meeting minutes record that the board is working with the association's attorney on the documents, which are to be redone in 2027.

The Bylaws

The Amended and Restated Bylaws set a board of three directors serving staggered two-year terms, an annual members' meeting each year, a budget adopted before the calendar fiscal year begins, quarterly assessments, an annual financial report within 90 days of year end, and fines of up to $100 per violation after notice and a hearing before a committee of members who are not directors or their relatives. Section 720.305 of the Florida Statutes governs fines and suspensions.

Architectural Review: Two Layers

Section 5 of the Declaration bars any change in exterior color, roof color or style, driveway color, structures, grading or landscaping without prior written approval of the Gleneagles board and Pelican Sound's ARC, and allows refusal on purely aesthetic grounds. The association's ARC page sets the route: read the current Pelican Sound ARC Guidelines and Procedures, complete the club's ARC application, file it at the administration office at the Golf Club, and wait for the club to notify you and record the decision.

Your Right to the Records

Section 720.303 of the Florida Statutes governs owners' access to official records, and section 10 of the Gleneagles Bylaws lists the records the association keeps. Gleneagles posts its Declaration, Bylaws, amendments and minutes on its website; request the current budget, insurance certificate and any rules adopted by the board through your seller during the contract.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Is Gleneagles at Pelican Sound a 55+ Community?

Gleneagles at Pelican Sound is not a 55+ community. Neither the Gleneagles Declaration nor Pelican Sound's published membership rules impose an age restriction, and the club's family membership extends to an owner's unmarried dependent children aged 24 or under who live at home or attend school full time.

What All-Ages Means Here

Owners of any age may buy and live at Gleneagles. The one age rule in Pelican Sound's published documents applies to leases: the person signing a lease and the primary occupant must be at least 25, which the club states is not a restriction on the age of occupants.

Family and Designated Membership

Section 10.2 of the Gleneagles Declaration requires a home owned by an entity or by two or more people who are not spouses to designate one individual or family as the club member. The club's Fact Sheet allows that designation to change up to three times a calendar year for a fee.

Can You Rent Out a Home at Gleneagles at Pelican Sound?

Gleneagles at Pelican Sound homes can be leased for at least 30 consecutive days, no more than four lease terms a calendar year without board approval, with no subleasing, a copy of the lease to the association three days ahead, and Pelican Sound's lessee rules on top: approval through the neighborhood, lessees of 25 or older, and no lessee pets.

What the Gleneagles Declaration Requires

Section 9.3 lets an owner lease without prior association approval, subject to the club Declaration, if the lease is in writing and a fully signed copy, with occupant and vehicle information the board requires, reaches the association at least three days before the term starts. No lease may run less than 30 consecutive days, no home may be leased more than four times in a calendar year without board approval, and subleasing and assignment are barred. Every lease is deemed to make the association the owner's agent to enforce the rules against a tenant.

What Pelican Sound Requires

The club's rules require leases of at least 30 days, current club and association accounts, no open ARC violation, approval of the lessee through the appropriate neighborhood association, and an application filed 20 business days before the lease starts. The 2026 Fact Sheet lists an Application for Approval to Lease fee of $260 and a transfer of amenities fee of $465 plus tax.

The Two Rules Read Together

The Gleneagles Declaration does not require the association's prior approval of a lease, but the club's leasing rules route every lessee through the neighborhood association, so a Gleneagles landlord follows both: the club application 20 business days ahead and the copy to the association at least three days ahead. The recorded documents control if a current rule differs.

The Amenity Transfer

An owner may transfer amenity privileges to the lessee for the lease term, keeping only dining privileges. The owner stays liable for a lessee's club account more than 60 days past due and for the lessee's conduct and any property damage.

The Association's Tenant Guide

Gleneagles publishes a one-page guide for tenants: trash and recycling on Tuesday, overnight street parking prohibited, watercraft on driveways for no more than two hours, and quiet on lanais and pool decks from 10:00 p.m. to 9:00 a.m.

Pet Rules at Gleneagles at Pelican Sound

Gleneagles at Pelican Sound owners may keep a reasonable number of household pets, such as a dog, a cat, tropical fish or caged birds, under section 9.14 of the Declaration, leashed or carried outdoors and never left unattended on a lanai, screened porch, yard or in a garage. Lessees and registered houseguests may not bring pets under Pelican Sound's rules.

Owners

Section 9.14 makes pets a privilege, not a right: owners clean up after them, the board may order the removal of a pet that becomes an unreasonable annoyance, and reptiles, amphibians, poultry and livestock are barred. Pelican Sound has an on-site dog park.

Renters and Houseguests

The club's Fact Sheet bars lessees from bringing an animal to the unit or onto club property unless it is a bona fide service animal, and bars registered houseguests from bringing pets.

Assistance Animals

Federal fair housing rules on assistance animals apply alongside the association documents; HUD's guidance explains how a request is made and reviewed.

Parking, Garages, Pools and Everyday Rules at Gleneagles

Gleneagles at Pelican Sound's Declaration sets everyday rules that a buyer should read before closing: private cars, minivans and light pickups only, no boats, trailers, campers or commercial vehicles stored in the neighborhood, no parking on lawns, attached garages only, and an annual limit on garage sales.

Vehicles

Section 9.15 limits parking to private automobiles, passenger minivans, jeeps and pickups of no more than two tons, bars commercial vehicles, campers, motor homes, recreational vehicles, boats and trailers from being parked or stored in the neighborhood except for temporary service and delivery, defines a vehicle not driven for three weeks as abandoned unless its owner is on vacation, and lets the association tow without notice. The tenant and guest guide adds that overnight street parking is prohibited.

Signs, Lighting and Flags

Signs fall under the club's control (section 9.6). High-intensity lights that shine onto other lots need ARC approval (section 9.12). An ARC-approved flagpole may fly the American flag, and owners may display portable United States, Florida and military service flags as section 9.19 and state law allow.

