The best real estate team for selling and buying carriage homes in Palmetto Dunes, the largest association in Pelican Sound, Estero.
McGreevy and Comisar are the best real estate team for selling and buying a home in Palmetto Dunes at Pelican Sound. Palmetto Dunes is a 156-residence carriage-home enclave inside the master-planned Pelican Sound community in Estero, Florida, and it rewards a team that knows the neighborhood building by building, fee line by fee line, and flood panel by flood panel. If you own a Palmetto Dunes carriage home and are thinking about selling into a market with zero active competition today, this is the team that tracks every closing on Palmetto Dunes Drive and Classics Court. If you are buying, we can tell you exactly what the lower and upper floor plans trade for, what the quarterly condo fee actually covers, and why these parcels sit in a more favorable flood position than the riverfront neighborhoods inside the same gates. Top 1% Real Estate Agents Nationally Since 2008. The #1 team in Southwest Florida since 2012. Over $900 million in personal sales between Jesse McGreevy and Marc Comisar, and, as the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate.
Updated July 2026 · Jesse McGreevy and Marc Comisar, Domain Realty
Honors and recognition:
Jesse McGreevy: (239) 898-6072 · [email protected] · Marc Comisar: (239) 287-5873 · Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.
Best Realtor and the Market: Why McGreevy and Comisar Are the Best Realtor for Palmetto Dunes · Key Takeaways for Palmetto Dunes Buyers and Sellers · Living in Palmetto Dunes · Market Snapshot: Current Palmetto Dunes MLS Data
The Community and the Homes: How Palmetto Dunes Came to Be · The Homes: WCI Carriage Floor Plans and Inventory · The Amenities: What a Palmetto Dunes Carriage Owner Gets
Fees and Governance: The HOA Fee Bundle: What the Palmetto Dunes Condo Fee Covers · Layered Fees: Condo Dues, Club Assessment, and the CDD · CC&Rs, the Recorded Declaration, and ARC Rules · Rental Rules in Palmetto Dunes · Pet Rules in Palmetto Dunes
Ownership Realities: The Storm Posture: Flood Zone, Hurricane Ian, and Insurance · Schools Serving Palmetto Dunes · County Permit Activity in Palmetto Dunes · Adjacent Development Near Palmetto Dunes · Daily Logistics: Garages, Gates, Trash, and Mail
Buying and Selling: Comparable Pelican Sound Neighborhoods · Why Buy in Palmetto Dunes: Honest Pros and Cons · Thinking of Selling Your Palmetto Dunes Home? · Your Local Real Estate Experts · Frequently Asked Questions: Buyer Edition · Frequently Asked Questions: Seller Edition
Reference: Sources and Authoritative References · Downloadable Documents
McGreevy and Comisar are the best real estate team for Palmetto Dunes at Pelican Sound because we track this 156-unit carriage-home association the way no other team does: every resale, every fee change, every flood-panel detail. We list Palmetto Dunes carriage homes for sellers first and represent buyers second, backed by the #1 team in Southwest Florida since 2012.
We do not guess at Palmetto Dunes, we track it. This is the single largest recorded condominium association inside Pelican Sound, a genuinely distinctive fact: 156 units under one recorded Declaration, one board, and one HOA website, where other Pelican Sound neighborhood names are split across two, three, or four separate associations. That scale means more resales, more comps, and more moving parts, and it is exactly the kind of neighborhood where deep, current knowledge protects a seller's price and a buyer's downside. Top 1% Real Estate Agents Nationally Since 2008, and, as the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate doing this level of diligence across Southwest Florida.
The Palmetto Dunes track record. In the last 12 months Palmetto Dunes has seen 3 resales, all carriage condos, selling from $800,000 to $990,000 with a median of $960,000, at roughly $455 per square foot, at a median of just 4 days on market, and with zero active listings on the market today. In the last 12 months we tracked all three of those closings, and we can tell you exactly what a lower 1,759-square-foot plan and an upper 2,170-square-foot plan are worth right now, and how the true cost of ownership shapes what a buyer will pay. We do not fabricate a representation count, we bring the real market data and the real diligence.
Honors and recognition:
McGreevy and Comisar are a top-reviewed Pelican Sound and Palmetto Dunes realtor team, and clients consistently rate them 5 stars. You can read verified Google reviews on their Google reviews profile.
Selling your Palmetto Dunes home? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072. Confidential conversations welcome.
Buying a home in Palmetto Dunes? Call Marc at (239) 287-5873 for a personalized buyer consultation.
Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.
Here are the facts every Palmetto Dunes buyer and seller should know before going any further.
Living in Palmetto Dunes means owning a two-story carriage condominium with your own attached 2-car garage inside a private, gated, bundled-golf community on the Estero River, where a single set of annual fees buys 27 holes of golf, six pools, a members boat ramp with Gulf access, and a complimentary shuttle to Lovers Key. It is quiet, seasonal, and one of the most accessible ways into the full Pelican Sound lifestyle.
Palmetto Dunes occupies the far southwest corner of Pelican Sound, directly adjacent to and sharing internal roads with the Oak Run neighborhood, close to the community's boat and storage yard, the fitness park, and Williams Gate. Its 156 units run along two internal streets, Palmetto Dunes Drive and Classics Court, the latter a quiet cul-de-sac pocket that buyers often single out. As a carriage-home product, Palmetto Dunes sits a full tier above the carport condos and the one-car-garage coach homes elsewhere in the community: every unit, lower and upper, gets its own private attached 2-car garage, per the club's own Types of Residences description [Source: https://pelicansoundgrc.com/real-estate].
Who buys here? Overwhelmingly second-home and retiree buyers who want the full bundled Pelican Sound lifestyle, golf, boating, racquet sports, and dining, without stepping up to a single-family estate price. A Palmetto Dunes owner has the identical single-class club membership as an owner on Masters Circle, so the carriage home is an accessible-luxury door into the exact same 27-hole, six-pool, boat-ramp lifestyle. The center of gravity is active-adult and empty-nester, though Pelican Sound is not age-restricted, there is no 55-plus rule anywhere in the governing documents.
Before anything else, a clarification that saves real confusion: this Palmetto Dunes is a 156-unit condominium neighborhood inside Pelican Sound in Estero, Lee County, Southwest Florida (ZIP 33928). It is not the famous Palmetto Dunes Oceanfront Resort on Hilton Head Island, South Carolina, a roughly 2,000-acre resort community in Beaufort County governed by a completely separate property owners association. The two share only a name. If you searched "Palmetto Dunes" and expected an oceanfront South Carolina resort, this page is about the Florida community. If you are researching the Estero, Florida carriage homes at Pelican Sound, you are in exactly the right place. Never take a fact, price, or amenity from a Hilton Head source and apply it here, they are unrelated communities in different states.
Considering a Palmetto Dunes purchase or sale? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. For buyers, call Marc at (239) 287-5873.
Over the trailing 12 months, 3 carriage homes sold in Palmetto Dunes for a combined $2,750,000, ranging from $800,000 to $990,000, with a median of $960,000 and an average of $916,667, at roughly $455 per square foot, at a median of just 4 days on market, and with zero active listings on the market today. Palmetto Dunes is a thin-volume, fast-moving, seller-leverage micro-market in mid-2026.
The Palmetto Dunes MLS picture (Stellar MLS, Sub/Condo Name = Palmetto Dunes, ZIP 33928, Development = Pelican Sound, pulled July 10, 2026). Three closed resales over the trailing 12 months, total sold volume $2,750,000, sold-price range $800,000 to $990,000, median $960,000, average $916,667. Sale-to-list ratio ran from 94.4% to 101.2% (median 97.0%), with one unit selling over list. Sold price per square foot ran from $442 to $456 (median about $455). Days on market ran from 3 to 5 (median 4), so every 2026 sale went to contract inside a week. Living area ran from 1,759 to 2,171 square feet, all 3-bedroom carriage condos, two of the three with a den. Building design is Low Rise (1 to 3 stories), year built around 2001. Active listings on the market right now: zero [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-10].
The three closed comps.
