Seaside at Pelican Sound is 80 two-car-garage carriage homes in three condominium associations inside bundled Pelican Sound in Estero, built 1998 to 2000, with every sale since 2022 traced to its deed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Seaside at Pelican Sound is a carriage-home neighborhood inside the master-planned community of Pelican Sound in Estero, Florida. It is 80 condominium carriage homes in 20 two-story buildings of four along Pelican Sound Drive, each with a two-car garage, built from 1998 to 2000 and governed by three separate condominium associations, Seaside I, II and III. It is the smallest and the least traded of the three carriage-home names in Pelican Sound: the Southwest Florida MLS recorded 10 Seaside closings in the 60 months to September 29, 2026, at a $916,050 median, and one in the last 12 months, at $970,000. Every Seaside owner holds the same bundled club membership as every other Pelican Sound owner, for one 2026 annual assessment of $11,495. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because there is more than one Seaside in Estero. This page covers the three Seaside condominiums at Pelican Sound in Estero, Lee County, ZIP 33928. It is not Seaside at Tidewater, a different Estero community whose developer entities are filed on the state register as Seaside at Tidewater One and Two, and it is not the older Seaside II and Seaside III neighborhood associations on the same register, which are not tied to any Pelican Sound parcel. It is also not Oak Run or Palmetto Dunes, the two other carriage-home neighborhoods at Pelican Sound, which share Seaside's floor plans but are separate condominiums with their own associations, fees and sales.
If you own a Seaside carriage home and are weighing a sale, start with the sales list, the upper and lower floor pricing and the seller section, then call Jesse. If you are buying, the sections below show what a Seaside home costs to buy and to carry, which of the three associations a given building belongs to, which records are public, and which you must request before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Seaside 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 Seaside read built from every MLS closing in five years, every recorded deed and three association files.
If you're searching for the best realtor for Seaside at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Seaside at Pelican Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent to price a specific Seaside home from its own floor, its own association and its own recorded sales, because in a neighborhood this thin a single wrong comparable moves the answer by six figures.
Recent Seaside at Pelican Sound track record (whole market): In the last 12 months Seaside at Pelican Sound has seen 1 resale in the Southwest Florida MLS (Matrix, pulled September 29, 2026), an upper-floor carriage home that closed in March 2026 at $970,000, 97.5% of its final list price, after 26 days on market. Over the full 60 months to that date the MLS recorded 10 closings at a median of $916,050 (the mean of the middle pair, $875,000 and $957,100), $8,802,100 in volume, a median of 7.5 days on market and a median sold-to-list ratio of 100.0%. The Lee County record adds what the MLS misses: four qualified Seaside deeds since September 29, 2025, all upper-floor homes, from $950,000 to $1,123,110.
In the last 12 months we tracked every recorded Seaside at Pelican Sound sale, not just the one MLS closing, and we tracked all 10 MLS closings since March 2022 back to their recorded deeds to learn which floor and which of the three associations each one sold in. Each is listed in the market snapshot below by month, price, floor, bedrooms and association only.
For Seaside 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. A Seaside listing competes with Oak Run and Palmetto Dunes for the same buyer, the one who wants a two-car garage and the full Pelican Sound bundle without a single-family price, so the marketing has to say what Seaside's own record says, and the paperwork has to be ready early: the association's Application for Approval to Purchase, the association estoppel, the club estoppel, and the one-time club charge your buyer pays at closing.
For Seaside at Pelican Sound buyers: the first question is the floor, because over 60 months the six upper-floor homes that closed in the MLS sold at a $965,000 median against $762,500 for the four ground-floor homes, both small samples. The second is supply, because on September 29, 2026 no Seaside home was for sale at all. The third is which association you are buying into, because Seaside I, II and III are separate corporations with separate boards and budgets, and the public records name different managers for them.
Honors and recognition:
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Seaside at Pelican Sound means owning one of four condominium carriage homes in a two-story building, each with its own two-car garage, inside a gated, bundled Estero community where golf, racquet sports, pools, fitness, dining and Gulf-access boating come with ownership, with no equity deposit, no golf waitlist and the association handling the building.
Seaside at Pelican Sound is one of the twelve marketed neighborhood names inside Pelican Sound and, at 80 residential parcels on the 2026 Lee County tax roll, the smallest of its condominium names. All 80 are coded as condominium use. They sit in three recorded condominiums: Seaside at Pelican Sound (32 homes), Seaside II (32) and Seaside III (16). Each condominium has its own association, so Seaside is one neighborhood on the map and in the MLS, and three corporations on paper.
Pelican Sound is 1,299 residences under twelve marketed neighborhood names and 22 neighborhood associations, not 22 neighborhoods. Seaside accounts for three of those 22 associations. Above all of them sits one master association and club, Pelican Sound Golf & River Club, Inc., which every owner joins at closing. That two-layer structure is why a Seaside owner pays both a club assessment and a condominium fee, and why two Seaside homes in neighboring buildings can carry different quarterly dues.
The club's own residence guide groups three neighborhoods as carriage homes: Oak Run (96 homes), Palmetto Dunes (156) and Seaside I, II and III (80). All three are two-story buildings with a two-car garage per home, lower units of about 1,759 square feet and upper units of about 2,170 square feet. Carriage homes sit one rung above the community's one-car-garage coach homes and one rung below the fee-simple executive and estate homes.
The public record supports three uses of the property: a seasonal lock-and-leave base with room for two cars or a car and a golf cart, a full-time home for a buyer who wants single-family square footage without single-family upkeep, and, within the community's leasing rules, a seasonal rental. We read these from the price, size, garage and fee structure of the homes, and we describe the property, not the people who own or rent it. The club reports about 450 of its 1,299 homes are occupied year round.
Every Seaside address is on Pelican Sound Drive, the community's main residential road, with the Edgewater coach homes on the same road. From there the golf clubhouse, the fitness center, the racquet center and the riverfront River Club are short drives or cart rides inside the gate. The 2026 Fact Sheet lists 27 holes of golf, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, six pools and six spas.
Five things buyers sometimes assume. No elevator: the buildings are two-story, and the club's guide lists elevators only for its four-story condominium buildings. No new construction: the last Seaside building dates to 2000, and every sale is a resale. No published association fee: only the club assessment is published. No guaranteed golf or lake view: the name is a marketing name, and we make no view claim for a specific home without the address in hand. No steady supply: the MLS showed no Seaside home for sale on September 29, 2026.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Seaside at Pelican Sound carriage homes closed 10 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $916,050 median, $442.92 per square foot of MLS living area and 7.5 median days on market. Sixty months is the first window that reaches 10 closings, so we list every sale below.
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 DOR-qualified recorded deeds and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and we name both values. Sold-to-list means sold price over final list price. None of the 10 MLS sales was entered after closing, so every figure uses all 10. Every MLS sale price below matches its recorded deed to the dollar.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 1 (one sale, not a median) | $970,000 | $447.00 | 26 | 97.5% |
| 24 months | 6 (small sample) | $965,000 (mean of $960,000 and $970,000) | $444.70 | 16 | 99.1% |
| 36 months | 8 (small sample) | $917,500 (mean of $875,000 and $960,000) | $445.22 | 16 | 99.1% |
| 60 months, first window with 10+ | 10 | $916,050 (mean of $875,000 and $957,100) | $442.92 | 7.5 | 100.0% |
The 60-month window totals $8,802,100 in volume, with sale prices from $700,000 to $995,000 and days on market from 4 to 118 (mean 30.3). Five of the 10 sold below the final list price, three sold at it and two sold above it, both in 2022.
Ten closings in five years is too few for a median to tell the whole story, so here is each one, by month, price, floor, bedrooms and association only. Floor and association come from matching each sale to its recorded county deed.
| Closed | Floor | MLS beds and baths | MLS living area | Association | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Mar 2026 | Upper | 3 plus den, 2 | 2,170 | Seaside II | $995,000 | $970,000 | 97.5% | 26 |
| May 2025 | Upper | 3 plus den, 2 | 2,170 | Seaside III | $995,000 | $995,000 | 100.0% | 6 |
| Mar 2025 | Ground | 3, 2 | 1,759 | Seaside II | $759,000 | $745,000 | 98.2% | 45 |
| Jan 2025 | Upper | 3 plus den, 2 | 2,170 | Seaside I | $995,000 | $995,000 | 100.0% | 4 |
| Nov 2024 | Upper | 3 plus den, 2 | 2,170 | Seaside II | $849,900 | $825,000 | 97.1% | 83 |
| Oct 2024 | Upper | 3 plus den, 2 | 2,170 | Seaside I | $960,000 | $960,000 | 100.0% | 4 |
| Feb 2024 | Ground | 3, 2 | 1,759 | Seaside II | $839,900 | $780,000 | 92.9% | 118 |
| Nov 2023 | Ground | 3, 2 | 1,759 | Seaside III | $875,000 | $875,000 | 100.0% | 4 |
| Nov 2022 | Upper | 3 plus den, 2 | 2,170 | Seaside II | $875,000 | $957,100 | 109.4% | 9 |
| Mar 2022 | Ground | 3, 2 | 1,759 | Seaside II | $550,000 | $700,000 | 127.3% | 4 |
Seaside II accounts for six of the ten; Seaside I and Seaside III have two each. Both Seaside I closings were upper-floor homes.
