Southern Hills at Pelican Sound is a coach-home condominium inside the Pelican Sound club in Estero: 84 garage-and-den homes built 2001, bundled golf and boating, Zone X, and every recent closing listed by floor. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Southern Hills at Pelican Sound is a coach-home neighborhood inside the master-planned community of Pelican Sound in Estero, Florida. It is one condominium of 84 residences in 14 two-story buildings, all built in 2001, on Southern Hills Drive and Southern Hills Court just inside the main gate of Pelican Sound Golf & River Club, where 27 holes, a members-only boat ramp on the Estero River and six pools come bundled with every home. Over the 36 months to September 29, 2026, 14 Southern Hills coach homes closed in the Southwest Florida MLS at a $567,500 median. 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 search engines blur it. This page covers Southern Hills at Pelican Sound Condominium Association, Inc. in Estero, Lee County, Florida. It is not Southern Hills Country Club, the Tulsa, Oklahoma golf club whose name the neighborhood borrows, the way Pelican Sound named many of its neighborhoods for famous courses. It is not Southern Hills Plantation, the golf community near Brooksville in Hernando County, and it is not the Villas at Southern Hills condominium in Spring Hill, also in Hernando County, which the state condominium register lists at five units.
If you own here and are weighing a sale, start with the market snapshot and the seller section, then call Jesse. If you are buying, the sections below show what a Southern Hills coach home costs to buy and to carry, which records are public, and which ones you must ask the association for 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 Southern Hills at Pelican Sound because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a neighborhood read built from every recent MLS closing, the county roll and the state's condominium register.
If you're searching for the best realtor for Southern Hills at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Southern Hills 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 Southern Hills coach home from its own recent sales, floor by floor, and we do that below in the open.
Recent Southern Hills at Pelican Sound market (last 12 months): In the last 12 months Southern Hills at Pelican Sound has seen 6 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $537,500 (n = 6, even, the mean of the middle pair $535,000 and $540,000; small sample), a range of $520,000 to $660,000, $3,380,000 in total volume, a median of 35 days on market and a median sold-to-list ratio of 95.9%. The highest-priced resale in that window was $660,000 for a two-bedroom-plus-den, second-floor coach home in December 2025 that sold after 4 days on market. The county's recorded-sales file, which runs to July 29, 2026, shows 7 qualified Southern Hills sales since September 29, 2025 at a $540,000 median.
In the last 12 months we tracked every one of the 6 Southern Hills closings in the Southwest Florida MLS, and we tracked all 18 closings the MLS has recorded here since November 2021, each matched where possible to its recorded deed. Each one is listed in the market snapshot below, by month, price, layout and floor area only.
For Southern Hills at Pelican Sound sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a two-floor product, the marketing has to make the floor plain: second-floor homes have closed well above first-floor homes, and a buyer who wants no stairs is a different buyer from one who wants the upper plan. The paperwork has to be ready early too: the neighborhood association's approval to purchase, the club's estoppel and the buyer's one-time club fee at closing.
For Southern Hills at Pelican Sound buyers: the first question is the floor, because the county splits the 84 residences evenly, 42 first-floor and 42 second-floor, and recorded prices split along that line. The second is the carry: the club's $11,495 annual assessment and the River Ridge district's $1,208.92 line are public, while the neighborhood's own quarterly dues are not. The third is the paperwork the association keeps for owners.
Honors and recognition:
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Southern Hills at Pelican Sound means a two-bedroom-plus-den coach home with an attached one-car garage, in a two-story building the association maintains, a short walk from the main gate of a bundled club where golf, racquet sports, boating, fitness and six pools come with ownership, with no equity deposit to buy.
Southern Hills at Pelican Sound is one of twelve marketed neighborhood names inside Pelican Sound, a gated community of 1,299 residences in Estero, and it is a single condominium: one recorded declaration, one association and 84 residential parcels on the 2026 Lee County tax roll, every one coded as condominium use. The state's condominium register lists the project at 84 units with a declaration recorded March 19, 2001, and the county roll matches it unit for unit. The club markets the product as a coach home: two-story buildings, a one-car garage per home, lower units of about 1,551 square feet and upper units of about 1,669 square feet.