MLS number | Address | List price | Sold price | Sale to list | Price per sqft | Living area | Beds and baths | Days on market | Sold date |
|---|---|---|---|---|---|---|---|---|---|
225080423 | 7880 Classics Ct #201 | $1,049,000 | $990,000 | 94.4% | $456 | 2,170 | 3 plus den / 2 | 5 | Feb 6, 2026 |
226015776 | 21810 Palmetto Dunes Dr #202 | $949,000 | $960,000 | 101.2% | $442 | 2,171 | 3 plus den / 2 | 4 | May 15, 2026 |
226006462 | 21800 Palmetto Dunes Dr #102 | $824,900 | $800,000 | 97.0% | $455 | 1,759 | 3 / 2 | 3 | Apr 30, 2026 |
Market data is refreshed by Domain Realty quarterly; the figures above are accurate as of July 10, 2026.
How to read this data. Three patterns matter. First, inventory is at zero, so a well-presented Palmetto Dunes listing today lists into no direct competition, which is the single most powerful position a seller can hold. Second, the market is fast and at or near ask: a median of 4 days on market and a 97% median sale-to-list ratio, with one unit closing over list, tell you buyers move quickly and decisively on the right home. Third, the upper and lower plans price differently: the two larger upper units (2,170 and 2,171 square feet, both with a den) sold at $990,000 and $960,000, while the smaller lower unit (1,759 square feet, no den) sold at $800,000, a clean, roughly $160,000 to $190,000 spread that is essential to price correctly. The broader Estero context (ZIP 33928 market conditions) lives on the Estero parent hub; Palmetto Dunes is far too small an association for ZIP-level statistics to describe accurately, which is exactly why subdivision-specific data and a team that tracks it matter here.
Selling your Palmetto Dunes home into a zero-inventory market? This is the moment sellers wait for. Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying in Palmetto Dunes? With nothing on the market today, timing and access are everything. Call Marc at (239) 287-5873 to be first to the next Palmetto Dunes listing.
Palmetto Dunes came to be as a WCI Communities carriage-home product inside Pelican Sound, its condominium association formed on April 17, 2000 and its 156 units built and sold around 2001, in the mid-to-late phase of the community's roughly 1997 to 2003 build-out. Like Pelican Sound's other neighborhoods, its name is borrowed from a famous golf course, in this case the Palmetto Dunes courses on Hilton Head Island.
The developer of record is WCI Communities, Inc., the Bonita Springs luxury builder (SEC filer CIK 1137778) that built every home in Pelican Sound. WCI's own filings with the U.S. Securities and Exchange Commission name Pelican Sound directly, including its 2002 Form 424B4 prospectus [Source: https://www.sec.gov/Archives/edgar/data/1137778/000095012302002403/z50542b4e424b4.htm]. Palmetto Dunes' own legal entity, Palmetto Dunes at Pelican Sound Condominium Association, Inc. (Florida Division of Corporations document number N00000002678, EIN 65-1022767), was filed as a Florida not-for-profit corporation on April 17, 2000 and has remained active, with annual reports filed continuously through 2026 [Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?InquiryType=EntityName&InquiryDirectionType=PreviousRecord&SearchTerm=PALMETTO%20ELECTRIC%2C%20INC.&SearchNameOrder=PALMETTODUNESCIR%20L230003645680&ListNameOrder=PALMETTODRILLING%204444590&Detail=FL.DOS.Corporations.Shared.Contracts.FilingRecord]. That April 2000 formation date fits the mid-period of the WCI build-out: organized after the earliest sections and before the last section, Island Sound, was completed around 2002.
The golf-course-name editorial hook. Pelican Sound's neighborhoods are almost all named after famous golf courses: Pinehurst, Gleneagles, The Masters, Torrey Pines, Southern Hills, Turnberry, Oak Run, and Palmetto Dunes. The Palmetto Dunes name traces to the well-known Palmetto Dunes golf courses at the Hilton Head Island resort, a fitting borrow for a bundled-golf community, and, as noted above, the source of a genuine name collision that this page exists in part to resolve. Every home in Palmetto Dunes was built by WCI; no secondary or merchant builder was involved, consistent with the single-builder structure across all of Pelican Sound.
Considering a Palmetto Dunes purchase or sale? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. For buyers, call Marc at (239) 287-5873.
Palmetto Dunes is 156 carriage-home condominium units in roughly 39 two-story buildings, built by WCI around 2001, in exactly two floor plans: a ground-floor "lower" plan of 1,759 square feet (3 bedrooms, 2 baths) and a second-floor "upper" plan of 2,170 square feet (3 bedrooms plus a den, 2 baths), each with its own attached 2-car garage and a tile roof. It is the single largest recorded association in Pelican Sound.
Two floor plans, identified by position. No branded WCI model names were ever found for these carriage homes; across the official flyer, the DBPR registration, the association site, and the master Declaration exhibit, the plans are identified only by position, lower and upper. The product is a two-story, two-unit-per-stack carriage home.
The ground-floor "lower" unit is 1,759 square feet under air, 3 bedrooms and 2 baths, no den, with an attached 2-car garage. Lower units carry the unit suffixes 101 and 102. In the trailing 12 months, the one lower unit that sold (21800 Palmetto Dunes Dr #102) closed at $800,000, the accessible end of the Palmetto Dunes range [Source: https://pelicansoundgrc.com/real-estate].
The second-floor "upper" unit is 2,170 square feet under air (recorded at 2,170 to 2,171 in the MLS), 3 bedrooms plus a den and 2 baths, with an attached 2-car garage. Upper units carry the unit suffixes 201 and 202 and command the top of the Palmetto Dunes market: the two upper units that sold in the last 12 months closed at $990,000 and $960,000. The one-square-foot variance between the builder's 2,170 and the county-measured 2,171 is immaterial [Source: https://pelicansoundgrc.com/real-estate].
Building structure and the 156-unit count. The 156-unit total is confirmed four independent ways, all from primary sources: the association's own homepage ("The 156 units in Palmetto Dunes..."), the FY2025 budget's assessment-allocation table (156 units), that budget's concrete-restoration reserve line (156 units at $500 = $78,000), and Florida's statutory DBPR per-unit condominium fee ($624 divided by $4 per unit = 156) [Source: https://www.palmettodunesflorida.com/] [Source: https://files.constantcontact.com/a9ba2e71201/55604e04-9651-4492-b832-f35bf0481221.pdf]. The building count is not stated outright anywhere, but the budget's exterior-paint reserve line prices 39 units, and 156 units divided by 4 units per building (two lower, two upper) equals exactly 39, so Palmetto Dunes is best described as roughly 39 two-story buildings. Every confirmed Palmetto Dunes address carries only the unit suffixes 101, 102, 201, or 202, never a 103 or a 301, which corroborates four units per building.
The single-association distinction. Unlike several Pelican Sound neighborhoods that split one marketed name across multiple recorded associations (Edgewater is four separate associations, Island Sound two, Turnberry two, Seaside three), Palmetto Dunes is a single, unsplit recorded condominium: one corporate entity, one recorded Declaration, one HOA website, one seven-member board, covering all 156 units. That makes it the single largest recorded association in Pelican Sound by unit count and a genuinely distinctive "largest single HOA" in the community.
Construction details, honestly stated. The buildings are two-story, Low Rise (1 to 3 stories) per the MLS building-design field. The master Architectural Review Committee guidelines strongly imply a tile roof (the roofs section bans "tile harvesting," a term that only makes sense if the roofing is tile) and confirm concrete floor slabs between the lower and upper units (the multi-family flooring rule references caulking "the concrete floor") [Source: https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf]. Driveways are concrete (repainting concrete driveways has been banned since 2014; pavers must be neutral). The exact exterior wall construction material is not documented in any primary source located, so we do not state it; a buyer who wants the as-built wall and glazing specifications should confirm them with the association or a wind-mitigation inspection.
Buying or selling a specific Palmetto Dunes floor plan? Pricing the lower versus upper plan correctly is the whole game. Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buyers, call Marc at (239) 287-5873.
A Palmetto Dunes owner gets the full, single-class Pelican Sound bundled membership, identical to every other neighborhood: 27 holes of golf, the River Club and Golf Club campuses, six pools, tennis, pickleball and bocce, a members boat ramp with direct Estero River access to the Gulf with no fixed-bridge run, and a complimentary shuttle to Lovers Key State Park. There is no unit-type carve-out, a carriage owner has the same access as an estate owner.
Membership is bundled and single-class. Pelican Sound has one membership class, the "Bundled Community" membership, mandatory and tied to ownership: buy a home and you are a member, sell and the membership terminates. All 1,299 Pelican Sound homes carry an identical membership, and Palmetto Dunes' 156 units are 156 of them, with full access to golf, racquet sports, boating, fitness, dining, and the beach shuttle [Source: https://pelicansoundgrc.com/membership]. At the club-governance level, Palmetto Dunes is represented by its Board President acting as the neighborhood's Neighborhood Voting Representative, the standard Pelican Sound model [Source: https://www.palmettodunesflorida.com/].