In the last 12 months the MLS recorded one Seaside closing: the March 2026 upper-floor home in Seaside II at $970,000. One sale is a data point, not a median, and it is why this page leads with the 60-month window. The county record for the same period is fuller, and it is set out in the county section below.
Over 24 months the MLS recorded 6 Seaside closings at a $965,000 median, the mean of $960,000 and $970,000, with $5,490,000 in volume. Five of the six were upper-floor homes at $825,000 to $995,000; the one ground-floor home sold for $745,000 in March 2025. The median days on market was 16 and the mean of the six sold-to-list ratios was 98.8%.
The 36-month median ($917,500 on 8) and the 60-month median ($916,050 on 10) sit about $48,000 below the 24-month figure for one reason: they add three ground-floor sales from 2022 to 2024. The neighborhood did not get cheaper; the mix changed. That is why every Seaside price in this guide is read by floor first.
On September 29, 2026 the MLS showed no active Seaside listing. With one MLS closing in 12 months, a months-of-supply figure would mean nothing; the plain fact is that a buyer who wants Seaside specifically is waiting for the next listing, and a seller who lists is not competing with another Seaside home that day. Oak Run had one active at $875,000 on the same date.
This is the most recent Seaside MLS closing, described from the public record by month, price, floor and plan only. An upper-floor carriage home in Seaside II, described in the MLS as three bedrooms plus a den and two baths with 2,170 square feet, closed in March 2026 at $970,000 after 26 days on market, against a final list of $995,000. Three facts stand out. It closed at 97.5% of list, in line with the 24-month median of 99.1%. It sold within the range of the four 2026 upper-floor deeds the county recorded, $950,000 to $1,123,110. And the county recorded two higher Seaside II upper-floor sales in the following six weeks, at $1,075,000 and $1,123,110, neither of which appeared as an MLS closing.
For the buyer, that sale carried costs the price does not show: a one-time club charge at closing of $20,300 for a first-time Pelican Sound owner, or $11,495 for a returning owner, the $299 club estoppel, the association's approval and estoppel fees, and then the $11,495 annual club assessment, about 1.2 percent of that price every year before the association dues, the River Ridge CDD line, tax and insurance (our arithmetic on the club's 2026 schedule). For the seller, Florida's documentary stamp tax on the deed at $0.70 per $100 was $6,790.
At Seaside at Pelican Sound the floor is the biggest single price factor. Over 60 months the six upper-floor MLS closings had a $965,000 median and the four ground-floor closings a $762,500 median, a $202,500 gap, while the median price per square foot was nearly the same on both floors.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
Every Seaside building holds two ground-floor homes and two upper-floor homes. The club's residence guide markets them as lower units of about 1,759 square feet and upper units of about 2,170 square feet, and the MLS uses the same figures. The 2026 county roll records 1,609 heated square feet on 39 of the 40 ground-floor homes (one Seaside II ground-floor home is recorded at 1,646) and 2,170 on all 40 upper-floor homes. The MLS describes the upper plan as three bedrooms plus a den and the ground plan as three bedrooms, with two baths on both.
| Floor | MLS closings, 60 months | Median sold | Range | Median $ per MLS sq ft |
|---|---|---|---|---|
| Upper (about 2,170 sq ft) | 6 (small sample) | $965,000 (mean of $960,000 and $970,000) | $825,000 to $995,000 | $444.70 |
| Ground (about 1,759 sq ft) | 4 (small sample) | $762,500 (mean of $745,000 and $780,000) | $700,000 to $875,000 | $433.49 |
Per-square-foot medians are computed sale by sale on MLS living area.
Our reading is that the upper-floor premium is a size premium, not a view or a stairs discount: buyers paid close to the same per square foot on both floors, and the upper plan is about 411 square feet larger with a den. A ground-floor home's appeal is no stairs and a lower entry price, and the November 2023 ground-floor sale at $875,000, the highest per-square-foot Seaside sale in five years at $497, shows that a well-kept ground-floor home can price near the upper floor.
The county's qualified deeds over the same 60 months tell the same story with more sales: nine upper-floor deeds at a $970,000 median and eight ground-floor deeds at a $722,500 median, the mean of $700,000 and $745,000. These are deed prices, never compared with MLS square-foot figures.
For a seller, the right comparable is the same floor in Seaside, then the same floor in Oak Run and Palmetto Dunes, which share the plans. For a buyer, an upper-floor ask should be read against $825,000 to $1,123,110 in recorded upper-floor deeds since 2022, and a ground-floor ask against $500,000 to $899,000.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Lee County record shows more Seaside at Pelican Sound sales than the MLS does. Since September 29, 2025 the county recorded four qualified Seaside deeds at a $1,022,500 median, all upper-floor homes, against one MLS closing, and over 60 months it recorded 17 qualified deeds against the MLS's 10.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
The county's qualified recorded sales reach back to Seaside's first sales in 1998. County figures are recorded deed prices flagged as qualified arm's-length sales; small counts move medians, so read each year as a description.
| Year | Qualified county sales | Median deed price |
|---|---|---|
| 2026 to date | 4 | $1,022,500 |
| 2025 | 3 | $995,000 |
| 2024 | 4 | $862,000 |
| 2023 | 1 | $875,000 |
| 2022 | 5 | $535,000 |
| 2021 | 5 | $500,000 |
| 2020 | 1 | $449,000 |
| 2019 | 8 | $434,500 |
| 2018 | 5 | $452,000 |
| 2017 | 6 | $437,500 |
| 2016 | 7 | $414,000 |
| 2015 | 8 | $372,500 |
| 2014 | 6 | $367,500 |
| 2013 | 11 | $405,000 |
| 2012 | 6 | $380,500 |
| 2011 | 2 | $368,750 |
| 2010 | 2 | $287,500 |
| 2009 | 2 | $405,000 |
| 1998 (first sales) | 7 | $183,500 |
The file holds 93 qualified Seaside sales in all. No qualified sale is on file for 1999 to 2008 in this extract.
Over the 60 months to September 29, 2026, the county recorded 17 qualified Seaside deeds and the MLS recorded 10 closings. All 10 MLS closings match a deed at the same price. The other seven never appeared as MLS closings: three upper-floor homes in 2026 (a Seaside I home in February at $950,000, and two Seaside II homes in March and April at $1,075,000 and $1,123,110), a Seaside II ground-floor home in May 2024 at $899,000, and three ground-floor homes in 2022 at $500,000, $530,000 and $535,000.
The four qualified 2026 deeds are all upper-floor homes: $950,000 in Seaside I in February, $970,000 and $1,075,000 in Seaside II in March, and $1,123,110 in Seaside II in April. Their median is $1,022,500, the mean of $970,000 and $1,075,000. The $1,123,110 deed is the highest Seaside price in the file. The county also shows a June 2026 deed at $838,000 on a Seaside I ground-floor home that it did not flag as a qualified sale, so we leave it out of every median.
Seaside's recorded median moved from $183,500 among the first 1998 sales to about $370,000 to $450,000 through the 2010s, then to $500,000 in 2021, $862,000 in 2024 and $1,022,500 for the four upper-floor deeds of 2026. From 2021's $500,000 to 2024's $862,000 the yearly median rose about 72 percent in three years. Because 2026's four deeds are all upper-floor homes, the 2026 median overstates the neighborhood as a whole.
The MLS records sales that a listing agent marketed and closed through it; the county records every deed. Sales between neighbors, sales by owners, and sales marketed privately reach the county and not the MLS. When the deed and the MLS disagree on one sale, the deed is the recorded consideration and the MLS is the reported closing price; on every Seaside sale that appears in both, the two agree.