Fences, Shutters and Solar

Fences, walls and hedges need ARC approval (section 9.10), as do awnings, hurricane shutters and window film (section 9.9). Solar panels are allowed when they are an integral and harmonious part of the design (section 9.24).

Lakes and Conservation Areas

Section 9.22 bars boating, swimming and wading in the lakes and ponds and bars anyone but the association or the club from drawing water from them. Section 9.21 places wetland conservation areas under easements maintained by the River Ridge district and enforced with the South Florida Water Management District, and bars altering them.

Garage Sales and Business Use

No garage sale, estate sale or auction may be held without board approval, and no more than one in any 12 months (section 9.17). No business or commercial activity that changes the residential character of the street is allowed, though a home office is (section 9.1).

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Hurricanes, Flood Zone and Insurance at Gleneagles at Pelican Sound

Gleneagles at Pelican Sound sits in FEMA Zone X, the shaded 0.2% annual chance flood hazard area, at every point we queried on Gleneagles Links Drive and Court, on panel 12071C0587G effective November 17, 2022. Most of Torrey Pines Court maps Zone AE, a Special Flood Hazard Area, and the Gleneagles Declaration requires every owner to carry flood insurance regardless of zone.

What We Queried

On October 7, 2026 we geocoded addresses on all four streets with the U.S. Census Bureau geocoder and queried FEMA's National Flood Hazard Layer at 14 distinct points. All six distinct Gleneagles points, on Gleneagles Links Drive and Gleneagles Links Court, returned Zone X, 0.2 percent annual chance flood hazard, outside the Special Flood Hazard Area. All five Torrey Pines Court points returned Zone AE. Of three Torrey Pines Way points, two returned shaded Zone X and one Zone AE. Every point sits on FIRM panel 12071C0587G, effective November 17, 2022. Geocoded points are approximate, so confirm a specific address on the Village of Estero's flood map before relying on it.

Shaded X Is Not Minimal Risk

The Village of Estero's flood page defines shaded Zone X as moderate risk, between the 100-year and 500-year flood levels, and unshaded Zone X as minimal risk. That is a real difference from The Masters at Pelican Sound, where every point queried returned unshaded Zone X. A shaded-X home is outside the federal mandatory purchase requirement, but it sits closer to the mapped floodplain.

Torrey Pines Court and Zone AE

Zone AE is a Special Flood Hazard Area with a 1% or greater annual chance of flooding, where a federally backed mortgage requires flood insurance. The NFHL layer prints no static base flood elevation for the AE area here, so the elevation that matters comes from the flood insurance study and the home's own elevation certificate. FEMA's Letter of Map Amendment layer shows three completed amendments in the immediate area recorded as "structure removed, property partially inundated," which means FEMA removed specific structures, not the whole street, from the Special Flood Hazard Area. Ask the seller whether the home you want has one.

The Declaration Requires Flood Insurance

Section 8.1 of the Gleneagles Declaration requires every owner to keep property insurance, including casualty, windstorm and flood coverage, on the home at full replacement cost, and to rebuild to the original character and foundation after a casualty unless the ARC approves otherwise. Section 8.3 names the association as an additional insured and lets it buy coverage and charge the owner if a policy lapses. Gleneagles buyers should budget for a flood policy even in shaded Zone X.

Hurricane Ian in Context

Hurricane Ian made landfall in Lee County on September 28, 2022. The Gleneagles association keeps a photo archive titled "Aftermath of Hurricane Ian," taken September 29, 2022, and its March 2024 minutes record trees lost to hurricanes. We found no public record of flood damage inside Gleneagles homes and we do not claim there was none; section 689.302 requires a seller to disclose known flood damage, flood insurance claims and federal flood assistance on the disclosure form.

Shutters, Impact Glass and Generators

Section 9.9 of the Declaration puts hurricane shutters and window film under ARC control, and Pelican Sound's ARC Guidelines and Procedures require approval before any shutter, impact window, generator or flood barrier is installed. The association's own service-provider list shows owners have used local contractors for hurricane windows and doors and shutter repair since Ian.

Wind Mitigation and the 50 Percent Rule

Section 627.711 requires insurers to offer discounts for wind-resistive features documented on the state's Uniform Mitigation Verification Inspection Form. A 1998 or 1999 home with a newer roof, documented roof-to-wall connections and impact glass or approved shutters can price very differently from one that has none. In a Special Flood Hazard Area such as Torrey Pines Court, the Village applies the substantial-improvement rule to major remodels, so ask the Village before planning one. The Village takes part in FEMA's Community Rating System at Class 6, a 20% discount on National Flood Insurance Program premiums.

Evacuation Zones Are a Separate Map

Flood zones and hurricane evacuation zones measure different risks. Lee County's evacuation-zone lookup assigns each address its zone; we did not record a zone for these streets, so check it before storm season.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Which Schools Serve Gleneagles at Pelican Sound?

Gleneagles at Pelican Sound is in Lee County's South attendance zone, and the Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High as the public schools serving Estero. Lee County assigns by a proximity-and-choice model, so confirm the assignment for a specific Gleneagles Links address in the district's SchoolSite Locator.

The Three Public Schools

How Lee County Assigns

The School District of Lee County divides the county into East, South and West zones and lets families rank schools within their zone, then weighs proximity and capacity. Transportation follows the district's rules, so a family may choose a school and still need to drive.

The University Next Door

Florida Gulf Coast University sits on Estero's northeast border, and the Village's schools page also lists Florida SouthWestern State College in south Fort Myers. Private and charter schools serve the area; we name none here because none is assigned by address.

County and Village Permits at Gleneagles at Pelican Sound

Gleneagles at Pelican Sound homes are permitted today by the Village of Estero's Community Development Department, which took over from Lee County after the Village incorporated on December 31, 2014. Exterior work also needs Gleneagles board and Pelican Sound ARC approval before it starts.

Who Issues Permits

Building and zoning permits come from the Village of Estero's Community Development Department. Homes built in 1998 to 2000 were permitted by Lee County, so the oldest permit history sits in county records and newer work in the Village's.