Golf. 27 holes across three par-36 nines (Sound, River, and Lakes), so every 18-hole round plays two of the three nines, always to par 72, designed by Chip Powell and Senior PGA Tour player Mike Hill, opened May 1998, and Audubon-certified [Source: https://pelicansoundgrc.com/golf]. With 1,299 member households sharing 27 holes, tee-time access is generally easier than at a typical 18-hole bundled club.
Boating and the Gulf, with no fixed-bridge run. A members boat ramp and a 125-lot dry-storage yard off Williams Road put a boat on the Estero River in minutes, with direct access down the river to Estero Bay and the Gulf. Critically, Pelican Sound sits downstream (west) of the fixed US-41 bridge, so a boat launched here reaches the Gulf without ever passing under a fixed span, a genuine access advantage for boaters [Source: https://pelicansoundgrc.com/boating] [Source: https://floridadep.gov/sites/default/files/Estero%20Guide_1.pdf]. Kayaks, canoes, and paddleboards are provided complimentary to residents.
The Lovers Key beach shuttle. A complimentary shuttle boat runs from the River Club dock down the Estero River to Lovers Key State Park; riders can spend the day on the Gulf beach or take a roughly two-hour round trip, often with dolphin sightings, all included in the amenity package [Source: https://www.floridastateparks.org/Lovers-Key].
Pools, racquet, and fitness. Pelican Sound has six heated pools and six poolside spas plus a kiddie pool, eight Har-Tru tennis courts, 14 pickleball courts, and a five-court bocce complex, plus a seven-day fitness and wellness complex and a dog park named Pelican Paws [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf/41c5c7b1-c1e3-f895-8bb3-912ca7eaeb30]. Palmetto Dunes has no pool inside its own footprint; on the official 2023 community map, the nearest neighborhood pool sits just steps away in the adjacent Oak Run pod, shared with that neighborhood [Source: https://pelicansoundgrc.com/documents/20124/152472/Pelican%20Sound%20Map%202023.pdf/9b77c04a-7bb4-2fe8-f426-abcd1cb923d8]. Note the "six spas" are poolside whirlpool spas, not a resort day spa; there is no day spa or salon in the community.
Buying into the bundled lifestyle at the carriage-home price? Call Marc at (239) 287-5873, and we will stack the true all-in annual cost for you. Selling? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
Palmetto Dunes' own condominium fee is $1,350.00 per unit per quarter, which is $5,400.00 per unit per year, billed quarterly by the association and unchanged from FY2024 into FY2025. It funds the things a condominium association is responsible for: building and roof upkeep, exterior maintenance, the master property-insurance policy, and grounds, with the day-to-day management handled through Sandcastle Community Management.
The number, primary-sourced. The Palmetto Dunes Board's own November 2024 budget-adoption communication states the board would consider "maintaining the quarterly assessment at $1,350.00 per unit," and the FY2025 Proposed Budget's assessment-allocation table confirms 156 units at $5,400.00 per year ($1,350.00 per period), flat from FY2024, generating $842,394.72 in total annual maintenance-fee revenue [Source: https://myemail.constantcontact.com/subject.html?soid=1108502293402&aid=MvPghnQdhKo] [Source: https://files.constantcontact.com/a9ba2e71201/55604e04-9651-4492-b832-f35bf0481221.pdf]. Quarterly dues are due on the first of the quarter (the association's calendar lists an October 1 due date) [Source: https://www.palmettodunesflorida.com/].
What the condo fee covers. Per the FY2025 budget's line-item detail, the fee funds:
Total FY2025 operating-plus-reserve budget: $764,492.61, funded by the $842,394.72 in quarterly assessments [Source: https://files.constantcontact.com/a9ba2e71201/55604e04-9651-4492-b832-f35bf0481221.pdf]. You can review the full budget and the board's budget-workshop minutes in the Downloadable Documents section below.
Management. The association's community management is handled through Sandcastle Community Management (present at the October 2024 board budget workshop), with Frankly Coastal Financial Services LLC (4985 Tamiami Trail E, Naples, FL 34113; formerly Collier Financial) serving as the registered agent and financial administrator [Source: https://59ca60df-0c50-4139-a203-60debfa178b2.filesusr.com/ugd/28b9c7_0ddd2cc321ca4d15b211633c3384a3a1.pdf] [Source: https://pelicansoundgrc.com/real-estate]. No Palmetto-Dunes-specific post-Hurricane-Ian special assessment was found in the board communications reviewed; the FY2025 budget shows routine, pre-planned reserve funding rather than emergency assessment funding. A buyer should always confirm the current special-assessment status in the estoppel at contract.
Want the exact fee picture for a specific Palmetto Dunes unit? Call Marc at (239) 287-5873, or, if you are selling, call Jesse at (239) 898-6072 and get a free valuation at mcgreevyandcomisar.com/home-valuation.
A Palmetto Dunes owner pays three recurring layers that together run roughly $18,100 per year: the Palmetto Dunes condo fee of $5,400 per year, the Pelican Sound club assessment of $11,495 per year, and the River Ridge CDD assessment of about $1,209 per year on the county tax bill. On top of those, a first-time buyer pays a one-time capital contribution at closing. Understanding all of it is essential before you write or accept an offer.
The three recurring layers.
Layer | Amount | Billing | What it is |
|---|---|---|---|
Palmetto Dunes condo assessment | $5,400 per year ($1,350 per quarter) | Quarterly, by the association | Building, roof, exterior, master insurance, grounds |
Pelican Sound club annual assessment | $11,495 (2026) | Annually, on the November statement | Golf, racquet, fitness, marina, dining, bulk fiber internet and cable, security, common-area maintenance, reserves |
River Ridge CDD assessment | about $1,209 per year (FY2026) | Annually, on the Lee County property-tax bill | Infrastructure, stormwater, lakes, irrigation, street lighting |
Total recurring layer | about $18,104 per year | Sum of the three above |
[Source: https://files.constantcontact.com/a9ba2e71201/55604e04-9651-4492-b832-f35bf0481221.pdf] [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf/41c5c7b1-c1e3-f895-8bb3-912ca7eaeb30] [Source: https://riverridgecdd.net/_assets/documents/fy-2026/2026-RRCDD-budget.pdf]
The one-time cost at closing. On top of the recurring layers, Pelican Sound charges a one-time, non-refundable capital contribution when a home changes hands: a $20,300 initiation fee for a first-time buyer to Pelican Sound, or an $11,495 resale capital fee for someone who already owns or previously owned in the community, plus a $299 estoppel at closing. This is a bundled, non-equity model: there is no six-figure refundable golf deposit, but the capital contribution is real cash at closing and does not come back when you later sell [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf/41c5c7b1-c1e3-f895-8bb3-912ca7eaeb30].
Why this matters to a seller. The buyer's cash-to-close on a Palmetto Dunes home includes that $20,300 initiation (or $11,495 resale capital fee) plus the $299 estoppel, on top of a down payment. A listing agent who understands the full fee stack prices the home with the buyer's true all-in cost in mind, which is exactly the diligence McGreevy and Comisar bring. Call Jesse at (239) 898-6072 for a free valuation, or call Marc at (239) 287-5873 if you are buying and want the honest annual number.
Palmetto Dunes is governed by its own recorded Declaration of Condominium, referenced in Lee County records at Official Records Book 719, Pages 322 to 353, with an accompanying condominium plat at Plat Book 14, Pages 1 through 16, plus the master Pelican Sound Architectural Review Committee (ARC) guidelines that name Palmetto Dunes as a "Carriage Homes" neighborhood. Together they set the rules for exterior changes, roofs, shutters, driveways, and leasing.
The recorded Declaration. The Palmetto Dunes Declaration of Condominium is recorded in the Public Records of Lee County, Florida at Official Records Book 719, Pages 322 to 353, with the condominium plat at Plat Book 14, Pages 1 through 16. This recording reference appears in statutorily required Lee County legal notices for a foreclosure involving a unit inside this exact association (21741 Palmetto Dunes Drive, Unit 202) [Source: https://omg-legals.media.clients.ellingtoncms.com/news/document/2022/11/04/2022-11-04-Lee.pdf]. The actual recorded instrument can be pulled from the Lee County Clerk's Official Records search [Source: https://www.leeclerk.org/departments/official-records-services/search-official-records].