Seaside at Pelican Sound has 80 carriage homes in three associations inside Pelican Sound, and on September 29, 2026 none was for sale. In a neighborhood where the MLS recorded one closing in 12 months while the county recorded four upper-floor deeds from $950,000 to $1,123,110, the seller who prices from the deed record, not the MLS alone, is the one who leaves nothing on the table.
Selling a Seaside carriage home in Pelican Sound? Get a free Seaside at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. Our Seaside at Pelican Sound seller's guide walks through the sale step by step, and the Seaside at Pelican Sound home valuation page shows how we price by plan and floor. You can also read our guide to selling a home in Pelican Sound and see what a Pelican Sound home is worth.
Buying at Seaside at Pelican Sound? Call Marc at (239) 287-5873, start with our Seaside at Pelican Sound buyer's guide or our Pelican Sound buyer's guide, or read how we represent buyers.
Seaside at Pelican Sound began as two Florida not-for-profit associations filed in September 1997 and a third filed in May 1999, organized for WCI Communities, the developer of Pelican Sound. Its three condominiums were recorded with the state from October 1998 to June 2000, and the county roll dates its 20 buildings from 1998 to 2000.
The Florida Division of Corporations lists Seaside at Pelican Sound Condominium Association, Inc. (document N97000005325) as filed on September 18, 1997. Its original articles, on the state's record, were ordered by WCI Communities, Inc., give a principal place of business on Walden Center Drive in Bonita Springs, and state that the association was organized "to act as the governing association of the proposed Seaside at Pelican Sound, a Condominium." They provided for a first board of three directors appointed by the developer, which later boards could expand to five.
Seaside II at Pelican Sound Condominium Association, Inc. (N97000005480) was filed on September 25, 1997. Its articles went to the state in one developer filing package, dated September 24, 1997, with the articles for Edgewater II and III and Hammock Greens II, III and IV. Seaside II's 2022 restated articles describe the corporation as originally incorporated on September 25, 1998; the state register gives 1997, and the state register is the record of filing.
Seaside III at Pelican Sound Condominium Association, Inc. (N99000003166) was filed on May 21, 1999. Its articles give its principal address in care of WCI Communities Limited Partnership on Walden Center Drive in Bonita Springs and describe its purpose as operating "Seaside III at Pelican Sound, a Condominium, located in Lee County, Florida." The state's record shows a reinstatement filing in the early 2000s, and the association has filed an annual report every year since; all three Seaside associations are active today.
The Division of Condominiums register lists three Seaside projects, each approved and recorded: Seaside at Pelican Sound, a Condo, 32 units, recorded October 22, 1998; Seaside II, 32 units, September 10, 1999; and Seaside III, 16 units, June 1, 2000. The 32, 32 and 16 match the county roll building by building and sum to the 80 homes on the club's residence guide. Each Seaside date is also the recording date of an Edgewater condominium on the same road: Edgewater I on October 22, 1998, Edgewater II on September 10, 1999 and Edgewater III on June 1, 2000.
The county roll's legal descriptions cite each declaration by its Lee County Official Records book and page: Seaside at Pelican Sound in Book 3036, Page 1542; Seaside II in Book 3166, Page 1706; and Seaside III in Book 3262, Page 78. A single common-element parcel on the roll covers all three condominiums and cites all three declarations. We have not read the declarations page by page and do not paraphrase their clauses; they are what a buyer's title agent and attorney should read for use, leasing, pet and approval rules.
The county roll dates Seaside's 20 buildings in three waves: three buildings in 1998, thirteen in 1999 and four in 2000, for a median year built of 1999. The 1998 buildings are all in Seaside I, every Seaside II building dates to 1999, and Seaside III's four buildings date to 2000. WCI's 2002 prospectus filed with the Securities and Exchange Commission described Pelican Sound as located on approximately 549 acres and offering 1,299 single- and multi-family residences priced from $118,000 to $515,000. The county's 1998 Seaside sales had a $183,500 median.
Seaside owners are members of two bodies: their own condominium association and Pelican Sound Golf & River Club, Inc., the master association and club. The club opened its golf course in May 1998 from a temporary clubhouse, opened the River Club restaurant in September 1999 and the main clubhouse on New Year's Eve 1999, and passed to a member-elected board in January 2003. Seaside's first buildings were going up in the year the course opened.
Every Seaside at Pelican Sound home belongs to exactly one of three associations: Seaside I (eight buildings, 32 homes, 1998 to 1999), Seaside II (eight buildings, 32 homes, 1999) or Seaside III (four buildings, 16 homes, 2000). The building decides the association, and the association decides the dues, the rules and the manager.
| Seaside I | Seaside II | Seaside III | |
|---|---|---|---|
| State document number | N97000005325 | N97000005480 | N99000003166 |
| Filed with the state | September 18, 1997 | September 25, 1997 | May 21, 1999 |
| Condominium recorded (state register) | October 22, 1998 | September 10, 1999 | June 1, 2000 |
| Declaration (Lee County Official Records) | Book 3036, Page 1542 | Book 3166, Page 1706 | Book 3262, Page 78 |
| Buildings and homes (2026 roll) | 8 buildings, 32 homes | 8 buildings, 32 homes | 4 buildings, 16 homes |
| Built (county roll) | 1998 and 1999 | 1999 | 2000 |
| Manager named by the club, 2026 | Compass Rose | Compass Rose | KPG Accounting |
| Registered agent on the state record | Compass Rose Management | Compass Rose Management | NextGen Community Management (since March 2026) |
| MLS closings, 60 months | 2 (both upper) | 6 (3 upper, 3 ground) | 2 (1 upper, 1 ground) |
| Last articles action on the state record | original 1997 articles | amended and restated, adopted January 17, 2022 | original 1999 articles, reinstatement filing early 2000s |
The club's 2026 Fact Sheet and its membership page send Seaside I and II buyers to Compass Rose and Seaside III buyers to KPG Accounting. The state corporate record agrees on Seaside I and II, but since March 20, 2026 it lists Seaside III's principal address and registered agent in care of NextGen Community Management in Estero. The Division of Condominiums register still lists Seaside I and II in care of Collier Financial, the firm the club says is now Frankly Coastal. A buyer should confirm the current manager with the association before the estoppel request goes out.
Two Seaside homes on the same road can sit in different associations with different budgets, reserves, rules and special assessments. The roll's legal description for each parcel names its condominium, and the title commitment will too. Ask for the budget, the reserve schedule and the rules of the association that matches the address, not of Seaside as a whole.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Seaside at Pelican Sound carriage home is a condominium home in a two-story building of four, two on the ground floor and two above, each with its own two-car garage. The club markets the plans at about 1,759 square feet downstairs and 2,170 upstairs; the county roll records 1,609 and 2,170.
The county roll lists 20 Seaside buildings, each with two ground-floor and two upper-floor homes, for 40 of each across the neighborhood. Seaside I has eight buildings, Seaside II eight and Seaside III four. Every building carries a Pelican Sound Drive address.
The upper plan, about 2,170 square feet, is the larger home in the building, and the MLS describes it as three bedrooms plus a den with two baths. The ground plan, about 1,759 square feet in the club's figure and 1,609 on the county roll, is described as three bedrooms and two baths. The county roll codes all 80 homes as three bedrooms and two baths. The difference between the county and club figures for the ground plan is a difference in what each measures.
The club's guide describes every carriage-home building as two stories with a two-car garage per home, and it lists elevators only for its four-story condominium buildings, so an upper-floor Seaside buyer should expect stairs. Exactly how entries, garages and stairs are arranged in each building is set by the recorded plans, and we describe nothing we have not read.
Seaside, Oak Run and Palmetto Dunes share the club's 1,759 and 2,170 square foot plans. On the county roll Seaside's ground floor reads 1,609 square feet and Oak Run's 1,646, while both upper floors read about 2,170. Seaside is the oldest of the three carriage-home names (1998 to 2000, against 2000 for Oak Run and 2001 for Palmetto Dunes) and the smallest.
Year built is the county's only condition proxy, and a blunt one. A 1998 to 2000 home has a roof, windows, air conditioning, plumbing and electrical systems that are 26 to 28 years old unless replaced. The association carries the roofs and exteriors, so a buyer should ask which have been replaced and when, and read the Village of Estero's permit record for the unit's own interior work.
A Seaside at Pelican Sound home comes with the full Pelican Sound membership through the club's annual assessment: 27 holes of golf, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, six pools and six spas, four dining venues, a members-only boat ramp, outdoor boat storage and a boat shuttle to Lovers Key State Park.