ARC Before the Permit

The Gleneagles Declaration requires written approval of the board and the club's ARC for any exterior change, so a buyer planning a pool, impact windows, a generator, a new roof or a color change should build the ARC timeline into the plan.

What We Did Not Read

We did not pull the permit history of any Gleneagles or Torrey Pines home. Ask the seller for permits and final inspections on the roof, air-conditioning, windows and any pool, and confirm open permits with the Village before closing.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Is Being Built Near Gleneagles at Pelican Sound?

Gleneagles at Pelican Sound sits inside a built-out community, so new building around it happens outside the gate: the Village of Estero's 62.5-acre Estero RiverPark at Corkscrew Road and US-41, maintenance dredging of the Estero River, and amenity-level zoning changes inside Pelican Sound itself.

Estero RiverPark

The Village bought 62.5 acres at the northeast corner of Corkscrew Road and US-41 in January 2019 and is developing a riverfront park and preserve there in place of a previously approved commercial and residential project.

Inside Pelican Sound

Village of Estero Ordinance 2022-15 amended Pelican Sound's planned development zoning to allow pickleball in the golf maintenance area with noise conditions. Pelican Sound is built out at 1,299 residences, and the River Ridge district maintains the conservation areas the Gleneagles Declaration describes in perpetuity.

The River

The Army Corps of Engineers has a public notice on maintenance dredging of the Estero River from US-41 west toward Estero Bay, the route Pelican Sound boats use to reach the bay.

Daily Logistics at Gleneagles at Pelican Sound

Daily life at Gleneagles at Pelican Sound runs through Pelican Sound's staffed gate and guest list, Tuesday trash and recycling, club-supplied cable and fiber internet, association landscaping on a published calendar, and a short drive across US-41 to Coconut Point shopping and Lee Health's Coconut Point emergency department.

Getting In: the Gate, Guests and Showings

Members add guests to their gate guest list, and guests are not admitted otherwise. Unaccompanied houseguests are registered five business days ahead, for up to two weeks a stay and six registrations a year in Gleneagles, at $100 plus tax per registration in 2026. For a showing, your agent arranges gate access in advance.

Trash and Recycling

The association's guide says trash and recycling are both collected on Tuesday; bins go to the curb near the mailbox no earlier than dusk the night before and come in by dusk on collection day. Bagged trash can also go to the dumpster at the River Club pool parking lot.

Cable, Internet and Utilities

Cable television and fiber-optic internet for all Pelican Sound homes are part of the club assessment. Potable water runs through the utility to the meter box, after which the line and backflow preventer are the owner's, under section 7.3.1 of the Declaration.

Who to Call

The association's website lists Frankly Coastal for management questions, Greenscapes for landscaping and irrigation during business hours, and Home Team Pest Defense for pest and termite service, and asks owners to reach a board or House and Garden member before calling for after-hours irrigation help.

Drive Distances

These are approximate off-peak figures from the Pelican Sound gate, as published on our Pelican Sound guide; times vary with season and traffic.

Healthcare

Lee Health Coconut Point has a 24-hour emergency department and outpatient services, and Gulf Coast Medical Center in Fort Myers is the nearest full hospital with a trauma center.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

How Does Gleneagles Compare With the Other Pelican Sound Neighborhoods?

Gleneagles at Pelican Sound, with Torrey Pines, is the second-largest single-family group in Pelican Sound and the oldest executive-home street, with a $1,119,250 12-month MLS median on two sales. The table puts all eleven neighborhood pages on one yardstick: homes, ownership regime, year built from the county roll, and 12-month MLS closings to September 29, 2026.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)

The Pelican Sound Neighborhoods on One Yardstick

The eleven rows hold all 1,299 residences and all 50 MLS closings of the last 12 months. Gleneagles and Torrey Pines had 2 of the 50, 4% of the activity, from 7.2% of the homes, which makes the 12-month count unusually thin for this neighborhood rather than a sign of weak demand: over 60 months it had 16.

Gleneagles and Pinehurst

Pinehurst at Pelican Sound shares Gleneagles' 1997 founding, its two plats and its builder, but its 82 estate homes run about 2,100 to 3,200 heated square feet on the roll and its association is the only self-managed one in Pelican Sound. Pinehurst had no MLS closing in the last 12 months and six in 60 months. A buyer who wants Gleneagles' age and location with more space looks there.

Gleneagles and the Carriage Homes

Palmetto Dunes, Oak Run and Seaside are two-story carriage-home condominiums with two-car garages, lower units of 1,759 square feet and upper units of 2,170. Their 12-month medians run from $812,500 to $970,000, against $1,119,250 at Gleneagles for a detached home of about the same size with no shared walls and no condominium regime.

Gleneagles and the Condominiums

Island Sound, Turnberry, Edgewater, Southern Hills and Hammock Greens sell at 12-month medians of $357,000 to $585,000 for the same club membership. A buyer who wants the club more than the house enters for less; a buyer who wants a detached home, a garage and a lawn someone else mows pays the single-family premium.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Gleneagles at Pelican Sound vs The Masters: Which Pelican Sound Neighborhood Fits You?

Gleneagles at Pelican Sound and The Masters are Pelican Sound's two Executive single-family neighborhoods, and the choice comes down to size, age, flood map and price: Gleneagles, with Torrey Pines, is 93 homes of two and three bedrooms built 1998 to 2000 with a $1,009,300 60-month MLS median, while The Masters is 100 homes of up to four bedrooms built 2000 to 2002 with a $1,249,000 median.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)

Gleneagles at Pelican Sound vs The Masters Decision Table

Where the Two Differ Most

Size and bedroom count drive most of the price gap. Half the Gleneagles homes are two-bedroom plans and none has four bedrooms on the roll; a fifth of Masters homes have four. On price per MLS square foot the Masters premium is smaller, $558.24 against $514.91 over 60 months, which says buyers pay mostly for the extra space, not for the street.