Governance. Palmetto Dunes is run by a seven-member Board of Directors elected by members at the Annual Meeting each spring, with board members serving two-year terms, per the association's own site [Source: https://www.palmettodunesflorida.com/]. The corporate entity is Palmetto Dunes at Pelican Sound Condominium Association, Inc. (Florida document number N00000002678), on file with the Florida Division of Corporations [Source: https://search.sunbiz.org/Inquiry/CorporationSearch/GetDocument?aggregateId=domnp-n00000002678-7e5b1128-dc7c-41e4-9603-fd68c796b9cd&transactionId=n00000002678-beb2b8bc-d847-41f8-82d4-197cc53b9aa9&formatType=PDF].
The ARC rules that apply to Palmetto Dunes. The master Pelican Sound ARC Guidelines (Exhibit E of the Declarations) explicitly list Palmetto Dunes among the "Carriage Homes" and set the architectural rules that govern it [Source: https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf]:
Any exterior change (paint, windows, shutters, roof, lanai, landscaping) requires an ARC application plus a Village of Estero permit, so budget approval time into any renovation plan. You can review the ARC guidelines in the Downloadable Documents section.
Palmetto Dunes carries a 30-day minimum lease with no pets allowed for lessees, the standard rule for Pelican Sound's carriage-home product. That rules out nightly and weekly short-term rentals and keeps Palmetto Dunes an owner-occupied, second-home community rather than an investor or vacation-rental play.
The master ARC Guidelines' Leasing Restrictions section, under the Carriage Homes heading that includes Palmetto Dunes, states plainly that "a minimum of 30 days is required for any lease" [Source: https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf]. Community-wide, the club's rules add that lessees must be 25 or older, the owner files an Application to Lease with the accounting office 20 business days before lease start (with a lease-application fee), amenity privileges can transfer to the lessee (the owner then retains dining-only access), and the club itself does not handle rentals [Source: https://pelicansoundgrc.com/leasing]. A leasing-frequency cap (a limit on the number of leases per year) was not found in the master documents for Palmetto Dunes; the only per-year cap anywhere in the community is a houseguest-registration limit that applies to Island Sound and Turnberry I, not to Palmetto Dunes. Any additional lease-frequency rule, if one exists, would live in Palmetto Dunes' own Declaration and should be confirmed there.
Thinking about the resale implications of these rental rules? They keep the buyer pool owner-occupied, which is worth understanding when you price. Call Jesse at (239) 898-6072 for a free valuation, or Marc at (239) 287-5873 if you are buying.
Palmetto Dunes owners may keep pets, subject to the community-wide Pelican Sound rules: dog runs, animal pens, and fences (including invisible or underground fencing) are prohibited anywhere in the community, lessees and registered houseguests may not bring pets (service animals excepted), and there is an on-site dog park, Pelican Paws. The specific owner pet count, size, or breed limits are set at the association level and are not publicly published.
The master ARC Guidelines confirm the community-wide floor: no dog runs, pens, or fencing, and the on-site dog park [Source: https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf]. The club's rules confirm that lessees and registered houseguests may not bring pets [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf/41c5c7b1-c1e3-f895-8bb3-912ca7eaeb30]. Any Palmetto-Dunes-specific owner pet limit (number, weight, or breed) would live in the association's own Declaration and Rules and Regulations, which were not publicly retrievable in our research; we do not state a specific pet-count figure we cannot source, so confirm the current owner pet rule directly with the association or in the estoppel package before buying. A buyer for whom pets are a priority should make this an explicit due-diligence item.
Palmetto Dunes sits in the favorable position on storm risk: its parcels fall in FEMA Zone X (the moderate-risk 0.2% shaded area), not the mandatory-purchase Special Flood Hazard Area, on FIRM panel 12071C0587G effective November 17, 2022, and no Hurricane Ian repair permits were found at Palmetto Dunes addresses. That is a genuinely better flood posture than the riverfront Island Sound neighborhood on the very same panel.
The flood-zone finding, primary-sourced. Both real, MLS-sold Palmetto Dunes addresses tested fall in FEMA Zone X, explicitly outside the Special Flood Hazard Area, when queried against FEMA's own National Flood Hazard Layer:
Address | FEMA flood zone | In the SFHA? | FIRM panel | Panel effective |
|---|---|---|---|---|
21800 Palmetto Dunes Dr #102 | X (0.2% annual chance, shaded) | No | 12071C0587G | Nov 17, 2022 |
7880 Classics Ct #201 | X (0.2% annual chance, shaded) | No | 12071C0587G | Nov 17, 2022 |
[Source: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer]
By contrast, the waterfront Island Sound neighborhood, on the exact same current panel (12071C0587G), falls in Zone AE with a base flood elevation of 11.0 feet, inside the mandatory-purchase SFHA. Palmetto Dunes sits on the interior, southwest side of the community, away from the Estero River, which is why its parcels landed in the moderate-risk X zone. The current panel took effect November 17, 2022, matching the Village of Estero's adoption of FEMA's revised maps (Ordinance 2022-17) [Source: https://estero-fl.gov/flood-insurance-rate-maps-coconut-trace-pelican-sound-and-genova-among-topics-addressed-by-council-on-november-2-2022/]. Two addresses at opposite ends of the neighborhood returned the identical flood polygon, strong evidence of uniform Zone X coverage, though a buyer on a specific unit should always verify at the Village of Estero flood map [Source: https://esterofl.withforerunner.com/].
Hurricane Ian: no tagged repair permits at Palmetto Dunes. Hurricane Ian made landfall in Lee County on September 28, 2022 [Source: https://ianprogress.leegov.com/]. A thorough search of the Village of Estero's building-permit reports from 2020 through May 2026 found real Palmetto Dunes permits (kitchen and bath remodels, a screen enclosure, interior alterations), but none carried a "Hurricane Ian" or "IAN DAMAGE" tag. By contrast, the same reports document dozens of "CONDO REPAIR (IAN DAMAGE)" permits at the waterfront Island Sound neighborhoods, activity still ongoing into 2026 [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/May%202026%20Building%20Permit%20Report.pdf]. This is an absence-of-evidence finding, not a certified negative, but it is consistent with, and corroborated by, the Zone X flood finding: Palmetto Dunes' interior, at-or-above-grade carriage homes were exposed primarily to wind and rain during Ian rather than the roughly three feet of storm surge that hit the riverfront River Club.
Insurance reality for a Palmetto Dunes owner. Three points matter:
Selling a Palmetto Dunes home and want the flood-and-insurance story told correctly to buyers? The Zone X finding is a real selling point. Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072. Buyers, call Marc at (239) 287-5873 to get the flood and insurance picture on a specific unit before you offer.
Palmetto Dunes is served by the Village of Estero's designated South-Zone public schools: Pinewoods Elementary (Florida DOE grade A), Three Oaks Middle School (A), and Estero High School (B). Because Lee County uses a proximity-plus-choice assignment model rather than rigid boundaries, a buyer should verify the exact assignment for a specific address in the district's SchoolSite Locator.
The three designated schools are Pinewoods Elementary (11900 Stoneybrook Golf Drive, Estero), Three Oaks Middle School (18500 Three Oaks Parkway, Fort Myers), and Estero High School (21900 River Ranch Road, Estero) [Source: https://estero-fl.gov/for-residents/schools/]. The Florida Department of Education's 2024 school grades put Pinewoods and Three Oaks Middle at A and Estero High at B [Source: https://www.fldoe.org/file/18534/SchoolGrades24.xlsx]. Lee County assigns students by a proximity-based, three-zone choice model (Estero is in the South Zone), so families rank the schools in their zone; there is no Palmetto-Dunes-specific school delta because assignment operates at the Village level, not by subdivision [Source: https://www.leeschools.net/student_enrollment/school_zones]. Verify a specific address at the district's SchoolSite Locator [Source: https://www.schoolsitelocator.com/apps/leecounty/]. Florida Gulf Coast University sits on Estero's northeast border, roughly 18 to 22 minutes away [Source: https://www.fgcu.edu/].
Recent permit activity in Palmetto Dunes is limited to ordinary interior remodels, no storm-repair or structural permits, and the most current Village of Estero report (May 2026) shows zero Palmetto Dunes permits of any kind. That quiet permit record is consistent with a stable, built-out neighborhood that did not take significant storm damage.