The club's 2026 Fact Sheet describes Pelican Sound as a private, bundled community of 1,299 units with one membership type, "Access to all amenities." Membership is a family membership, it depends on owning a residence, and it ends when the home is sold. A Seaside carriage home therefore carries exactly the same club access as an estate home on Pinehurst.
The course is 27 holes designed by Chip Powell and Mike Hill, played as three nines combined into 18-hole rounds, and it opened in May 1998. Members book tee times 10 days ahead and registered houseguests 2 days ahead. Members pay cart and trail fees on top of the assessment: the 2026 schedule lists $29.35 plus tax for an 18-hole member cart fee, $2,272 plus tax for an annual private cart trail fee and $2,880 plus tax for an annual cart lease. A two-car garage leaves room for a car and a private cart.
The Fact Sheet lists eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, an outdoor fitness park, a dog park, a playground, a half court for basketball and two horseshoe pits, plus six pools, six spas, a kiddie pool and three fire pits. Which pool sits closest to a given Seaside building is shown only on the club's map, so we make no pool-adjacency claim without an address.
Four venues are named on the Fact Sheet: The Vista at the Clubhouse, the Pavilion, the Pelican Pub and the River Club. The club's Q and A states there is currently no food and beverage minimum, and that a 20 percent gratuity and 6.5 percent Florida sales tax are added to food and beverage.
The membership includes a members-only boat launch ramp, outdoor boat storage at $625 a year plus tax, canoe and kayak storage at $155 a year plus tax, complimentary kayaks, canoes and paddle boards, and a shuttle boat from the River Club dock to Lovers Key State Park, a state park on Estero Boulevard with a two-mile beach. Pelican Sound sits on the Estero River, which the state's paddling trail guide follows downstream to Estero Bay.
The assessment does not include the Seaside association's own quarterly dues, cart and trail fees, boat storage, guest fees, lessons, food and beverage, or the River Ridge CDD line on the county tax bill. There is no equity membership to buy and no golf waitlist.
Seaside at Pelican Sound owners pay two sets of dues: the Pelican Sound club's annual assessment of $11,495 for 2026, billed on the November statement, and the quarterly dues of whichever of the three Seaside associations their building belongs to, which none of the three publishes. The River Ridge CDD adds about $1,209 a year on the tax bill.
The 2026 Fact Sheet lists an annual assessment of $11,495 for every owner, effective January 1, 2026. The club's Q and A says it is billed on the November statement and has three parts: amenities, property management and replacement reserves. The property-management part covers cable television and fiber-optic internet for all homes, common-area maintenance and landscaping, security, pool maintenance and utilities.
The club's membership page says all neighborhoods have a quarterly association fee that covers costs specific to that neighborhood, and its Q and A says those dues vary by neighborhood and are billed by the neighborhood association. For Seaside that means three budgets. The club directs buyers to the managers for "quarterly condo fees" and budget information: Compass Rose for Seaside I and II, and KPG Accounting for Seaside III.
In a Florida condominium the association fee usually funds the building insurance, roof and exterior upkeep, building grounds, and reserves for the roof, painting and paving. Seaside's three condominiums share one common-element parcel on the county roll. The current budget for the specific association is the document that states what its fee covers and how it shares any common costs.
Pelican Sound sits inside the River Ridge Community Development District, a Chapter 190 special district that maintains lakes, preserves, stormwater, irrigation supply and street lighting along Pelican Sound Drive from US-41 to the guardhouse. Its fiscal 2026 adopted budget lists a General Fund assessment of $177.21 per unit and a Pelican Sound program assessment of $1,031.71 per unit for 1,299 Pelican Sound units, or $1,208.92 per Seaside home a year on the Lee County tax bill.
At the 60-month MLS median of $916,050, the club assessment alone is about 1.3 percent of the price a year and the CDD line about 0.1 percent. The association's dues sit on top. We do not publish an all-in monthly figure for Seaside because none of the three associations publishes its fee, and the estoppel and current budget are the documents that state it.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Seaside at Pelican Sound buyers pay layered costs: the $11,495 club assessment, the association's quarterly dues, a one-time club charge at closing of $20,300 for a first-time Pelican Sound owner or $11,495 for a returning owner, the club's $299 estoppel, the association's application and estoppel fees, the CDD line, property tax and insurance.
The 2026 Fact Sheet lists the $11,495 annual assessment, a $20,300 initiation fee at closing for first-time owners, an $11,495 resale capital fee at closing for owners who own or previously owned in Pelican Sound, and a $299 estoppel fee at closing. The club's Q and A explains that the per-sale capital amount equals that year's annual assessment and funds the Capital Resale Reserve, which pays for new projects.
Not public. The club's membership page lists, as paid to the neighborhood association by the buyer, the Application for Approval to Purchase fee and the neighborhood estoppel fee. The Seaside association's estoppel is the document that states its current dues, any special assessment and any amount owed on the unit.
The club's own closing-cost list puts the resale capital fee or initiation fee, the club estoppel fee and any unpaid portion of the annual assessment on the buyer, and outstanding club charges on the seller. It adds that prorated assessment and condo fees may be reimbursed to the previous owner. In Lee County the seller customarily pays the owner's title insurance policy and the documentary stamp tax on the deed, at $0.70 per $100 of price; the purchase contract controls.
The River Ridge CDD line of $1,208.92 appears on the county tax bill as a non-ad-valorem assessment. Lee County property tax depends on the assessed value, exemptions and millage, and a buyer's first bill can differ from the seller's when the assessment resets. Insurance for the unit is an HO-6 policy on contents, interior and loss assessment; the association's master policy covers the building.
The 2026 schedule lists optional charges a buyer may choose: cart and trail fees, boat storage at $625 a year, canoe or kayak storage at $155 a year, guest golf fees, lessons and fitness classes. None is required to own a Seaside home.
At a $965,000 upper-floor price, cash at closing beyond the price and any lender costs includes $20,300 for a first-time owner or $11,495 for a returning owner, plus the $299 club estoppel and the association's application and estoppel fees, then $11,495 a year to the club plus the association's dues and $1,208.92 a year on the tax bill. We do not add these into one all-in figure because the association dues are unpublished.
Three recorded declarations of condominium govern Seaside at Pelican Sound, one each for Seaside I, II and III, together with each association's articles, bylaws and rules; the master Declaration for Pelican Sound and the club's rules sit above all three. The recorded instruments are public at the Lee County Clerk, and the articles are on the state's corporate record.
The declarations are recorded in Lee County Official Records Book 3036, Page 1542 (Seaside at Pelican Sound); Book 3166, Page 1706 (Seaside II); and Book 3262, Page 78 (Seaside III). We have not read them page by page and do not paraphrase their clauses. Before an offer, request the declaration for the specific condominium and read the use restrictions, the leasing article, the pet rule and the amendment history.
Seaside I's 1997 articles make every approved owner of a unit a member, and they tie membership transfers to "the transfer procedures set forth in the Declaration of Condominium," with a change of membership established by recording the deed after the association's approval. They set an initial board of three, expandable to five.
Seaside II's members adopted amended and restated articles on January 17, 2022, filed with the state in February 2022. They give the association power to approve or disapprove the transfer, leasing and occupancy of units "as provided in the Bylaws," to make rules on the use, alteration and appearance of units, and to enforce a "Condominium Owners Agreement" alongside the Act, the articles and the bylaws. They require at least three directors, one vote per unit, and a two-thirds vote of those present and voting at a meeting with a quorum to amend the articles.
Seaside III's 1999 articles give the association power to approve or disapprove the transfer of ownership, leasing and occupancy of units "as provided by the Declaration of Condominium," to enter agreements for club memberships and recreational facilities, to assist the Pelican Sound master association in enforcing the community covenants, and to take part in mergers or consolidations with other condominiums in Pelican Sound. After the declaration was recorded, a majority of the voting interests can amend the articles.
The club's membership and real estate pages say an Application for Approval to Purchase must be completed and returned to the neighborhood association before closing, and the 2026 Fact Sheet says all club members must have a certificate of approval from their neighborhood association. All three Seaside associations' articles carry an approval power. For a Seaside buyer the approval is a closing step, and its timing belongs in the contract.
The 2026 Fact Sheet cites the master Declaration's Article XIII, Section 13.13 for leasing and requires that there be no outstanding violations of the Architectural Review Committee Guidelines and Procedures before an owner leases. Exterior changes, from windows and shutters to paint and landscaping, run through the association, the club's architectural review and the Village of Estero's permit process.