Pelican Sound is twelve marketed names and 22 associations under one master association, not 22 neighborhoods. Southern Hills is one of the simple cases, a single association for the whole neighborhood, where Edgewater across Pelican Sound Drive is four associations and Island Sound is two. Every Southern Hills owner belongs to two bodies: the Southern Hills association, which runs the buildings, and Pelican Sound Golf & River Club, Inc., which is both the master association and the club.
On the club's 2023 community map, Southern Hills sits at the east edge of Pelican Sound, immediately south of the Main Gatehouse on Pelican Sound Drive, with a lake on its west side, The Masters beyond that lake, and Edgewater III and IV across Pelican Sound Drive to the north. That makes it one of the first neighborhoods a resident reaches after the main gate, and one of the farthest from the River Club on the Estero River at the community's northwest corner.
The public record supports three uses of the property: a seasonal lock-and-leave home in a community where the club says about 450 of 1,299 homes are year-round residences, a full-time home with a garage and a den at a price below the carriage homes, and a lease, since the club allows leases of 30 days or more through its approval process. We read these from the product, the fees and the rules, and we describe the property, not the people who own or rent it.
The golf clubhouse at 4569 Pelican Sound Boulevard is the club's address, and its 27 holes play as three nines named Sound, River and Lakes. Members book tee times 10 days ahead. The racquet center runs eight Hydro-Grid tennis courts, 14 pickleball courts and five bocce courts, and the fitness center, four dining venues, a dog park and a boat shuttle to Lovers Key State Park round out the day. All of it is shared by every one of the 1,299 homes.
Five things buyers sometimes assume. No private pool per home: these are condominium coach homes, and the club's six pools are shared. No second garage bay: the club describes one car garage per home, which is the line between a coach home and the two-car carriage homes of Palmetto Dunes or Oak Run. No new construction: the roll dates every residence to 2001, so every sale is a resale. No published neighborhood fee: the club publishes its own assessment, and the neighborhood's quarterly dues come from its manager. No 55-plus restriction: Pelican Sound is not age-restricted.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound coach homes closed 14 times in the Southwest Florida MLS in the 36 months to September 29, 2026, at a $567,500 median and 27.5 median days on market, the first window that reaches 10 closings. In the last 12 months, 6 closed at a $537,500 median, a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even. No Southern Hills closing in the 60-month window was entered after the sale, so every closing below was marketed through the MLS. Sold-to-list means sold price over final list price, taken sale by sale.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 6 (small sample) | $537,500 (mean of $535,000 and $540,000) | $341.83 | 35 | 95.9% |
| 24 months | 9 (small sample) | $545,000 | $345.16 | 27 | 96.0% |
| 36 months, first window with 10+ | 14 | $567,500 (mean of $555,000 and $580,000) | $349.77 | 27.5 | 96.5% |
| 60 months | 18 | $555,000 (both middle sales at $555,000) | $353.84 | 21.5 | 96.7% |
The 36-month window totals $8,102,000 in volume, with prices from $520,000 to $692,000, days on market from 4 to 190 (mean 43.6) and a mean of the per-sale sold-to-list ratios of 96.6%. All 14 sold below their final list price. Across the full 60 months, two closings sold above list: a second-floor home in May 2023 at $692,255 against a $649,900 list, and one in November 2021 at $470,000 against a $435,000 list.
Eighteen closings in five years is a small market, so it is read sale by sale. Here is each one, by month, layout, MLS living area and price only. The MLS records every Southern Hills home as two bedrooms plus a den, with two baths.