Address-matched, STRAP-verified Village of Estero permits at Palmetto Dunes over the last two years on record include a kitchen and bathroom remodel at 21791 Palmetto Dunes Dr #102 ($45,000, issued May 2024), an alteration and remodel at 21791 Palmetto Dunes Dr #202 ($98,600, June 2024), and an alteration and remodel at 7870 Classics Ct #202 ($38,200, June 2024) [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/May%202024%20Building%20Permit%20Report.pdf] [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/June%202024%20Building%20Permit%20Report.pdf]. The most recent monthly report available, May 2026, shows zero Palmetto Dunes Drive or Classics Court permits, while an active remodel appears next door in Oak Run, confirming Oak Run as the distinct, adjacent neighborhood [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/May%202026%20Building%20Permit%20Report.pdf]. Villagewide, Estero's 2025 annual report shows broad storm-hardening investment (roof, window, shutter, and generator permits), useful context for any Palmetto Dunes owner planning upgrades [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/2025%20Annual%20Building%20Report.pdf].
The biggest civic project near Palmetto Dunes is the Village of Estero's 62.5-acre Estero RiverPark preserve directly across the Corkscrew Road and US-41 corner from Pelican Sound's entrance; other nearby items include a proposed 219-unit apartment development across US-41 and Toll Brothers' Summercrest townhomes about a mile east. As a Pelican Sound resident, a Palmetto Dunes owner is affected by these community-level items, none of which touch the Palmetto Dunes parcel itself.
Estero RiverPark. The Village purchased 62.5 acres at the northeast corner of Corkscrew Road and US-41 for $24.5 million in 2019 and is building a riverfront preserve and park (Phase 1, including an entry road, parking, a restroom, an Estero River pedestrian bridge, and trails, began construction in summer 2025). This is the best adjacency a resident could ask for: a permanent preserve, not more density, across the community's front corner [Source: https://estero-fl.gov/public-works/land-purchase/].
Nearby housing. Across US-41 at Pelican Sound Drive, Roers Companies has proposed a mixed-use planned development of up to 219 apartments on an 11-acre parcel (still in the Village pipeline, requires a rezone; confirm current status) [Source: https://www.gulfshorebusiness.com/construction-development/mixed-use-planned-development-proposed-for-corner-of-us-41-pelican-sound-drive/article_7600676b-5c03-5595-8480-1d4f25e8e502.html]. About a mile east at Corkscrew Road and Sandy Lane, Toll Brothers' Summercrest (up to about 171 townhomes) has its Village rezoning approved and is underway [Source: https://estero-fl.gov/via-coconut-and-estero-townhomes-addressed-by-the-planning-zoning-design-board-on-july-9-2024/]. A community item directly relevant to Palmetto Dunes owners who use the boat shuttle: Ordinance 2025-07 made the two River Club shuttle-boat moorings permanent [Source: https://estero-fl.gov/proposed-millage-rate-utility-expansion-and-home2-suites-addressed-by-council-on-july-2-2025/].
Day to day, a Palmetto Dunes owner has an attached 2-car garage, enters through Williams Gate (the neighborhood's nearest gate, closed 11pm to 7am), puts trash out for weekly Waste Pro collection, and receives mail through the community. Bulk fiber internet and cable are included in the Pelican Sound club assessment.
Garages and parking. Every Palmetto Dunes unit, lower and upper, has its own private attached 2-car garage, a tier above the one-car-garage coach homes and the carport condos elsewhere in Pelican Sound [Source: https://pelicansoundgrc.com/real-estate]. Garage doors must be kept closed unless the owner is present and working. Boats are stored in the community's dedicated 125-lot storage yard off Williams Road, not at the unit.
Gates. Given its southwest-corner position, Palmetto Dunes' nearest and most convenient access point is Williams Gate, which the official 2023 community map shows is closed 11pm to 7am (as is the Main Gatehouse); the Corkscrew Gatehouse is open 24 hours [Source: https://pelicansoundgrc.com/documents/20124/152472/Pelican%20Sound%20Map%202023.pdf/9b77c04a-7bb4-2fe8-f426-abcd1cb923d8]. Residents needing very-late access would route through the 24-hour Corkscrew Gatehouse. Guest access runs through the community's gate-access app and smart passes.
Trash and mail. Village of Estero residential trash is collected by Waste Pro on a single-day, once-weekly schedule (curbside by 5:30 a.m.), with the master rule that cans go out no earlier than dusk the day before and are removed by dusk on collection day [Source: https://estero-fl.gov/reminder-estero-to-move-to-single-day-collections/]. Mail is delivered through the community; the FY2025 budget's reserve schedule funds mail-cluster box units, consistent with the USPS cluster-box delivery typical of condominiums of this era.
Bulk services. Every Pelican Sound home, Palmetto Dunes included, gets bulk fiber-optic internet and cable television folded into the club's annual assessment, a genuine value point [Source: https://pelicansoundgrc.com/q-a].
Buyers weighing Palmetto Dunes usually cross-shop the other Pelican Sound neighborhoods, and the honest comparison comes down to product type and garage: Palmetto Dunes, Oak Run, and Seaside are the three carriage-home neighborhoods (two-story, 2-car garage), a step above the coach homes (one-car garage) and the carport condos, and a step below the fee-simple single-family homes.
The Palmetto Dunes differentiator to hold onto: it pairs the top attached-parking tier (a 2-car garage on every unit) with the largest single-association scale in the community and the favorable Zone X flood position, at a carriage-home price that is a genuine value entry into the full bundled-golf lifestyle. If a different Pelican Sound neighborhood is the better fit for you, we will tell you so, and write the offer wherever it makes sense. Call Marc at (239) 287-5873 to compare, or Jesse at (239) 898-6072 if you are selling.
Palmetto Dunes is a strong buy for a golf-and-boating retiree or snowbird who wants the full bundled Pelican Sound lifestyle with a private 2-car garage, a favorable flood position, and a carriage-home price, in the largest, most liquid association in the community. It is a weaker fit for a pure investor (thin, restricted rentals) or a buyer who wants a single-family home or brand-new construction. Here is the balanced case, backed by the data on this page.
The pros.
The cons (stated plainly).
Honors and recognition (why the right realtor de-risks all of the above):
Buying in Palmetto Dunes and want the honest fit assessment for your situation? Call Marc at (239) 287-5873. Selling? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
Palmetto Dunes sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty: the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales and, as the leaders of Domain Realty Group, over $2.5 billion in team sales, plus a regional luxury-buyer database that reaches far beyond the handful of agents who usually list inside the gates. If you are searching for a Palmetto Dunes listing agent, or thinking "I need someone to sell my Palmetto Dunes home," this is the team to call.
The signature seller paragraph. Selling a carriage condominium in a bundled-golf community is not the same as selling a standard Estero house, and the difference is the whole ballgame. Your buyer is not just buying a home; they are buying the full Pelican Sound membership: 27 holes of golf, a boat ramp with Gulf access, a Lovers Key shuttle, six pools, and a Zone X flood position that beats the riverfront neighborhoods. The agent who sells your home has to sell that value: the honest cost story (a $20,300 first-time initiation or an $11,495 resale capital fee plus the $11,495 annual assessment and the $5,400 condo fee), the 2-car-garage and largest-single-association advantages, and the zero-inventory scarcity that puts a well-priced Palmetto Dunes listing in a commanding position. That is community-specific expertise, and it is exactly what McGreevy and Comisar bring.
Listing-agent credentials:
What the last 12 months tell Palmetto Dunes sellers. In the last 12 months Palmetto Dunes has seen 3 resales, from $800,000 to $990,000 (median $960,000), at roughly $455 per square foot, in a median of just 4 days on market, at a 97% median sale-to-list ratio (one unit over ask), with zero active listings today. The lesson is clear: this is a thin, fast, high-conviction market where the two things that decide your outcome are correct pricing by floor plan (the roughly $160,000-plus spread between the lower and upper plans) and marketing that reaches the out-of-area buyer pool. With nothing else on the market, a correctly priced, well-presented Palmetto Dunes listing has real leverage right now.
Luxury listing marketing. Every Palmetto Dunes listing of consequence gets the full playbook: cinematic video (drone exterior, interior walk-through, golden-hour amenity context on the golf course, the River Club, and the boat ramp), professional architectural and drone photography, a qualified-buyer database built across Estero, Bonita Springs, Naples, and Fort Myers, off-market and pre-MLS positioning when you want discretion, white-glove staging guidance, and pricing grounded in the trailing carriage-home comps. Your home is shown to Naples and Bonita Springs buyers cross-shopping the equity clubs, not just to the usual Pelican Sound circuit.