The club's Q and A states that a home may only be used as a private single-family residence. That answers whether a Seaside home can host a business with client traffic: the master rule says no, and the Seaside declaration may say more.
Seaside at Pelican Sound is not a 55-plus community. Pelican Sound is all-ages: the club's family membership covers a member's unmarried dependent children aged 24 and under, and no housing-for-older-persons declaration is part of the public record we found for Seaside or the master. We describe the property, not who may live in it.
The 2026 Fact Sheet requires that the person who signs a lease and the primary occupant be at least 25 years of age, and it states plainly that this is not a restriction on the age of occupants. That is a leasing rule, not a 55-plus rule.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older, and communities that do so must meet specific requirements. Pelican Sound does not claim that status, and a buyer of any age can buy in Seaside, subject to the association's approval and rules.
Renting out a Seaside at Pelican Sound carriage home is allowed within the club's rules: a 30-day minimum lease, a lease signer and primary occupant at least 25, association approval, no lessee pets, and an application filed 20 business days ahead. The Seaside declaration for the building can set a longer minimum, so read it first.
The Fact Sheet requires a minimum 30-day lease in compliance with the master Declaration and any neighborhood documents; current club accounts and association dues; approval by the neighborhood association; no animals for lessees other than a bona fide service animal; and the Application to Lease returned 20 business days before the lease starts. The club's Q and A adds that a few associations require a lease of at least 60 days, without naming them.
The 2026 schedule lists $260 for an Application for Approval to Lease, $465 plus tax for a Transfer of Amenities to the lessee, $155 for an annual lease renewal, and change and late fees. During the lease the owner surrenders amenity privileges except dining, and approved lessees get member numbers and photo ID cards.
A stay shorter than 30 days is not a permitted lease under the club's rules, so nightly and weekly rentals are out. Houseguests who stay unaccompanied are a separate category: a member may register them for up to two weeks per registration, six registrations a year in Seaside, at $100 plus tax each, and they may not pay to stay.
Before an offer, a landlord should read the Seaside declaration's leasing article for its minimum term and frequency, ask the association for its application and fee, confirm the club's $260 application and $465 transfer fees, and plan on a tenant without pets.
Pet rules at Seaside at Pelican Sound are set first by the Seaside association's declaration and rules, which are not published, and then by the club's rules, which bar pets for lessees and registered houseguests. Pelican Sound has a dog park, but owner limits on number, size or breed must come from the association in writing.
The Fact Sheet says lessees may not bring an animal to the unit or onto club property unless it is a bona fide service animal, and that registered houseguests are not allowed to bring pets. The club lists a dog park among its amenities.
We cannot state the Seaside associations' pet limits and do not publish a blanket rule. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums regardless of an association's pet policy, per the U.S. Department of Housing and Urban Development.
Ask the manager for the specific Seaside association for its pet rule in writing before you go under contract, and read the pet clause in that condominium's declaration and rules.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the club's residence guide describes every Seaside at Pelican Sound building as two stories. On that description the two mandates do not reach Seaside, but ordinary condominium reserve, insurance and disclosure rules still do.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and later bills, including House Bill 913 in 2025, refined them. Section 553.899 sets the milestone rule and Section 718.112 the reserve study. The Division of Condominiums publishes guidance and a reporting database for both.
A two-story Seaside building sits below the three-story threshold. That is a reading of the statutes against the club's published building description, not a statement about any association's records, and a buyer should ask the specific Seaside association to confirm in writing that neither a milestone inspection nor a structural integrity reserve study applies to its buildings.
Even where the three-story test is not met, Section 718.112 requires a condominium association to budget reserves for roof replacement, building painting, pavement and other capital items unless the unit owners have properly waived or reduced them. Seaside's roofs date to the 1998 to 2000 construction unless replaced, so the reserve schedule in the current budget is the buyer's best view of how ready an association is for its next roof.
The Division of Condominiums register lists all three Seaside projects as approved, with a secondary status of recorded. That is the registration status of the declaration and the annual filing. It is not a finding about the buildings' condition.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the declaration, articles, bylaws, rules, the most recent financial information and related disclosures, and Section 718.116(8) governs the estoppel certificate, its contents and its fee cap. Section 718.113 governs alterations and hurricane protection in condominium units. Buyers should have those documents, and any reserve schedule, before the inspection period ends.
At four points we geocoded along the Pelican Sound Drive address range of Seaside at Pelican Sound, from its first building to its last, the FEMA flood map shows Zone X outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. The same four points fall in Lee County's Evacuation Zone A. Both are map readings, not surveys.
FEMA's National Flood Hazard Layer returns Zone X at all four points: the 0.2 percent annual chance flood hazard at the two northern points and an area of minimal flood hazard at the two southern points. The special flood hazard area flag is false at every point, and Zone X carries no base flood elevation. A box drawn around the four points with a margin of about 200 meters does contain one Zone AE polygon, so a buyer should check the specific building rather than assume the whole road maps the same.
Lee County's evacuation zones are drawn from storm surge, not from the flood insurance map, and the county's own layer places all four Seaside points in Evacuation Zone A, the county's first surge zone. In practice that means Seaside can be ordered to evacuate early in a surge event even though its flood insurance zone is X.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, though any lender or insurer may require or recommend it and any owner can buy it through the National Flood Insurance Program. Citizens Property Insurance has its own flood coverage requirement for its policyholders. The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, worth a 20 percent discount on NFIP premiums in its program.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, and the National Hurricane Center's report places its worst surge on the Lee County coast and islands. Hurricane Milton made landfall near Siesta Key in October 2024, north of Lee County. We hold no Seaside-specific damage record and do not say the neighborhood was undamaged; the association's records and the Village's permit history are where repairs would appear.
The association's master policy covers the building, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111 governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Ask for the master policy summary, the hurricane deductible and the roof age, and ask your agent about a wind mitigation inspection on the state's uniform form, since Section 627.711 requires insurers to offer mitigation discounts.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the time the contract is signed, stating whether the seller knows of flooding that damaged the property during the seller's ownership, has filed a flood claim, including with the National Flood Insurance Program, or has received flood assistance, including from FEMA. A Seaside seller should prepare it with the listing.
Seaside at Pelican Sound is in Lee County's South choice zone, and the public schools the Village of Estero lists for Estero are Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice and proximity, not a fixed boundary, so confirm current options for the address with the district.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road.
Lee County divides its school choice system into East, South and West zones. Families rank schools within the options open to their address, and assignment depends on preference, proximity and seats available. The district's zone pages are the place to confirm current options for a specific Seaside address.
Florida Gulf Coast University, a public university, sits on Estero's northeast side, a short drive from Pelican Sound.
The Village of Estero's Community Development Department issues building permits within the Village, so permit history for a Seaside at Pelican Sound carriage home sits with the Village, and recorded instruments sit with the Lee County Clerk. We have not searched either for a specific unit, and a buyer should before writing an offer.
The Village's permits page directs new construction, remodeling and signage questions to Community Development at 9401 Corkscrew Palms Circle, with a building and zoning permit line at 239.221.5036. Village incorporation at the end of 2014 moved that work from Lee County to the Village.
For a 1998 to 2000 carriage home, the useful permit questions are the air-conditioning system, the water heater, the electrical panel, any window, door or garage door replacement, and any interior remodel. Roofs and exteriors are the association's work and appear in its records. A permit with a final inspection is evidence; an unpermitted change is a question for the seller.
We did not read a permit list for any Seaside address, the three recorded declarations or their amendments, or any association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we request them on every purchase.
Near Seaside at Pelican Sound, the largest public project is the Village of Estero's 62.5-acre Estero RiverPark at the northeast corner of Corkscrew Road and US-41, and Pelican Sound's own zoning was amended in 2022 for pickleball and in 2025 for permanent shuttle-boat moorings. Pelican Sound is built out, so nothing new is being built inside the gate.
The Village's Estero RiverPark page says it bought about 62.5 acres at the northeast corner of Corkscrew Road and US-41 in January 2019, in response to residents' requests, to preserve natural landscapes and add recreation. That puts a public park and preserve, not new housing, near Pelican Sound's front corner.
Village of Estero Ordinance 2022-15, adopted November 2, 2022, amended the Pelican Sound residential planned development to allow recreation uses, including pickleball, in the golf maintenance and storage area, and recites a project of 561.80 acres, of which 172.40 acres are residential and 95.45 acres preserve. A 2025 ordinance made the River Club's two shuttle-boat moorings permanent.