| Closed | Layout | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| May 2026 | 2 + den, 2 baths | 1,550 | $550,000 | $520,000 | 94.5% | 22 |
| May 2026 | 2 + den, 2 baths | 1,550 | $559,000 | $535,000 | 95.7% | 27 |
| Apr 2026 | 2 + den, 2 baths | 1,551 | $560,000 | $540,000 | 96.4% | 61 |
| Mar 2026 | 2 + den, 2 baths | 1,551 | $549,000 | $525,000 | 95.6% | 64 |
| Jan 2026 | 2 + den, 2 baths | 1,790 | $624,900 | $600,000 | 96.0% | 43 |
| Dec 2025 | 2 + den, 2 baths | 1,669 | $669,000 | $660,000 | 98.7% | 4 |
| Jun 2025 | 2 + den, 2 baths | 1,670 | $570,000 | $555,000 | 97.4% | 89 |
| Apr 2025 | 2 + den, 2 baths | 1,670 | $699,000 | $692,000 | 99.0% | 6 |
| Feb 2025 | 2 + den, 2 baths | 1,551 | $570,000 | $545,000 | 95.6% | 5 |
| Jun 2024 | 2 + den, 2 baths | 1,670 | $624,900 | $595,000 | 95.2% | 28 |
| May 2024 | 2 + den, 2 baths | 1,670 | $575,000 | $555,000 | 96.5% | 33 |
| May 2024 | 2 + den, 2 baths | 1,551 | $615,000 | $605,000 | 98.4% | 17 |
| Feb 2024 | 2 + den, 2 baths | 1,670 | $615,000 | $595,000 | 96.7% | 190 |
| Dec 2023 | 2 + den, 2 baths | 1,550 | $599,999 | $580,000 | 96.7% | 21 |
| May 2023 | 2 + den, 2 baths | 1,670 | $649,900 | $692,255 | 106.5% | 7 |
| Apr 2023 | 2 + den, 2 baths | 1,406 | $535,000 | $525,000 | 98.1% | 17 |
| Aug 2022 | 2 + den, 2 baths | 1,406 | $549,000 | $535,000 | 97.4% | 4 |
| Nov 2021 | 2 + den, 2 baths | 1,670 | $435,000 | $470,000 | 108.0% | 0 |
One record disagrees with its deed. The February 2025 closing shows $545,000 in the MLS (pulled September 29, 2026), while the county's recorded deed for that sale shows $542,700. The county records the deed consideration and the MLS records the reported closing price, so the county figure, $542,700, is the one this page uses wherever it quotes the county record.
In the last 12 months we tracked 6 closings, from $520,000 to $660,000. Four were first-floor homes of about 1,550 MLS square feet, at $520,000, $525,000, $535,000 and $540,000, all in March to May 2026. Two were second-floor homes, at $600,000 in January 2026 and $660,000 in December 2025. Volume was $3,380,000. Six is a small sample, so the $537,500 median describes six sales, not a forecast, and four of the six being first-floor homes pulls it down.
The 36-month median ($567,500, n = 14) sits $30,000 above the 12-month figure because the older sales in that window include more second-floor homes and the 2024 to 2025 run at $595,000 to $692,000. The 60-month median ($555,000, n = 18) sits between the two because it adds a $470,000 sale from November 2021 and two first-floor sales from 2022 and 2023 at $535,000 and $525,000. Read the 36-month window as the base, and the 12-month window as the current, first-floor-heavy tape.
Every Southern Hills building holds six homes, three on each floor, and the county roll records the two floors separately: 42 residences at 1,406 heated square feet and 42 at 1,535, which line up with the club's lower and upper units of about 1,551 and 1,669 square feet under air. Matching the county's recorded sales to the roll's floor, the 24 months to July 29, 2026 show six first-floor sales at a $537,500 median (the mean of $535,000 and $540,000) and six second-floor sales at a $630,000 median (the mean of $600,000 and $660,000), a gap of $92,500 on county records. Both are small samples.
The MLS living-area field points the same way but less cleanly, because agents enter it. Over 36 months, the seven closings listed at about 1,550 square feet had a $540,000 median and the seven listed at 1,669 to 1,790 square feet had a $595,000 median. One June 2025 closing the MLS lists at 1,670 square feet is recorded by the county against a first-floor parcel, so we price by the county's floor, not by the MLS area alone.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (November) | 1 | $470,000 | one sale | 0 | 108.0% |
| 2022 | 1 | $535,000 | one sale | 4 | 97.4% |
| 2023 | 3 | $580,000 | $525,000 to $692,255 | 17 | 98.1% |
| 2024 | 4 | $595,000 (both middle sales at $595,000) | $555,000 to $605,000 | 30.5 | 96.6% |
| 2025 | 4 | $607,500 (mean of $555,000 and $660,000) | $545,000 to $692,000 | 5.5 | 98.0% |
| 2026 to September 29 | 5 | $535,000 | $520,000 to $600,000 | 43 | 95.7% |
The pattern is a step up from 2021 into 2023, a plateau at about $595,000 to $607,500 through 2024 and 2025, and a softer 2026, when four first-floor homes closed between $520,000 and $540,000 and days on market rose to a 43-day median. Sold-to-list ratios tell the same story: above list in 2021, about 98% in 2023 and 2025, and 95.7% in 2026.