Turnover and Thin Data

Gleneagles is the thinner market this year, with 2 MLS closings in 12 months against 7 on Masters Circle, but over 60 months it had more, 16 to 10, and over ten years its homes resold more often. Both medians rest on small counts, and neither neighborhood had a listing on September 29, 2026.

Carry Costs and Paperwork

Both pay the same $11,495 club assessment and the same district line. Gleneagles posts its dues, Declaration and minutes publicly, and its dues include lawn, irrigation, paint reserves and an optional termite contract. A Gleneagles buyer also budgets flood coverage, which the Gleneagles Declaration requires.

Who Should Choose Which?

Choose Gleneagles if a two or three-bedroom plan near 1,900 square feet suits you, you want the single-family tier at a lower median, and published dues matter to you. Choose The Masters at Pelican Sound if you need a fourth bedroom, prefer a slightly newer build and want the most active single-family resale street in Pelican Sound. The club, the gate and the river are the same either way.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Gleneagles at Pelican Sound

Gleneagles at Pelican Sound suits a buyer who wants a detached golf-community home with bundled club membership, association-run lawn, irrigation, paint and termite care, and published dues. It suits less well a buyer who wants new construction, four bedrooms, a large lot, a minimal-risk flood map or a short-term rental.

The Pros

1. Detached, fee-simple homes with no condominium regime and no shared walls.
2. Published dues, $787.50 a quarter in 2025 with termite service, and a public Declaration, Bylaws and minutes.
3. Association-run lawn, irrigation, exterior paint and optional termite contract.
4. Bundled club membership, 27 holes, river boat ramp, shuttle to Lovers Key, racquet center and four restaurants, with no golf equity purchase.
5. A lower single-family entry point than The Masters, $1,009,300 at the 60-month median.
6. Higher turnover than its rival, 42 of 93 homes resold in ten years, so homes do come up.
7. Fast sales when priced right, 14 of 16 MLS closings under contract in 14 days or fewer.
8. Five minutes to Coconut Point shopping and a 24-hour emergency department.

The Cons

1. Three recurring charges, the club assessment, the neighborhood dues and the district line.
2. A $20,300 club initiation for a first-time Pelican Sound buyer at closing.
3. Homes 26 to 28 years old, with roofs, windows, plumbing and air-conditioning to check.
4. Flood map exposure: shaded Zone X on the Gleneagles streets and Zone AE on most of Torrey Pines Court, with flood insurance required by the Declaration.
5. Aging irrigation, recorded by the association in 2024.
6. Two layers of architectural review for any exterior change.
7. No listings on September 29, 2026, so buyers wait for inventory.
8. Rental limits: 30-day minimum, four leases a year, no subleasing, no tenant pets.

An honest read of these trade-offs is what a listing or buying agent owes you. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Thinking of Selling Your Gleneagles at Pelican Sound Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Gleneagles at Pelican Sound listing agent, or thinking, 'I need someone to sell my Gleneagles at Pelican Sound home...' you are selling into a 93-home single-family market with no competing listing on September 29, 2026, where a well-presented home has recently sold over list. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)

In the last 12 months we tracked both Gleneagles and Torrey Pines closings in the Southwest Florida MLS and both qualified county-recorded sales. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 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

Gleneagles at Pelican Sound's Recent Sales, by the Numbers

• MLS closings, 12 months to September 29, 2026: 2, median $1,119,250 (small sample), $1,022,500 and $1,216,000.
• Dollar volume, same window: $2,238,500.
• Days on market, 12 months: 0 and 3.
• Sale-to-list, 12 months: 97.4% and 105.1%, median 101.2%.
• MLS closings, 60 months: 16, median $1,009,300, $16,288,508 in volume, median 7 days on market.
• Active listings on September 29, 2026: none.

Selling at Gleneagles at Pelican Sound Is Different in Seven Ways

• Seven days' notice. Section 10.1 of the Declaration requires you to give the association written notice of a sale, with the buyer's name, at least seven days before closing.
• Two estoppels. The club issues one ($299 in 2026) and the Gleneagles association issues its own under section 720.30851.
• Club approval. The club requires every member to hold a certificate of approval from the neighborhood association, so start that paperwork as soon as you are under contract.
• Your buyer's club fee. A first-time Pelican Sound buyer brings $20,300 to closing; a returning owner brings $11,495. Price knowing the buyer carries that cash.
• Termite and paint records. Have your annual termite proof, your service level ($787.50 or $721.00 a quarter in 2025) and the date of the last association repaint ready for buyers.
• The flood question. Buyers can see the Declaration's flood-insurance requirement and, on Torrey Pines Court, the Zone AE map; an elevation certificate and current flood premium answer it before they ask.
• No competing listings. With zero actives, your listing is measured against closings, not against neighbors.

What Is Your Gleneagles at Pelican Sound Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Gleneagles at Pelican Sound home valuation. Jesse follows up with the Gleneagles and Torrey Pines closings that fit your home: the same plan band, adjusted for roof and window age, renovation, pool, lot position and furnishings. Our Gleneagles at Pelican Sound seller's guide walks through the sale step by step.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Gleneagles at Pelican Sound home?

For a home priced to its condition, yes: there were no Gleneagles or Torrey Pines listings on September 29, 2026, and the most recent sale closed in 3 days at 105.1% of list (Southwest Florida MLS, September 29, 2026).

How do I price a Gleneagles at Pelican Sound home?

Against the closings in your plan band, then adjusted for condition. Eight MLS closings of 1,875 to 1,885 square foot homes in 60 months ran from $874,900 to $1,216,000.

How long will a Gleneagles at Pelican Sound home take to sell?

The 60-month median is 7 days on market, and 14 of 16 MLS closings went under contract within 14 days; the one listing priced ahead of the street took 119 days.

Do I need the association's approval to sell?

You must give the Gleneagles association seven days' written notice of the sale under section 10.1, and your buyer needs the neighborhood's certificate of approval to hold club membership. Start both through Frankly Coastal and the club's accounting office early.