Pelican Sound's Gulf route runs down the Estero River, and a U.S. Army Corps of Engineers public notice seeks authorization to maintenance dredge shoaled reaches of the river along a 4.7-mile template from Estero Bay to the US-41 bridge, about 23 acres, to improve navigability. Channel depth matters to boaters who use the club's ramp.
Daily life at Seaside at Pelican Sound runs through Pelican Sound's staffed gate, the club's accounting office for gate access and leasing, and the Seaside association's manager for anything about the building, its driveways or its grounds. Coconut Point, a 24-hour emergency department, I-75 and the beaches are each a short drive away.
Pelican Sound is gated. The Fact Sheet says members must add guests to their gate guest list and that guests are not admitted otherwise; unaccompanied houseguests must be registered five business days ahead at $100 plus tax per registration, for up to two weeks, six times a year in Seaside.
The club's Q and A sends smart passes, gate access and leasing questions to its accounting office, and common-area landscape, irrigation and pool questions to its assistant general manager. For "your building or its immediate surroundings, including parking lots and irrigation," it sends owners to their association's management company.
The club assessment covers cable television and fiber-optic internet for all homes, per the club's Q and A, so a Seaside owner does not buy a separate basic cable and internet package.
These are approximate off-peak drive times from Pelican Sound that our community research collected and rounded.
| Destination | Approximate drive |
|---|---|
| Coconut Point shopping and dining | about 3 to 5 minutes |
| Lee Health Coconut Point emergency department | about 5 minutes |
| I-75 at Corkscrew Road, Exit 123 | about 10 minutes |
| Miromar Outlets | about 10 to 12 minutes |
| Bonita Beach | about 18 to 20 minutes |
| Florida Gulf Coast University | about 18 to 22 minutes |
| Southwest Florida International Airport | about 17 to 22 minutes |
| Downtown Naples | about 25 to 30 minutes |
Lee Health Coconut Point, at 23450 Via Coconut Point, is the closest emergency department and outpatient campus, with 24-hour emergency medicine, across US-41 from Pelican Sound.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Seaside at Pelican Sound sits near the top of the twelve-name ladder at Pelican Sound: 80 carriage homes built 1998 to 2000, above every coach-home and condominium name and below the fee-simple executive homes, and the least traded of all the condominium names, with one MLS closing in 12 months.
| Neighborhood | Units | Product and regime | Built (county roll) | MLS closings, 12 months | 12-month MLS median (roster) |
|---|---|---|---|---|---|
| Island Sound | 216 | Coach homes (I) and four-story condominiums (II), condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Two- and four-story condominiums | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Carriage homes, condominium | 2001 | 3 | $960,000 |
| Edgewater | 114 | Coach homes, condominium (four associations) | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family, fee simple | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Two- and four-story condominiums | 1998 to 1999 | 2 | $357,000 |
| Oak Run | 96 | Carriage homes, condominium | 2000 | 4 | $812,500 |
| Southern Hills | 84 | Coach homes, condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family estate homes, fee simple | 1998 to 2000 | 0 | none (6 in 60 months) |
| Seaside at Pelican Sound | 80 | Carriage homes, condominium (three associations) | 1998 to 2000 | 1 | $970,000 (one sale) |
| Gleneagles | 69 | Single-family, fee simple | 1998 to 2000 | 1 | one sale |
| Torrey Pines (covered on the Gleneagles page) | 24 | Single-family, fee simple | 2000 | 1 | one sale |
The twelve names hold 1,299 residences, the club's stated total, and their 12-month MLS closings sum to 50. Built years come from the 2026 county roll.
Seaside, Oak Run and Palmetto Dunes are the three carriage-home names, and all three share the club's 1,759 and 2,170 square foot plans with two-car garages. Seaside is the oldest and the smallest, and it trades least often: over 12 months the MLS recorded one Seaside closing against four in Oak Run and three in Palmetto Dunes. Oak Run is its closest match, compared head to head in the next section.
The Edgewater coach homes share Pelican Sound Drive with Seaside, and three Edgewater condominiums were recorded with the state on the same days as Seaside's three. Edgewater is the step down: one-car garages and plans of about 1,551 and 1,669 square feet, with a $585,000 median on 7 MLS closings in 12 months. The Seaside step up buys a second garage bay and roughly 200 to 500 more square feet.
The Masters, Gleneagles and Pinehurst are the fee-simple single-family names, with The Masters at a $1,249,000 12-month median. Seaside's recorded 2026 upper-floor deeds, $950,000 to $1,123,110, now sit within reach of the lower end of that range, for a condominium where the association carries the roof and the exterior.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Seaside at Pelican Sound for the older, smaller carriage-home neighborhood on Pelican Sound Drive, with a $917,500 median on 8 MLS closings over 36 months; choose Oak Run for the same two plans in one 2000 association on Sound Way, at $820,000 on 13 closings. Floor for floor, prices match.
| Factor | Seaside at Pelican Sound | Oak Run |
|---|---|---|
| Residential parcels (2026 roll) | 80 | 96 |
| Buildings | 20 buildings of four | 24 buildings of four |
| Street | Pelican Sound Drive | Sound Way |
| Associations | Three (Seaside I, II and III) | One (N99000005563) |
| Manager named by the club, 2026 | Compass Rose (I and II), KPG Accounting (III) | Frankly Coastal |
| Built (county roll) | 1998 to 2000, median 1999 | 2000 |
| Club plans | About 1,759 lower, 2,170 upper | About 1,759 lower, 2,170 upper |
| Heated area (roll) | 1,609 ground (one at 1,646), 2,170 upper | 1,646 ground, 2,171 upper |
| MLS, 12 months | 1 closing, $970,000 (one sale) | 4 closings, $812,500 median (small sample) |
| MLS, 24 months | 6, $965,000 (small sample) | 8, $817,500 (small sample) |
| MLS, 36 months | 8, $917,500 (small sample) | 13, $820,000 |
| MLS, 60 months | 10, $916,050 | 18, $800,000 |
| Median $ per MLS sq ft, 60 months | $442.92 | $434.91 |
| Median days on market, 60 months | 7.5 | 6 |
| Median sold-to-list, 60 months | 100.0% | 100.0% |
| Upper-floor median, 36 months | $970,000 (n = 5) | $969,000 (n = 7) |
| Ground-floor median, 36 months | $780,000 (n = 3) | $770,000 (n = 6) |
| Active listings, Sep 29, 2026 | None | 1 at $875,000 (ground floor) |
| County qualified sales since Sep 29, 2025 | 4, $1,022,500 median (all upper floor) | 6, $822,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Corporations; Pelican Sound Golf & River Club 2026 Fact Sheet and residence guide. Floor medians are computed from the MLS closing lists, each a small sample. MLS and county figures are never mixed.
Not in price, once you match the floor. Over the same 36 months the upper-floor median was $970,000 at Seaside and $969,000 at Oak Run, and the ground-floor median $780,000 against $770,000. The headline gap, $917,500 against $820,000, comes from mix: five of Seaside's eight 36-month sales were upper-floor homes, against seven of Oak Run's thirteen. A buyer comparing a Seaside home with an Oak Run home should compare floor with floor.
Oak Run trades more: 18 MLS closings in 60 months against Seaside's 10, from 96 homes against 80. For a seller that means Oak Run sales set many of the comparables a Seaside appraisal will lean on. For a buyer it means Oak Run is likelier to have a home for sale on any given day; on September 29, 2026, Oak Run had one and Seaside none.
Oak Run is one condominium with one association and one manager. Seaside is three condominiums with three associations, and the public records name more than one manager for them. For an owner that means Seaside's dues, rules and reserves vary by building group, so a buyer comparing two Seaside homes may be comparing two associations.
Choose Seaside at Pelican Sound if you want a Pelican Sound Drive address, the oldest and smallest carriage-home group, and a recorded 2026 upper-floor price run of $950,000 to $1,123,110 behind your purchase. Choose Oak Run if one association, a 2000 build year across the board and more frequent listings matter more. The club membership, the assessment and the gate are identical in both. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a Seaside at Pelican Sound home in Lee County customarily puts the owner's title insurance policy and the Florida documentary stamp tax on the deed on the seller, at $0.70 per $100 of price, plus brokerage commission, any outstanding club charges and the seller's share of prorations. The purchase contract controls every one of these.