On September 29, 2026 the MLS showed one Southern Hills active: a two-bedroom-plus-den, two-bath home listed at 1,670 square feet, the size the MLS uses for second-floor homes, at $649,900 with 5 days on market. That ask sits between the two most recent second-floor MLS closings, $600,000 in January 2026 and $660,000 in December 2025, and above the county's $630,000 second-floor median. One active against 6 closings a year is about 2.0 months of supply at the 12-month pace, which says few homes come to market at once.
The county's qualified recorded sales cover more years than the MLS, back to 2009. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales; they are never compared with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 5 | $535,000 |
| 2025 | 6 | $572,500 |
| 2024 | 5 | $595,000 |
| 2023 | 2 | $636,128 |
| 2022 | 5 | $495,000 |
| 2021 | 7 | $425,000 |
| 2020 | 10 | $332,500 |
| 2019 | 9 | $300,000 |
| 2018 | 9 | $315,000 |
| 2017 | 8 | $309,000 |
| 2016 | 4 | $328,000 |
| 2015 | 7 | $292,500 |
| 2014 | 7 | $257,000 |
| 2013 | 8 | $252,000 |
| 2012 | 1 | $250,000 |
| 2011 | 4 | $240,000 |
| 2010 | 6 | $270,000 |
| 2009 | 2 | $249,500 |
The county file holds 105 qualified Southern Hills sales across those years. Since September 29, 2025 it shows 7 qualified sales at a median of $540,000. From a $332,500 median in 2020 to $572,500 in 2025 is a 72 percent rise; from $572,500 to $535,000 in 2026 is a 7 percent dip on five sales, four of them first-floor homes. Small counts move medians, so we describe the direction, not a precise rate. The county also carries qualified second-floor sales the MLS pull does not, at $675,000 in October 2024, $590,000 in April 2025 and $550,000 in December 2025.
This is a public-record sale handled by other brokerages, and it is the most recent Southern Hills closing. A two-bedroom-plus-den, two-bath first-floor home of about 1,550 MLS square feet closed in May 2026 at $520,000 after 22 days on market, against a final list of $550,000. Three facts stand out. It is the lowest Southern Hills price in the 36-month MLS record. It closed at 94.5% of list, below the 95.9% 12-month median. And it closed within $20,000 of three other first-floor sales that spring, at $525,000, $535,000 and $540,000, which is as tight a cluster as a small neighborhood produces.
For the buyer, that sale carried costs the price does not show: the club's one-time initiation fee of $20,300 for a first-time Pelican Sound owner (or the $11,495 resale capital fee for a returning owner) and its $299 estoppel fee at closing, then $11,495 a year to the club, $1,208.92 a year to the River Ridge district on the tax bill, and the neighborhood's own quarterly dues. The club assessment alone is about 2.2 percent of that $520,000 price every year (our arithmetic on the club's 2026 Fact Sheet).
Southern Hills at Pelican Sound began as a Florida not-for-profit corporation filed on April 17, 2000, followed by a condominium declaration the state register records as March 19, 2001, and the Lee County roll dates all 84 residences to 2001. WCI Communities developed Pelican Sound, and Southern Hills was among its last condominium phases.
The Florida Division of Corporations lists Southern Hills at Pelican Sound Condominium Association, Inc. as an active Florida not-for-profit corporation, document number N00000002680, filed April 17, 2000. Its principal address is Pelican Sound Drive in Estero. Its mailing address and registered agent have been Frankly Coastal Financial Services LLC in Naples since April 29, 2023, and it has filed an annual report every year from 2001 through the latest, on April 7, 2026. The state record shows no amendment events on the corporation itself.
The state's Division of Condominiums register lists Southern Hills at Pelican Sound, a Condominium, as approved and recorded, with 84 units, an address of Southern Hills Drive and Court, and a recording date of March 19, 2001. The county roll's legal description cites the declaration at Lee County Official Records Book 3378, Page 2789, as amended at Book 3431, Page 4811. The register records Palmetto Dunes on the same date, so the two neighborhoods' declarations were recorded the same day. The recorded declaration and its amendment are the documents that settle boundaries, unit lines, use restrictions and the leasing and pet rules, and we have not read them page by page.