What does my buyer pay the club at closing?

$20,300 if the buyer has never owned in Pelican Sound, or $11,495 if they own or have owned there, plus the $299 club estoppel fee under the 2026 Fact Sheet. The purchase contract sets who pays which estoppel.

Can I sell a Gleneagles home with a tenant in it?

Yes, subject to the lease, which runs at least 30 days; the tenant's club privileges end with the lease term or the transfer.

Your Local Real Estate Experts

Gleneagles 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 Gleneagles and Torrey Pines sale and the association's recorded documents before writing 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 Gleneagles at Pelican Sound guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.

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.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Gleneagles 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 star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review

★★★★★ “Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation.” Beth Shaw, verified Google review

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Jennifer Schnabel Wood, verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!” Guy Avagliano, verified Google review

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.

Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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.

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions: Gleneagles at Pelican Sound Buyer Edition

These are the questions buyers ask most about Gleneagles at Pelican Sound homes for sale, fees and living in Estero, answered from the records cited below. Each answer names Gleneagles and points to the section that holds the detail. Where a record is not public, the answer says so.

What is Gleneagles at Pelican Sound?

Gleneagles at Pelican Sound is a neighborhood of 69 single-family homes on Gleneagles Links Drive and Gleneagles Links Court inside Pelican Sound Golf & River Club, a gated community of 1,299 residences in Estero, Florida. This page also covers the 24 homes of Torrey Pines at Pelican Sound next door.

Is it Gleneagles or Glen Eagles?

Both. The plat, the county roll and the state corporate record use Gleneagles; the Southwest Florida MLS files the neighborhood as GLEN EAGLES. They are the same 69 homes.

Is this the Gleneagles in Scotland, or another Gleneagles in Florida?

Neither. Gleneagles at Pelican Sound is a Florida neighborhood association (document N97000005327) in Estero, Lee County, named, like several Pelican Sound neighborhoods, after a famous golf name. Glen Eagles at Spruce Creek and the various Gleneagles condominium associations are different places.

Where is Gleneagles at Pelican Sound?

Inside the Pelican Sound gate in Estero, ZIP 33928, between US-41 and Estero Bay. Its homes have Gleneagles Links Drive or Gleneagles Links Court addresses.

How many homes are in Gleneagles at Pelican Sound?

69, according to the Lee County roll, the association's website and the club's residence flyer; Torrey Pines adds 24 for a combined 93.

Are Gleneagles homes condominiums?

No. The 1997 Amended and Restated Articles state that the association is not a condominium association, the roll codes every home as single-family, and the owner holds the lot and home in fee simple.

How big are the homes at Gleneagles at Pelican Sound?

1,762 to 2,129 heated square feet on the 2026 roll for Gleneagles, in three plan bands near 1,770, 1,880 and 2,100 square feet; Torrey Pines runs 1,875 to 2,344.

How many bedrooms do Gleneagles homes have?

On the roll, 35 Gleneagles homes have two bedrooms and 34 have three; none has four. Many listings add a den.

When were the homes built?

Gleneagles: 19 in 1998, 49 in 1999 and one in 2000. Torrey Pines: all 24 in 2000. Source: Lee County roll.

Who built Gleneagles at Pelican Sound?

WCI Communities developed Pelican Sound; the 1997 Gleneagles Articles give WCI's Bonita Springs office as the first address, and the filing was copied to WCI Communities, Ltd.

What Gleneagles homes are for sale right now?

None on September 29, 2026, according to the Southwest Florida MLS. Call Marc at (239) 287-5873 to hear when one lists.

How much does a home at Gleneagles at Pelican Sound cost?

The 60-month MLS median is $1,009,300 on 16 closings, from $750,000 to $1,292,000; the 12-month median is $1,119,250 on 2 closings (Southwest Florida MLS, September 29, 2026).

What is the price per square foot at Gleneagles?

A median of $514.91 per MLS square foot over 60 months and $576.96 over 36 months, from $377 to $645 per sale.

Are Gleneagles prices going up or down?

County medians rose from the $400,000s and $500,000s before 2020 to $937,300 in 2022 and above $1,000,000 every year since, and the March 2026 sale set the five-year high per square foot. Annual counts are small.

How fast do Gleneagles homes sell?

A 60-month median of 7 days on market, with 14 of 16 MLS closings under contract in 14 days or fewer.

What are the HOA fees at Gleneagles at Pelican Sound?

The Pelican Sound club assessment is $11,495 for 2026, the Gleneagles dues were $787.50 a quarter with termite service or $721.00 without in 2025, and the River Ridge district adds about $1,209 a year on the tax bill.

What do the Gleneagles dues pay for?

Lawn care and irrigation on every lot, the association's exterior paint program and reserves, monthly landscape walk-throughs, and, at the higher rate, quarterly termite service.

What does a buyer pay at closing to the club?

A $20,300 initiation fee for a first-time Pelican Sound owner, or an $11,495 resale capital fee for a returning owner, and a $299 estoppel fee, per the 2026 Fact Sheet.

Is golf included at Gleneagles at Pelican Sound?

Yes. Section 12.1 of the Gleneagles Declaration attaches one golf membership to each lot; cart, trail and guest fees are extra.

Is Gleneagles at Pelican Sound a 55+ community?

No. Pelican Sound and Gleneagles are all-ages.

Can I rent out a Gleneagles home?

Yes, for at least 30 consecutive days, no more than four lease terms a year without board approval, with no subleasing, the club's lessee approval process and no lessee pets.

Are pets allowed at Gleneagles at Pelican Sound?

Owners may keep a reasonable number of household pets under section 9.14, leashed or carried outside and never left alone on a lanai, porch, yard or in a garage; tenants and registered houseguests cannot bring pets.

What flood zone is Gleneagles at Pelican Sound in?

Shaded Zone X, the 0.2% annual chance flood hazard area, at every point we queried on the Gleneagles streets; Zone AE on most of Torrey Pines Court, all on panel 12071C0587G effective November 17, 2022.