Florida's documentary stamp tax on a deed is $0.70 per $100 of consideration under Section 201.02. On the 60-month upper-floor median of $965,000 that is $6,755; on the ground-floor median of $762,500 it is $5,337.50.
Florida promulgates title insurance premium rates by rule, so the owner's policy premium on a given price is set by the state's schedule rather than negotiated. In Lee County the seller customarily pays for it.
The club's closing-cost list puts outstanding club charges on the seller. The buyer pays the initiation or resale capital fee and the club estoppel. Association estoppel fees are capped by Section 718.116(8), and who pays them is a contract term.
For many owners the sale of a principal residence qualifies for the federal exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, under the rules in IRS Publication 523. A seasonal or rental Seaside home may not qualify; ask a tax adviser.
Seaside at Pelican Sound's strengths are a two-car garage and up to 2,170 square feet with the full Pelican Sound bundle, a Zone X flood reading and a strong 2026 deed record; its weaknesses are thin MLS trading, three associations with unpublished dues, Evacuation Zone A and 1998 to 2000 roofs to verify.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Seaside at Pelican Sound listing agent, or thinking, 'I need someone to sell my Seaside at Pelican Sound home...' you are selling a two-car-garage carriage home that had no competing listing on September 29, 2026, in a neighborhood where most recent sales never reached the MLS.
In the last 12 months we tracked every recorded Seaside at Pelican Sound deed alongside the one MLS closing, and every one of the 10 MLS closings since March 2022. As the leaders of Domain Realty Group, we price a Seaside home from its own floor, its own association and the full deed record, not from a community-wide average.
Honors and recognition:
Start with a free Seaside at Pelican Sound home valuation. Jesse follows up with the Seaside, Oak Run and Palmetto Dunes sales that fit your home: the same floor, the same plan, adjusted for condition, updates and association.
(239) 898-6072, text or call. Confidential conversations welcome. Ask Jesse for our Seaside at Pelican Sound seller's guide, which walks through the sale step by step.
For a home priced to the record, yes: no other Seaside home was for sale on September 29, 2026, and the county recorded four upper-floor sales from $950,000 to $1,123,110 in 2026. The MLS shows only one of them, so the opening price should rest on the deeds.
Against Seaside's own sales on the same floor, then Oak Run and Palmetto Dunes on the same floor. Recorded upper-floor deeds since 2022 run from $825,000 to $1,123,110; ground-floor deeds from $500,000 to $899,000.
The 60-month median is 7.5 days on market, with a range of 4 to 118 days. Six of the 10 MLS closings had 9 or fewer days on market; the two slowest, at 83 and 118 days, sold below their final list price.
Your buyer does. The club's pages say an Application for Approval to Purchase must be returned to the neighborhood association before closing, and the Seaside associations' articles give each association power to approve transfers as its documents provide.
Generally yes, subject to the lease. Leases there run at least 30 days and were approved by the association, so the buyer takes the lease and the closing should match its end. Confirm the club's amenity transfer for the tenant.
Seven of the 17 recorded Seaside sales in the last 60 months never appeared as MLS closings, so private sales happen here. A private sale can work, but it skips the open marketing that tests the highest price; read the recorded 2026 deeds before you accept a private number.
Seaside 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 Seaside MLS closing, the county deed record and all three association files for this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Seaside at Pelican Sound guide: Jesse McGreevy leads on listings and pricing, and Marc Comisar leads on buyer representation.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Seaside 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 Seaside-specific testimonial we do not have.
★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Verified Google review
★★★★★ “Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!” Verified Google review
★★★★★ “Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them.” Verified Google review
★★★★★ “Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time.” Verified Google review
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions buyers ask most about Seaside at Pelican Sound carriage homes for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Seaside at Pelican Sound. For a home-specific answer, call Marc at (239) 287-5873.
Seaside at Pelican Sound is a neighborhood of 80 condominium carriage homes in 20 two-story buildings inside Pelican Sound, a gated, bundled golf and river community of 1,299 residences in Estero, Florida. It was built from 1998 to 2000 and is governed by three condominium associations, Seaside I, II and III.
No. Seaside at Pelican Sound is in the Pelican Sound community in Estero, Lee County, ZIP 33928. Seaside at Tidewater is a different Estero community, and its developer entities are separate filings on the state register.
Every Seaside address is on Pelican Sound Drive inside the Pelican Sound gate, west of US-41 on the Estero River. The Edgewater coach homes share the same road.
80, on the 2026 Lee County roll: 32 in Seaside I, 32 in Seaside II and 16 in Seaside III. The state condominium register and the club's residence guide give the same totals.
The club markets two plans: about 1,759 square feet on the ground floor and about 2,170 upstairs. The county roll records 1,609 heated square feet for 39 of the 40 ground-floor homes and 2,170 for all 40 upper-floor homes.
The MLS describes the upper plan as three bedrooms plus a den and the ground plan as three bedrooms, both with two baths. The county roll codes all 80 as three bedrooms and two baths.
Yes. The club's residence guide describes every carriage-home building as two stories with a two-car garage per home.
The club's guide lists elevators only for its four-story condominium buildings, so an upper-floor Seaside buyer should expect stairs. Confirm the arrangement for the specific building.
Between 1998 and 2000, per the county roll: three buildings in 1998, thirteen in 1999 and four in 2000. The three condominiums were recorded with the state on October 22, 1998, September 10, 1999 and June 1, 2000.
On September 29, 2026 the Southwest Florida MLS showed no Seaside listing. Call Marc at (239) 287-5873 for the live list and for the Oak Run and Palmetto Dunes homes that share the plans.
In the 60 months to September 29, 2026, the MLS recorded 10 closings from $700,000 to $995,000 at a $916,050 median. The county recorded four upper-floor deeds in 2026 from $950,000 to $1,123,110.
Yes, because they are larger. Over 60 months upper-floor homes closed at a $965,000 median (n = 6) and ground-floor homes at $762,500 (n = 4), while the per-square-foot medians were close: $444.70 and $433.49.
The 60-month median is $442.92 per square foot of MLS living area. County and MLS square-foot figures measure different things, so we never compare them.
The deed record says yes for upper-floor homes: the four 2026 qualified deeds had a $1,022,500 median, against $995,000 for 2025's three sales and $862,000 for 2024's four. All four 2026 deeds are upper-floor homes, so read the rise as an upper-floor fact.
The 60-month median is 7.5 days on market, with a range of 4 to 118 days across 10 MLS closings. The one closing in the last 12 months took 26 days.
Two sets. The Pelican Sound club assessment is $11,495 for 2026, and the Seaside association for your building bills its own quarterly dues, which are not published. The River Ridge CDD adds $1,208.92 a year on the tax bill.
Golf, racquet, fitness, pools, the marina and shuttle, plus property management items including cable television and fiber internet for all homes, security and common-area landscaping, and replacement reserves, per the club's Q and A.
A $20,300 initiation fee if you have never owned in Pelican Sound, or an $11,495 resale capital fee if you have; the club's $299 estoppel fee; the Seaside association's application and estoppel fees; and your usual lender and title costs.
Yes. Pelican Sound is in the River Ridge Community Development District, whose fiscal 2026 budget sets $177.21 plus $1,031.71 per Pelican Sound unit, $1,208.92 a year.
Membership comes with ownership. The club's Fact Sheet describes a family membership that depends on owning a residence and ends when the home is sold, with access to all amenities and no separate golf tier.
No. Pelican Sound is all-ages, and the club's family membership covers dependent children 24 and under. Lessees must be 25 or older, which the club states is not an occupancy age restriction.
Yes, within the rules: at least 30 days, a lease signer and primary occupant 25 or older, association approval, no lessee pets, and an application 20 business days ahead. The Seaside declaration for the building may set a longer minimum.
No. The club's 30-day minimum rules out nightly and weekly rentals.
Owner pet limits come from the Seaside association's declaration and rules, which are not published. The club bars pets for lessees and registered houseguests and has a dog park. Get the association's rule in writing before you offer.
At four points along the Seaside address range, FEMA maps Zone X, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. Check the specific address before you buy.
Yes. Lee County's evacuation layer places the Seaside address range in Evacuation Zone A, the county's first surge zone, even though the flood map is Zone X.
A lender does not require it on a Zone X map reading alone, though a lender or insurer may, and any owner can buy it. The Village of Estero's Class 6 CRS rating gives a 20 percent NFIP discount in its program.