What is your Palmetto Dunes home worth? Get a free valuation. If you want to know where your carriage home would price in today's zero-inventory market, we provide a free, no-pressure valuation. Use the Home Valuation form to request a written CMA, or call or text Jesse McGreevy direct at (239) 898-6072 with your address, floor plan, and square footage, and he will pull a comp set and call you back with a real number grounded in the trailing sold comps.
Talk to Jesse direct. Confidential conversations welcome, whether you are twelve weeks from listing or twelve months out. Call or text Jesse direct at (239) 898-6072, or email [email protected]. For buyers on the other side of your sale, Marc Comisar is at (239) 287-5873. You will not be handed to a junior agent. Office: 24031 S. Tamiami Trail, Suite 101, Bonita Springs, FL 34135.
Mini seller FAQ.
Who is the best listing agent for Palmetto Dunes? McGreevy and Comisar, the #1 team in Southwest Florida since 2012, with over $900 million in personal sales and, as the leaders of Domain Realty Group, over $2.5 billion in team production, bringing a regional buyer database and bundled-golf listing expertise a single-community specialist cannot match. Call (239) 898-6072.
What is my Palmetto Dunes home worth? It depends on floor plan (lower versus upper), condition, and finishes, and the last 12 months ranged from $800,000 (lower plan) to $990,000 (upper plan). Get a free, community-specific valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
How fast can I expect to sell? The trailing-12-month median was 4 days on market, one of the fastest micro-markets in Estero, but the right price by floor plan is what drives that speed.
Palmetto Dunes buyers and sellers work with Jesse McGreevy and Marc Comisar of Domain Realty because the team tracks every closing inside Pelican Sound, holds one of the region's deepest luxury-buyer databases, and operates minutes away in Bonita Springs. Here is who we are, what the record shows, and how to reach us. Learn more about our team.
If you are seriously evaluating Palmetto Dunes, the work begins long before the offer. It begins with confirming the exact 2026 club fees for your buyer type (first-time initiation versus resale capital fee) on top of the $5,400 condo fee. It begins with pulling the FEMA flood zone on the specific parcel and confirming the Zone X finding. It begins, for buyers, with requesting the association's budget, reserve study, and any special-assessment status. It begins with stacking the true all-in annual cost: the condo fee, the club assessment, the roughly $1,209 CDD line, cart and boat-storage fees, taxes, and insurance. That is the work we do for Palmetto Dunes buyers and sellers, and, as the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate doing exactly this kind of diligence across Southwest Florida.
Top 1% Real Estate Agents Nationally Since 2008
5 Star Award for Customer Satisfaction for 20 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
#1 Team in Southwest Florida since 2012
McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
McGreevy and Comisar alone have over $900 million in Sales
Nationally Recognized Top Producing Realtors
Platinum Sales Production Award Winners
McGreevy and Comisar are a top-reviewed Palmetto Dunes realtor team, and clients consistently rate them 5 stars; read verified Google reviews on their Google reviews profile. McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Contact us when you are ready:
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Palmetto Dunes buyers ask detailed questions about the two floor plans, the layered fees, the flood zone, golf access, rules, and the disambiguation from the Hilton Head resort, and this section answers every primary-source-resolvable one. Where a fact lives only in members-only documents, we say so. Buyers work with the best realtor for Palmetto Dunes because these answers are the difference between a clean purchase and an expensive surprise:
Identity and location
No. They share only a name. This Palmetto Dunes is a 156-unit condominium neighborhood inside Pelican Sound in Estero, Lee County, Southwest Florida (ZIP 33928). The other is the Palmetto Dunes Oceanfront Resort, a roughly 2,000-acre resort community on Hilton Head Island in Beaufort County, South Carolina, governed by a completely separate property owners association. Never apply a fact, price, or amenity from a Hilton Head source to this Estero community.
It is a residential condominium neighborhood, not a resort. Palmetto Dunes is 156 owner-occupied carriage-home condominiums inside the private, gated, bundled-golf Pelican Sound community. There is no hotel, no nightly rental, and a 30-day minimum lease.
Lee County, Florida (the Village of Estero, ZIP 33928), in Southwest Florida. It is not in Beaufort County, South Carolina, which is the Hilton Head Palmetto Dunes.
The homes and floor plans
156 units, confirmed four independent ways from primary sources (the association homepage, the FY2025 budget's assessment table, the concrete-restoration reserve line, and the statutory DBPR per-unit fee). It is the single largest recorded condominium association in Pelican Sound [Source: https://www.palmettodunesflorida.com/].
Two, identified by position: a ground-floor "lower" plan of 1,759 square feet (3 bedrooms, 2 baths, no den) and a second-floor "upper" plan of 2,170 square feet (3 bedrooms plus a den, 2 baths). Both have an attached 2-car garage. No branded model names were ever used [Source: https://pelicansoundgrc.com/real-estate].
Lower units are 1,759 square feet under air; upper units are 2,170 square feet (recorded at 2,170 to 2,171 in the MLS). Both are 3-bedroom carriage condos, with the upper adding a den [Source: https://pelicansoundgrc.com/real-estate].
Two-story carriage-home buildings, classified as Low Rise (1 to 3 stories), with a lower unit on the ground floor and an upper unit above, roughly four units per building [Source: https://pelicansoundgrc.com/real-estate].
Yes. Every unit, lower and upper, has its own private attached 2-car garage, a full tier above the one-car-garage coach homes and the carport condos elsewhere in Pelican Sound [Source: https://pelicansoundgrc.com/real-estate].
Around 2001. The association was formed on April 17, 2000, and the units were built and sold in the roughly 2001 phase of WCI's Pelican Sound build-out [Source: https://search.sunbiz.org/Inquiry/CorporationSearch/SearchResults?InquiryType=EntityName&InquiryDirectionType=PreviousRecord&SearchTerm=PALMETTO%20ELECTRIC%2C%20INC.&SearchNameOrder=PALMETTODUNESCIR%20L230003645680&ListNameOrder=PALMETTODRILLING%204444590&Detail=FL.DOS.Corporations.Shared.Contracts.FilingRecord].
They are carriage-home condominiums: legally a condominium (one recorded Declaration, an association, a master policy), in the carriage-home product tier (two-story, 2-car garage). They are not fee-simple single-family homes.
Classics Court is one of Palmetto Dunes' two internal streets (the other is Palmetto Dunes Drive), a quiet cul-de-sac pocket buyers often single out. Both streets are within ZIP 33928.
Both plans are 3-bedroom, 2-bath carriage condos; the larger upper plan adds a den. All three recent resales were 3-bedroom homes, two of them with a den [Source: https://pelicansoundgrc.com/real-estate].
Fees, HOA, and governance
The Palmetto Dunes condo fee is $1,350 per quarter, which is $5,400 per year. On top of that, an owner pays the Pelican Sound club assessment ($11,495 per year in 2026) and the River Ridge CDD (about $1,209 per year on the tax bill), for a recurring total of roughly $18,100 per year [Source: https://files.constantcontact.com/a9ba2e71201/55604e04-9651-4492-b832-f35bf0481221.pdf].
The Palmetto Dunes condo fee is billed quarterly ($1,350 per quarter). The separate Pelican Sound club assessment is billed annually on the November statement, and the CDD line appears once a year on the county tax bill [Source: https://www.palmettodunesflorida.com/].
They are two separate entities. The Palmetto Dunes condo fee ($5,400 per year) funds the building, roof, exterior, master insurance, and grounds for the 156-unit association. The Pelican Sound club assessment ($11,495 per year) funds the shared amenities (golf, pools, marina, dining), bulk internet and cable, security, and common-area maintenance for the whole 1,299-home community [Source: https://pelicansoundgrc.com/q-a].
Community management is handled through Sandcastle Community Management, with Frankly Coastal Financial Services LLC (formerly Collier Financial, in Naples) serving as the registered agent and financial administrator [Source: https://59ca60df-0c50-4139-a203-60debfa178b2.filesusr.com/ugd/28b9c7_0ddd2cc321ca4d15b211633c3384a3a1.pdf].
Seven. The board is elected by members at the Annual Meeting each spring, with members serving two-year terms, per the association's own site [Source: https://www.palmettodunesflorida.com/].