Do I need flood insurance at Gleneagles?

Yes. Section 8.1 of the Gleneagles Declaration requires every owner to carry flood coverage at full replacement cost, whatever the zone, and a federally backed lender requires it in Zone AE.

Can I add a pool at Gleneagles?

Yes, with ARC approval under section 9.20 of the Declaration and a Village of Estero permit.

Can I park a boat or RV at my Gleneagles home?

No. Section 9.15 bars boats, trailers, campers, motor homes and commercial vehicles from being parked or stored in the neighborhood; Pelican Sound offers club boat storage.

Who manages the Gleneagles association?

Frankly Coastal, per the association's website, the state record and the 2026 Fact Sheet. Torrey Pines is managed by Sandcastle PMB.

How is Torrey Pines different from Gleneagles?

It is a separate association and plat of 24 homes, all built in 2000, with somewhat larger plans up to 2,344 square feet and a Zone AE flood map on most of Torrey Pines Court.

What schools serve Gleneagles at Pelican Sound?

The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High; verify the address in Lee County's SchoolSite Locator.

How does Gleneagles compare with The Masters?

Gleneagles has smaller two and three-bedroom homes, published dues and a $1,009,300 60-month MLS median; The Masters has larger homes with up to four bedrooms and a $1,249,000 median.

What should I ask before making an offer at Gleneagles?

The current quarterly dues and any special assessment, the termite service level, the last repaint date, roof and window ages, the wind mitigation form, the flood premium and elevation certificate, open permits, ARC history and irrigation repairs near the lot.

Who is the best realtor to help me buy at Gleneagles at Pelican Sound?

McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers.

How do I tour homes at Gleneagles at Pelican Sound?

Through a buyer's agent who arranges gate access in advance. Call Marc at (239) 287-5873.

Frequently Asked Questions: Gleneagles at Pelican Sound Seller Edition

These are the questions Gleneagles owners ask before selling, answered from the MLS, the county record, the club's 2026 Fact Sheet, the Gleneagles Declaration and Bylaws, and Florida law. Each answer names Gleneagles at Pelican Sound and points to the data above.

What is my Gleneagles at Pelican Sound home worth?

It depends most on plan band and condition. The 60-month MLS median is $1,009,300 and the most recent sale closed at $1,216,000; request a free valuation or call Jesse at (239) 898-6072.

What have Gleneagles homes sold for recently?

The MLS recorded $1,216,000 in March 2026 and $1,022,500 (Torrey Pines) in October 2025; the county file adds $925,000 in February 2025 and $1,100,000 (Torrey Pines) in March 2025.

Why did similar Gleneagles homes sell more than $300,000 apart?

Year of sale and condition. Eight closings of 1,875 to 1,885 square foot homes ran from $874,900 to $1,216,000 in five years.

Are online value estimates accurate for Gleneagles homes?

Rarely, because they price by square foot and the Gleneagles record shows one plan selling across a $341,100 range. Use the closings above.

Does a renovation add value at Gleneagles?

The spread in sales on a single plan says condition matters more than size. Keep permits, ARC approvals and receipts for the buyer.

How does my county sale history relate to what I can sell for?

Your recorded purchase price is history; the market is the recent closings. County medians rose from $615,000 in 2020 to over $1,000,000 from 2023.

How long will my Gleneagles home take to sell?

A 60-month median of 7 days on market when priced to the street; the one listing priced ahead of it took 119 days and closed at 96.6% of list.

How many Gleneagles homes are for sale now?

None on September 29, 2026, so your listing will be measured against closings.

When is the best time to list a Gleneagles home?

Pelican Sound is a seasonal community and most buyers tour in winter, but with zero inventory a well-prepared listing can sell in any month; the October 2025 sale went under contract the day it listed.

Who is the best realtor to sell a Gleneagles at Pelican Sound home?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Call Jesse at (239) 898-6072.

How will my Gleneagles home be marketed?

Cinematic video, drone, professional photography, our qualified-buyer database, and a pricing case built from every Gleneagles and Torrey Pines sale on this page.

Do I have to tell the association I am selling?

Yes. Section 10.1 of the Declaration requires written notice of the sale, with the buyer's name, at least seven days before closing, and your buyer must give the association a copy of the recorded deed within 30 days.

Does my buyer need approval?

Your buyer needs the neighborhood's certificate of approval to hold club membership under Pelican Sound's rules, so start it early.

Can I hold an open house at Gleneagles?

Visitors must be on a member's gate guest list, so an open house needs gate arrangements; ask the club about its current policy.

Can I put a sign in my yard?

Signs fall under the club's control under section 9.6 of the Declaration and Pelican Sound's ARC Guidelines; ask before placing one.

Can I sell my Gleneagles home without a realtor?

Yes, Florida allows it, but you still handle the seven-day notice, two estoppels, club paperwork and the disclosures below.

What documents must I give a Gleneagles buyer?

The homeowners' association disclosure summary under section 720.401, the property tax disclosure summary under section 689.261, and the flood disclosure under section 689.302, plus the association documents your contract calls for.

Do I have to disclose flood claims?

Yes. Section 689.302 requires a residential seller to disclose known flood damage, flood insurance claims and federal flood assistance on the form.

How many estoppel certificates does a Gleneagles sale need?

Two: one from Pelican Sound Golf & River Club and one from the Gleneagles association.

What does an estoppel cost and who pays?

The club lists $299 for 2026; section 720.30851 caps the Gleneagles association's fee. In Lee County the seller customarily pays estoppel fees; the contract controls.

Who pays the club's initiation or resale capital fee?

The buyer, at closing, per the club's Fact Sheet; the contract can shift it.

How are dues and taxes prorated at closing?

The club assessment, the quarterly Gleneagles dues paid in advance, and property tax are prorated to the closing date by the title agent.

What are seller closing costs on a Gleneagles sale?