The mandates apply to buildings of three or more habitable stories, and the club describes Seaside's buildings as two stories. Ask the association to confirm in writing; ordinary reserve rules under Section 718.112 still apply.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone, so confirm current options with the district.
Same plans, near-identical prices floor for floor: over 36 months the upper-floor median was $970,000 at Seaside and $969,000 at Oak Run. Oak Run is one 2000 association with more frequent sales; Seaside is three associations built 1998 to 2000.
The club names Compass Rose for Seaside I and II and KPG Accounting for Seaside III. The state's corporate record shows Seaside III in care of NextGen Community Management since March 2026, so confirm the current manager before you write an offer.
Which association the building is in; that association's estoppel, declaration, rules, budget and reserve schedule; the roof age; the pet and lease rules; the purchase approval timeline; and whether you owe the $20,300 initiation or the $11,495 resale capital fee.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We pull the closings by floor, the deed record, the association files and the club fee schedule before you offer.
Call Marc at (239) 287-5873. Pelican Sound is gated and guests must be on a member's gate list, so showings go through the listing agent. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Seaside, Oak Run and Palmetto Dunes in one visit.
These are the questions sellers ask most about selling a Seaside at Pelican Sound carriage home in Estero, answered from the recorded sales and the public record. Each answer names Seaside at Pelican Sound. For a number on your home, use the free home valuation or call Jesse at (239) 898-6072.
Start from your floor: over 60 months upper-floor homes closed in the MLS at a $965,000 median (n = 6) and ground-floor homes at $762,500 (n = 4), and the 2026 upper-floor deeds ran from $950,000 to $1,123,110. Adjust for condition and updates. For a number on your home, use the free home valuation.
In 2026 the county recorded four qualified upper-floor deeds: $950,000, $970,000, $1,075,000 and $1,123,110. Only the $970,000 sale appeared as an MLS closing. The last ground-floor MLS closing was $745,000 in March 2025.
Because many Seaside sales never pass through it. Over 60 months the county recorded 17 qualified Seaside deeds and the MLS 10 closings; every MLS closing matches a deed, and seven deeds have no MLS closing.
Not reliably. With one MLS closing in 12 months, two floor plans and three associations, an automated estimate has almost nothing to work from, and it cannot see the floor or the deeds recorded without an MLS closing.
Yes, about $202,500 at the 60-month median, $965,000 against $762,500, on small samples. The per-square-foot medians are close, so the premium tracks the larger plan.
The county's highest recorded qualified Seaside sale is $1,123,110, an upper-floor home in Seaside II in April 2026. The highest MLS closing in five years is $995,000, reached twice in 2025.
The 60-month median is 7.5 days on market. The four slowest MLS closings took 26, 45, 83 and 118 days; the two slowest sold at 97.1% and 92.9% of their final list price.
Two of the 10 MLS closings in five years did, both in 2022. Since 2023 every Seaside MLS closing has sold at or below its final list price, at a 24-month median of 99.1% of list.
From the same-floor Seaside deeds and MLS closings first, then Oak Run and Palmetto Dunes on the same floor, adjusted for condition. Pricing from the MLS alone would miss three 2026 upper-floor deeds above $950,000.
For pricing, the record shows no clear gap: the sales follow the floor more than the association. For the sale itself it matters, because your association runs the purchase approval and issues the estoppel, and the three use different managers.
Your own association, through its manager. The club names Compass Rose for Seaside I and II and KPG Accounting for Seaside III; the state record shows Seaside III in care of NextGen Community Management since March 2026. The club issues a separate $299 estoppel.
Yes. The club requires an Application for Approval to Purchase to the neighborhood association before closing, and a certificate of approval for membership. All three Seaside associations' articles carry an approval power.
A $20,300 initiation fee for a first-time Pelican Sound owner or an $11,495 resale capital fee for a returning owner, plus the $299 club estoppel. Those charges are part of what your buyer budgets for.
In Lee County the seller customarily pays the owner's title policy and the documentary stamp tax at $0.70 per $100, $6,790 on a $970,000 sale, plus commission, outstanding club charges and prorations. The contract controls.
The club's closing-cost list puts outstanding club charges on the seller, and the annual assessment and condo fees are prorated at closing. Your membership ends when the home sells.
No Seaside home was for sale on September 29, 2026, and 2026 deeds set a new high. For a seller pricing to the deed record, the timing is favorable; the risk is pricing from an MLS that shows only one 2026 sale.
None from Seaside itself on September 29, 2026. Your real competition is Oak Run and Palmetto Dunes, which share the plans; Oak Run had one ground-floor home listed at $875,000 that day.
Condition is one of the few levers in a two-plan neighborhood. The November 2023 ground-floor sale at $875,000 ($497 per square foot) shows what a buyer will pay for the right ground-floor home. Ask Jesse which updates the recent buyers paid for.
The MLS sales show a wide range on each floor, $825,000 to $995,000 upstairs and $700,000 to $875,000 downstairs over 60 months, and condition is a large part of that spread. A permit record for the work helps the buyer trust it.
Yes. The buildings date to 1998 to 2000, and buyers ask for the roof age, the reserve schedule and any special assessment. Ask your association for those documents before you list.
Seaside's address range maps Zone X at four test points, which helps. Florida requires a seller flood disclosure at or before contract under Section 689.302, so prepare it with the listing, and know that the area is in Evacuation Zone A.
Generally yes, subject to the lease. The buyer takes an approved lease of at least 30 days, and the club's amenity transfer to the tenant must be handled. Line the closing up with the lease end where you can.
Yes. Seasonal buyers often ask for furnished homes. List the furnishings in the contract, and know that the deed price the county records may include them.
Lead with the facts a carriage-home buyer weighs: the two-car garage, the floor and plan, the association and its dues, the Zone X reading, and the full Pelican Sound bundle. We add cinematic video, drone and professional photography and a qualified-buyer database.
Yes. A private, off-market sale is common here; seven recorded Seaside sales in five years never appeared as MLS closings. We can market discreetly to qualified buyers while testing the price before going public.
Yes. Section 718.503 requires a resale seller to give the buyer the declaration, articles, bylaws, rules and financial information, so request them from your association when you list, not when the contract arrives.
The association approval, the estoppels and the buyer's financing set the pace. Start the approval application the day the contract is signed, and order the estoppels early, since the association has a statutory window to respond.
It ends. The Fact Sheet says membership privileges terminate on the sale or transfer of title, and the buyer starts a new membership after the association's approval and closing.
The documentary stamp tax applies to every deed. For federal income tax, a principal residence may qualify for the exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, under IRS Publication 523; ask a tax adviser.
Floor for floor, prices are nearly the same: over 36 months, $970,000 against $969,000 upstairs and $780,000 against $770,000 downstairs. Oak Run trades more often, so Oak Run sales often set the comparables a Seaside appraisal uses.
The upper plan's den and 2,170 square feet, the two-car garage, a Pelican Sound Drive address, and a price backed by the 2026 deeds. Few listings in the community combine that space with condominium upkeep.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price Seaside from the MLS and the deed record together, floor by floor and association by association.
Request a free home valuation or call Jesse at (239) 898-6072, text or call. We start with your floor, your association and the recorded sales, then build the plan around your timing.
Every fact on this Seaside at Pelican Sound guide traces to a primary record below: the Pelican Sound club's own documents, the State of Florida's corporate and condominium registers, Florida statutes and rules, Lee County and Village of Estero records, FEMA and federal sources, and our own MLS and county data pulls. No realtor or listing-portal site is cited.
Seaside at Pelican Sound's key public documents are published by the Pelican Sound club, the State of Florida, the Village of Estero, the River Ridge CDD and federal agencies; the table links each to its issuing authority. The three recorded declarations are at the Lee County Clerk by book and page, and the association budgets come from each manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, amenities, managers, leasing and guest rules) | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer (carriage-home sizes and unit counts) | Pelican Sound Golf & River Club | 2022 | Residence flyer, PDF |
| Community map | Pelican Sound Golf & River Club | 2023 | Community map, PDF |
| Seaside I Articles of Incorporation | Florida Division of Corporations | filed September 18, 1997 | Articles, PDF |
| Seaside II Amended and Restated Articles | Florida Division of Corporations | adopted January 17, 2022 | Restated articles, PDF |
| Seaside III Articles of Incorporation | Florida Division of Corporations | filed May 21, 1999 | Articles, PDF |
| Public condominium extract (all three Seaside condominiums) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | November 2, 2022 | Ordinance, PDF |
| Fiscal 2026 adopted budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Seaside at Pelican Sound. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