Per the FY2025 budget: master insurance (the largest line), roof and exterior reserves, grounds maintenance, water and sewer, common-area electricity, janitorial, pest and termite control, management, and accounting [Source: https://files.constantcontact.com/a9ba2e71201/55604e04-9651-4492-b832-f35bf0481221.pdf].
Amenities and membership
The full Pelican Sound bundled membership: 27 holes of golf, six pools, eight tennis courts, 14 pickleball courts, five bocce courts, a fitness complex, a members boat ramp with Gulf access, a complimentary Lovers Key shuttle, and four dining venues, plus bulk internet and cable [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf/41c5c7b1-c1e3-f895-8bb3-912ca7eaeb30].
Not inside its own footprint. On the official 2023 community map, the nearest neighborhood pool sits just steps away in the adjacent Oak Run pod, shared with that neighborhood; all owners also have access to the community's six pools [Source: https://pelicansoundgrc.com/documents/20124/152472/Pelican%20Sound%20Map%202023.pdf/9b77c04a-7bb4-2fe8-f426-abcd1cb923d8].
Yes. A Palmetto Dunes owner has the identical single-class membership as every other Pelican Sound owner, including the members boat ramp (with no-fixed-bridge Gulf access), the 125-lot dry storage, and the complimentary Lovers Key beach shuttle [Source: https://pelicansoundgrc.com/boating].
Yes. Pelican Sound is a bundled, non-equity community: the single-class membership is mandatory and tied to ownership, so every Palmetto Dunes home comes with full golf and amenity access. There is no opt-out and no separate golf tier [Source: https://pelicansoundgrc.com/membership].
A one-time capital contribution at closing (a $20,300 initiation for a first-time Pelican Sound buyer, or an $11,495 resale capital fee for a repeat owner) plus a $299 estoppel, then the recurring $11,495 annual club assessment, on top of the $5,400 Palmetto Dunes condo fee [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf/41c5c7b1-c1e3-f895-8bb3-912ca7eaeb30].
Flood, insurance, and storm
FEMA Zone X, the moderate-risk 0.2% shaded area, not the mandatory-purchase Special Flood Hazard Area, on FIRM panel 12071C0587G effective November 17, 2022. Both tested Palmetto Dunes addresses returned Zone X [Source: https://hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer].
No Hurricane Ian repair permits were found at any Palmetto Dunes address in the Village of Estero's permit reports from 2020 through May 2026, in sharp contrast to dozens of Ian-damage permits at the riverfront Island Sound neighborhoods. Palmetto Dunes' interior Zone X position exposed it primarily to wind and rain, not the surge that hit the riverfront [Source: https://estero-fl.gov/wp-content/uploads/library-ada/Community%20Development%20Applications/Building%20Permit%20Applications/Building%20Permit%20Reports/May%202026%20Building%20Permit%20Report.pdf].
Not by federal mandate. Because Palmetto Dunes is in Zone X, not the SFHA, there is no federal flood-insurance requirement for a standard mortgage, and Citizens exempts condominium unit-owner policies regardless of zone. A lender can still require it on a specific loan, and carrying it is prudent, but there is no zone-driven statutory mandate here [Source: https://www.citizensfla.com/flood].
The association's master policy (a Heritage property policy plus a Brown umbrella policy per the FY2025 budget) covers the buildings and common elements, as Florida Statute 718.111(11) requires. As a unit owner you carry an HO-6 for your interior and betterments, with a statutory minimum of $2,000 in loss-assessment coverage (Statute 627.714) that most buyers should raise [Source: http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0718/Sections/0718.111.html].
Rules, rentals, and pets
30 days. The master ARC Guidelines' Carriage Homes leasing section (which includes Palmetto Dunes) requires a minimum of 30 days for any lease, and the owner files an Application to Lease 20 business days ahead [Source: https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf].
No. The 30-day minimum lease rules out nightly and weekly short-term rentals. Palmetto Dunes is an owner-occupied, second-home community, not a short-term-rental play [Source: https://pelicansoundgrc.com/leasing].
Owners may keep pets subject to the community rules (no dog runs, pens, or invisible fencing; there is a Pelican Paws dog park; lessees and registered houseguests may not bring pets). The specific owner pet count, size, or breed limits are set at the association level and are not publicly published, so confirm them in the estoppel package before buying [Source: https://www.pshg3.com/file/document-page/3655288911/0QiBVI8fb2qDAkil.pdf].
Schools, location, and comparisons
The Village of Estero's designated South-Zone schools: Pinewoods Elementary (Florida DOE grade A), Three Oaks Middle School (A), and Estero High School (B). Because Lee County uses proximity-plus-choice, verify a specific address in the district SchoolSite Locator [Source: https://estero-fl.gov/for-residents/schools/].
Yes. Palmetto Dunes is inside the gated Pelican Sound community. Its nearest access is Williams Gate (closed 11pm to 7am); the Corkscrew Gatehouse is open 24 hours [Source: https://pelicansoundgrc.com/documents/20124/152472/Pelican%20Sound%20Map%202023.pdf/9b77c04a-7bb4-2fe8-f426-abcd1cb923d8].
No. Pelican Sound, including Palmetto Dunes, is not age-restricted; there is no 55-plus rule in the governing documents. It is snowbird-weighted and active-adult in character, but all ages are welcome [Source: https://pelicansoundgrc.com/q-a].
Roughly $455 per square foot over the last 12 months (a range of $442 to $456 across the three carriage-home resales) [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-10].
As of the July 10, 2026 MLS pull, there were zero active Palmetto Dunes listings, so a buyer is effectively waiting for the next home to hit the market. Call Marc at (239) 287-5873 to be first to it [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-10].
Both are carriage-home neighborhoods with the same two-story, 2-car-garage product and the same lower and upper floor plans, and they sit side by side in the southwest corner. The main difference is scale: Palmetto Dunes is 156 units under one association, while Oak Run is 96, and the two effectively share a neighborhood pool [Source: https://pelicansoundgrc.com/real-estate].
Palmetto Dunes sellers ask focused questions about pricing by floor plan, timing, closing costs, the club-membership transfer, and disclosures, and this section answers all of them. The short version: list with the team that tracks every closing inside the gates and knows how to sell the bundled-membership value and the Zone X advantage to the right buyer. Call or text Jesse direct at (239) 898-6072.
McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, Top 1% Real Estate Agents Nationally Since 2008, with over $900 million in personal sales and, as the leaders of Domain Realty Group, over $2.5 billion in team production. We bring a regional buyer database and bundled-golf listing expertise a single-community specialist cannot match. Call (239) 898-6072.
It depends most on floor plan: lower units (1,759 square feet) and upper units (2,170 square feet, with a den) priced from $800,000 to $990,000 over the last 12 months. Get a free, community-specific valuation at mcgreevyandcomisar.com/home-valuation or call Jesse at (239) 898-6072.
Three carriage homes sold in the trailing 12 months, for a combined $2,750,000, with zero active listings today. Every comp matters in a market this thin, which is why a team that tracks all three closings prices your home more accurately than any automated estimate [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-10].
Roughly $455 per square foot over the last 12 months, ranging from $442 to $456 across the three resales. Your exact number depends on floor plan, condition, and finishes [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-10].
The trailing-12-month median was just 4 days on market (a range of 3 to 5 days), one of the fastest micro-markets in Estero. Correct pricing by floor plan is what produces that speed [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-10].
For most sellers, yes. Inventory is at zero, the last three sales cleared in a median of 4 days at a 97% median sale-to-list ratio (one over ask), and there is no direct competition on the market. That scarcity favors a well-prepared, well-priced seller.
In the last 12 months, the top sale was $990,000, an upper 2,170-square-foot unit at 7880 Classics Court #201. The upper plan sits at the top of the Palmetto Dunes market [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-10].
All three are carriage-home neighborhoods with the same product type, so their values track closely by floor plan and condition rather than by neighborhood name. Palmetto Dunes' larger association gives it a deeper, more liquid comp set. We bring the trailing comps across all three at the listing meeting.
Zero active listings as of the July 10, 2026 MLS pull. Listing into no competition is the strongest position a Palmetto Dunes seller can hold [Source: Stellar MLS / SWFLA Matrix, pulled 2026-07-10].