In Lee County the seller customarily pays documentary stamp tax of $0.70 per $100 ($7,834.75 on a $1,119,250 sale), the owner's title insurance policy and the estoppel fees, plus brokerage; the contract controls.

Can I sell with a special assessment pending?

Yes, but the estoppel shows it, section 4.1 makes a buyer jointly liable for unpaid assessments that came due before the transfer, and the contract must say who pays.

What should I have ready on termites?

Your proof of a termite control system for the year, which section 7.7 requires by March 31, and whether your dues include the association's termite contract.

Should I rent my Gleneagles home instead of selling?

Renting means 30-day minimum leases, no more than four a year, no subleasing, no tenant pets and the club's approval process; compare that with today's zero-inventory sale market.

Can I sell with a tenant in place?

Yes, subject to the lease, which the buyer takes; the tenant's club privileges end with the lease.

Does my club membership transfer to my buyer?

Your membership ends when you sell; the golf membership stays with the lot, and your buyer becomes a member at closing on paying the club fee and holding the neighborhood approval.

Should I order a wind mitigation inspection before listing?

Yes. A current Uniform Mitigation Verification Inspection Form shows buyers what insurance credits a 1998 or 1999 home earns.

Should I get an elevation certificate before listing?

On Torrey Pines Court, yes, because the map is Zone AE; on the Gleneagles streets it still helps, because the Declaration requires flood coverage and buyers will price the premium.

Do I owe capital gains tax when I sell?

Possibly. IRS Topic 701 and Publication 523 explain the exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home that meets the ownership and use tests; ask your tax adviser.

What if my Gleneagles home has not sold in 60 days?

The record says price is the problem: 14 of 16 sold within 14 days. Reprice to the closings in your plan band.

How does Gleneagles compete with The Masters for buyers?

Gleneagles offers a lower 60-month median, $1,009,300 against $1,249,000, and published dues; The Masters offers four-bedroom plans. We price with both in view, along with Pinehurst.

Sources and Authoritative References

Every fact on this Gleneagles at Pelican Sound guide traces to a primary record below: the association's recorded documents and website, Pelican Sound Golf & River Club documents, Florida records and statutes, Lee County, the Village of Estero, FEMA and federal sources, the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.