You need an agent who can prove community-specific knowledge (the true fee stack, the Zone X flood advantage, the floor-plan pricing spread) and who has the regional buyer reach to draw Naples and Bonita Springs cross-shoppers. Ask any agent to walk you through the last 12 months of Palmetto Dunes comps by floor plan; we will.
Not very. Portal auto-estimates routinely misprice bundled-fee condominiums like Palmetto Dunes because they cannot properly weigh the $11,495 club assessment, the $5,400 condo fee, the CDD line, or the lower-versus-upper floor-plan spread. A real CMA from a team that tracks the association is the only reliable number.
Pricing the lower and upper plans as if they are interchangeable. The last 12 months show a roughly $160,000-plus spread between the 1,759-square-foot lower plan and the 2,170-square-foot upper plan, so mispricing the floor plan is the fastest way to leave money on the table or sit on the market.
The association (through its management) issues an estoppel certificate showing the current condo assessment, any capital contribution, and any special assessments, and the Pelican Sound club issues its own estoppel for the club fees. We order both at the listing-contract stage, not at the closing table, to keep the closing clean.
Typically the estoppel certificate, the governing documents delivered to the buyer per Florida condominium law, and the club's approval-to-purchase paperwork. We manage the checklist so nothing is missed [Source: https://www.palmettodunesflorida.com/].
Provide the estoppel (current assessment, capital fee, any special assessments), deliver the governing documents and the association's financial and insurance disclosures per Florida condominium law, and complete the required flood disclosure. We manage this so the closing stays clean.
A first-time buyer pays a $20,300 Pelican Sound initiation (or an $11,495 resale capital fee for a repeat owner) plus a $299 estoppel, on top of the annual assessment. That buyer cash-to-close is real, and pricing your home with the buyer's true all-in cost in mind is part of the strategy we bring [Source: https://pelicansoundgrc.com/documents/20124/0/2026+Fact+Sheet.pdf/41c5c7b1-c1e3-f895-8bb3-912ca7eaeb30].
Yes. Florida's flood-disclosure law (effective October 1, 2024) requires a flood-disclosure form on residential sales. In Palmetto Dunes' favor, its Zone X position and the absence of Ian-tagged repair permits are a genuinely positive, honest disclosure story to tell a buyer.
No Palmetto-Dunes-specific special assessment was found in the board communications reviewed, and the FY2025 budget shows routine, pre-planned reserve funding rather than emergency assessment funding. Always confirm the current status in the estoppel at contract, and we will pull it for you.
The Pelican Sound membership is appurtenant to the home and transfers with the deed at closing, and the buyer pays their own capital contribution. The neighborhood association issues its approval to purchase before closing. We coordinate the club and association paperwork at the listing-contract stage.
No. Pelican Sound is a non-equity bundled model, so there is no refundable equity stake to return. Your membership terminates and the buyer pays a fresh capital contribution at closing. We explain this clearly so there are no false expectations of a refund.
Standard Lee County seller costs: the listing commission (negotiated case by case, so we quote a real number on a call), any agreed buyer-agent compensation, Florida documentary stamp taxes on the deed, title insurance, prorated taxes and dues, and the estoppel fees. Call (239) 898-6072 for an estimate on your specific home.
Often yes. The snowbird and second-home buyer pool for carriage condos frequently wants turnkey-furnished, and it can widen your buyer pool. We will advise based on your specific home and current buyer demand.
Yes. The Palmetto Dunes condo fee ($1,350 per quarter) and the Pelican Sound club assessment are prorated between seller and buyer at closing, along with property taxes and the CDD line. We make sure the proration is done correctly so you are not overcharged.
You can, but the realistic buyer pool is owner-occupants, not investors, because of the 30-day minimum lease and no-lessee-pet rules. We price and market to the owner-occupant, second-home pool that actually buys here.
On balance it helps: it keeps Palmetto Dunes owner-occupied and well-maintained, which supports values, even though it narrows the investor pool. We position that stability as a selling point to the right buyer.
Easier, in the sense that being the largest single association in Pelican Sound gives your home a deeper, more liquid comp set and a more predictable buyer conversation than a tiny, name-split neighborhood. We use that comp depth to price and defend your number.
The FY2025 budget shows a fully funded reserve schedule (roof, exterior paint, driveways, gutters, mail boxes) and a flat quarterly fee held at $1,350, which points to disciplined, pre-planned funding rather than emergency assessments. We provide the budget and reserve documents to buyers as a selling point [Source: https://files.constantcontact.com/a9ba2e71201/55604e04-9651-4492-b832-f35bf0481221.pdf].
There is a public Florida appellate insurance-coverage case, American Capital Assurance Corp. v. Palmetto Dunes at Pelican Sound Condominium Association, Inc. (Fla. 2d DCA, 2021), part of a broader wave of Southwest Florida condo property-insurance disputes. It confirms that the association carries and litigated its own building/property policy, which is normal; it is not something that impairs marketability, but we disclose it plainly and answer buyer questions with the record [Source: https://caselaw.findlaw.com/court/fl-district-court-of-appeal/2115432.html].
The association's community management (Sandcastle Community Management), with Frankly Coastal Financial Services LLC as the registered agent and financial administrator, handles estoppels and document requests. We coordinate directly with them on your behalf during the listing [Source: https://www.palmettodunesflorida.com/].
You are selling a condominium plus a bundled club membership, not a fee-simple house. The buyer is evaluating the fee stack, the association's health, the flood zone, and the membership transfer, so the listing agent has to sell that value, not just the four walls. That is exactly the community-specific work McGreevy and Comisar do.
Yes. We handle Palmetto Dunes listings for out-of-state and snowbird owners routinely: remote listing consultation, on-site photography and video coordination, and a remote closing. You do not need to fly down to list or to close.
Yes. Most expired listings failed on price, presentation, or marketing reach rather than the home itself, and in a zero-inventory market that is fixable. We diagnose which it was and relist with a corrected price by floor plan, a full marketing package, and the regional buyer reach a single-community specialist cannot match. Call (239) 898-6072.
Peak buyer traffic tracks the snowbird season, roughly January through April, but with zero inventory today, a well-priced Palmetto Dunes home can sell year-round. We time your listing to current demand and competition rather than the calendar alone.
This reference list consolidates the primary sources behind the facts on this Palmetto Dunes page: official Palmetto Dunes association and Pelican Sound club materials, government records (Florida Division of Corporations, SEC, Lee County, Village of Estero, FEMA, USACE, FDEP, Florida DOE, Florida Statutes), a public appellate court opinion, credentialed news and university sources, and our own site. Primary sources only. No competitor realtor or aggregator sites are linked. Any claim on this page can be verified against its original authority below.
Palmetto Dunes buyers and owners can pull the primary-source documents behind this page directly. Each link below points to an official record we host or to the issuing authority; the due-diligence items are documents a buyer should request during the inspection period or at contract.
Document | What it anchors | Access |
|---|---|---|
Pelican Sound Types of Residences flyer (Palmetto Dunes carriage floor plans and 156-unit count) | The 156-unit count, the lower 1,759 and upper 2,170 square-foot plans, the 2-car garage, and the full neighborhood roster | Public record |
The $1,350 per quarter ($5,400 per year) condo fee, the 156-unit allocation, the reserve schedule, and the Heritage and Brown insurance detail | Public record | |
Palmetto Dunes Board Budget-Workshop Minutes (October 18, 2024) | Board governance, the Sandcastle Community Management and Frankly Coastal roles, and the wind-mitigation inspection contract | Public record |
Palmetto Dunes' southwest-corner position next to Oak Run, the neighborhood pool geography, and the gate hours | Public record | |
Pelican Sound ARC Guidelines (Exhibit E of the Declarations) | The architectural rules that govern Palmetto Dunes: roofs, hurricane shutters, garages, driveways, and the 30-day lease minimum | Public record |
Current permit activity: zero Palmetto Dunes permits, while Island Sound Ian-repair permits continue, corroborating the Zone X finding | Public record | |
Recorded Declaration of Condominium (O.R. Book 719, Pages 322 to 353) and Plat (Plat Book 14, Pages 1 through 16) | The primary unit-type definitions and the recorded plat; pull from the Lee County Clerk Official Records | Public record (Lee Clerk) |
Palmetto Dunes association budget, reserve study, and estoppel | The current financials and the current special-assessment status for a specific unit | Request during due diligence or at contract |
We update this table as new public records become available. If you need a document that is not listed, we can usually source it within 24 to 48 hours through the appropriate registry. Call Jesse at (239) 898-6072 or email [email protected].
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