1. Gleneagles at Pelican Sound Neighborhood Association, home (accessed October 7, 2026)
2. Gleneagles association, Governance: covenants, bylaws and amendments (accessed October 7, 2026)
3. Amended and Restated Declaration, Bylaws and Articles, Gleneagles at Pelican Sound, recorded April 26, 2013 (PDF) (accessed October 7, 2026)
4. Certificate of Amendment, adopted March 10, 2020, recorded March 20, 2020 (PDF) (accessed October 7, 2026)
5. Certificate of Amendment, adopted March 16, 2021 (PDF) (accessed October 7, 2026)
6. Gleneagles association, Meeting Minutes index (accessed October 7, 2026)
7. Gleneagles Board minutes, Budget Adoption Meeting, November 22, 2024 (accessed October 7, 2026)
8. Gleneagles Board minutes, Budget Workshop, September 9, 2024 (accessed October 7, 2026)
9. Gleneagles Annual Meeting minutes, March 18, 2024 (accessed October 7, 2026)
10. Gleneagles Annual Meeting minutes, March 22, 2023 (PDF) (accessed October 7, 2026)
11. Gleneagles association, Financial and Property Management (accessed October 7, 2026)
12. Gleneagles association, ARC procedure (accessed October 7, 2026)
13. Gleneagles association, Objectives and Maintenance Schedule (accessed October 7, 2026)
14. Gleneagles association, Irrigation (accessed October 7, 2026)
15. Gleneagles association, Pest, Rodent and Termite Protection (accessed October 7, 2026)
16. Gleneagles association, Service Providers (accessed October 7, 2026)
17. Gleneagles association, Hurricane Ian photo archive (accessed October 7, 2026)
18. Gleneagles guide for lessees (PDF) (accessed October 7, 2026)
19. Gleneagles guide for guests (PDF) (accessed October 7, 2026)
20. Florida Division of Corporations, name search for Gleneagles at Pelican Sound (accessed October 7, 2026)
21. Florida Division of Corporations, Gleneagles at Pelican Sound Neighborhood Association, Inc. (N97000005327) (accessed October 7, 2026)
22. Amended and Restated Articles of Incorporation, Gleneagles at Pelican Sound, filed October 2, 1997 (PDF) (accessed October 7, 2026)
23. Florida Division of Corporations, name search for Torrey Pines at Pelican Sound (accessed October 7, 2026)
24. Florida Division of Corporations, Torrey Pines at Pelican Sound Neighborhood Association, Inc. (N99000003481) (accessed October 7, 2026)
25. Articles of Incorporation, Torrey Pines at Pelican Sound, filed June 7, 1999 (PDF) (accessed October 7, 2026)
26. Florida Division of Corporations, Pelican Sound Golf & River Club, Inc. (N98000004517) (accessed October 7, 2026)
27. Pelican Sound Golf & River Club, home (accessed October 7, 2026)
28. Pelican Sound, About and history (accessed October 7, 2026)
29. Pelican Sound, Membership Q&A (accessed October 7, 2026)
30. Pelican Sound, Real Estate (accessed October 7, 2026)
31. Pelican Sound, Golf (accessed October 7, 2026)
32. Pelican Sound, Membership (accessed October 7, 2026)
33. Pelican Sound, Boating (accessed October 7, 2026)
34. Pelican Sound, Tennis (accessed October 7, 2026)
35. Pelican Sound, Bocce (accessed October 7, 2026)
36. Pelican Sound, Wellness and Fitness (accessed October 7, 2026)
37. Pelican Sound, Dining (accessed October 7, 2026)
38. Pelican Sound, Leasing (accessed October 7, 2026)
39. Pelican Sound 2026 Fact Sheet (PDF) (accessed October 7, 2026)
40. Pelican Sound 2022 Types of Residences flyer (PDF) (accessed October 7, 2026)
41. Pelican Sound Community Map 2023 (PDF) (accessed October 7, 2026)
42. Pelican Sound ARC Application (PDF) (accessed October 7, 2026)
43. Pelican Sound Architectural Review Committee Guidelines and Procedures (PDF) (accessed October 7, 2026)
44. River Ridge Community Development District, About (accessed October 7, 2026)
45. River Ridge CDD FY2026 Adopted Budget (PDF) (accessed October 7, 2026)
46. Lee County Ordinance 96-02 establishing River Ridge CDD (PDF) (accessed October 7, 2026)
47. River Ridge CDD, Meetings and Documents (accessed October 7, 2026)
48. Chapter 190, Florida Statutes, community development districts (accessed October 7, 2026)
49. Section 720.303, association records (accessed October 7, 2026)
50. Section 720.30851, estoppel certificates (accessed October 7, 2026)
51. Section 720.401, disclosure summary (accessed October 7, 2026)
52. Section 720.3085, assessments, liens, interest and late fees (accessed October 7, 2026)
53. Section 720.305, fines and suspensions (accessed October 7, 2026)
54. Section 720.306, meetings and amendments (accessed October 7, 2026)
55. Section 720.3075, prohibited clauses in association documents (accessed October 7, 2026)
56. Section 689.302, flood disclosure (accessed October 7, 2026)
57. Section 689.261, property tax disclosure summary (accessed October 7, 2026)
58. Section 201.02, documentary stamp tax on deeds (accessed October 7, 2026)
59. Section 627.711, wind mitigation discounts (accessed October 7, 2026)
60. Section 627.715, flood insurance (accessed October 7, 2026)
61. CS/CS/HB 979 (2024) staff analysis, estoppel fees (PDF) (accessed October 7, 2026)
62. Florida Department of Revenue, documentary stamp tax (accessed October 7, 2026)
63. Uniform Mitigation Verification Inspection Form OIR-B1-1802 (PDF) (accessed October 7, 2026)
64. Citizens Property Insurance, flood requirement (accessed October 7, 2026)
65. My Safe Florida Home (accessed October 7, 2026)
66. FEMA National Flood Hazard Layer, flood hazard zones (queried October 7, 2026)
67. FEMA National Flood Hazard Layer, FIRM panels (queried October 7, 2026)
68. FEMA National Flood Hazard Layer, Letters of Map Amendment (queried October 7, 2026)
69. FEMA Flood Map Service Center (accessed October 7, 2026)
70. U.S. Census Bureau geocoder (accessed October 7, 2026)
71. FloodSmart, National Flood Insurance Program (accessed October 7, 2026)
72. FEMA Community Rating System (accessed October 7, 2026)
73. NHC Tropical Cyclone Report, Hurricane Ian (2022) (accessed October 7, 2026)
74. Lee County, Hurricane Ian progress report (accessed October 7, 2026)
75. Village of Estero, flood zones and evacuation zones (accessed October 7, 2026)
76. Village of Estero, Community Rating System (accessed October 7, 2026)
77. Village of Estero, schools (accessed October 7, 2026)
78. Village of Estero, permits (accessed October 7, 2026)
79. Village of Estero, Estero RiverPark land purchase (accessed October 7, 2026)
80. Village of Estero, history and incorporation (accessed October 7, 2026)
81. Village of Estero, medical facilities (accessed October 7, 2026)
82. Village of Estero Ordinance 2022-15, Pelican Sound zoning (PDF) (accessed October 7, 2026)
83. Lee County evacuation zone lookup (accessed October 7, 2026)
84. Lee County Property Appraiser (accessed October 7, 2026)
85. Lee County Clerk of Court, official records (accessed October 7, 2026)
86. Lee County Community Development (accessed October 7, 2026)
87. Lee County Tax Collector, property taxes (accessed October 7, 2026)
88. School District of Lee County, school zones (accessed October 7, 2026)
89. Lee County SchoolSite Locator (accessed October 7, 2026)
90. Pinewoods Elementary School (accessed October 7, 2026)
91. Three Oaks Middle School (accessed October 7, 2026)
92. Estero High School (accessed October 7, 2026)
93. Lee Health Coconut Point (accessed October 7, 2026)
94. Florida DEP, Estero River and Bay paddling guide (PDF) (accessed October 7, 2026)
95. Florida State Parks, Lovers Key State Park (accessed October 7, 2026)
96. U.S. Army Corps of Engineers, Estero River dredging public notice (accessed October 7, 2026)
97. SEC EDGAR, WCI Communities, Inc. Form S-1 (2001) naming Pelican Sound (accessed October 7, 2026)
98. HUD, assistance animals and fair housing (accessed October 7, 2026)
99. IRS Topic 701, sale of your home (accessed October 7, 2026)
100. IRS Publication 523, selling your home (accessed October 7, 2026)
101. Florida Gulf Coast University (accessed October 7, 2026)
102. Coconut Point (Simon) (accessed October 7, 2026)
103. Lee County Property Appraiser, 2026 tax roll: 93 residential parcels recorded as Pelican Sound Phase 1 and Phase 2 on Gleneagles Links Drive and Court and as Torrey Pines at Pelican Sound, with year built, bedrooms, baths and heated area.
104. Lee County recorded sales, qualified, all years on file, newest recording August 21, 2026, as carried in the county sales file.
105. Southwest Florida MLS Matrix, Development Pelican Sound, subdivisions Glen Eagles and Torrey Pines, closings and actives, pulled September 29, 2026.
106. McGreevy and Comisar sub-community roster for Pelican Sound, September 30, 2026, including the 1,299-residence and 22-association reconciliation.

Downloadable Documents

Gleneagles at Pelican Sound's key documents are published by the association, Pelican Sound Golf & River Club, the State of Florida, the River Ridge district and FEMA; the table links each to its issuing authority. The recorded instruments are also available through the Lee County Clerk's official records, and the association's estoppel through Frankly Coastal.

Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Gleneagles at Pelican Sound. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.