The county roll's year-built field reads 2001 on all 84 residences. That makes Southern Hills one of the younger neighborhoods in Pelican Sound: the roll dates Edgewater to 1998 through 2000, Palmetto Dunes to 2001, and Island Sound to 2001 through 2002, the last condominium built. A single build year across 14 buildings also means the roofs, windows and mechanical systems started the same clock, which matters when the association plans reserves.
Pelican Sound was developed by WCI Communities, whose 2001 registration statement with the U.S. Securities and Exchange Commission names the community among its developments. The club's own history dates the golf course opening to May 1998, the main clubhouse to New Year's Eve 1999, and the hand-over to a member-elected board to January 2003. Southern Hills' declaration came near the end of that build-out. The developer entity that signed the Southern Hills declaration is named in the recorded instrument, which a buyer can read at the Lee County Clerk.
Every Southern Hills owner is also a member of Pelican Sound Golf & River Club, Inc., the master association and the bundled club, Sunbiz N98000004517. The club's Q and A says its nine directors serve three-year terms, with three elected each year by the neighborhoods' voting representatives, so the Southern Hills association names one Neighborhood Voting Representative who votes the master budget and the master board on its owners' behalf.
Southern Hills at Pelican Sound has 84 coach homes on the county roll, one association inside the 1,299-home Pelican Sound club, and on September 29, 2026 exactly one home for sale, a second-floor plan asking $649,900. In a neighborhood where first-floor homes closed at $520,000 to $540,000 this spring and second-floor homes have recorded a $630,000 median, the seller who prices to the right floor and has the association paperwork in hand is the one who closes.
Selling a Southern Hills coach home in Pelican Sound? Get a free Southern Hills home valuation or Call Jesse direct at (239) 898-6072. Our Southern Hills at Pelican Sound seller's guide walks through the sale step by step, and the Southern Hills 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 Southern Hills at Pelican Sound? Call Marc at (239) 287-5873, start with our Southern Hills at Pelican Sound buyer's guide or our Pelican Sound buyer's guide, or read how we represent buyers.
A Southern Hills at Pelican Sound coach home is a two-bedroom-plus-den, two-bath condominium residence in a two-story, six-home building with a one-car garage per home. The club gives lower units about 1,551 square feet and upper units about 1,669 square feet under air, and the county roll gives 1,406 and 1,535 heated square feet.
The county roll places the 84 residences in 14 buildings of six homes each: 11 buildings on Southern Hills Drive and 3 on Southern Hills Court. Each building has three homes on the first floor and three on the second, which is why the roll splits evenly at 42 and 42. Southern Hills Court is a short side street; the club's 2023 map shows the neighborhood as a single cluster between the community's east edge and a lake.
The club's Types of Residences flyer describes the coach homes of Edgewater, Island Sound I and Southern Hills the same way: two-story buildings, a one-car garage, lower units of 1,551 square feet and upper units of 1,669 square feet. The county roll records smaller heated areas, 1,406 and 1,535 square feet, because the appraiser measures differently; the MLS mostly uses the club's figures, with one 1,790 square foot entry in January 2026 that we cannot reconcile to a plan. We have no association plan sheet, so we do not name floor plans. The MLS records every closing as two bedrooms plus a den and two baths, and the roll codes three bedrooms on every unit, which is how a den is often counted.
The choice of floor is the biggest decision a Southern Hills buyer makes, and the sale prices show it: on the county record, second-floor homes have closed about $92,500 above first-floor homes over the last two years. The upper plan is larger by the club's measure. The first-floor plan has no stairs. Which a buyer values more decides which of the 84 homes fit, and it halves the pool of comparable sales for any one home.
Year built is the county's only condition proxy, and it is a blunt one. A 2001 coach home has a roof, windows, plumbing and air-conditioning that are 25 years old unless replaced. The association carries the roofs and exteriors under its declaration, so its records show what it has replaced; inside the unit, the Village of Estero's permit records show what owners have replaced. Ask for both before you set an offer price.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Southern Hills at Pelican Sound coach home comes with a family membership in Pelican Sound Golf & River Club: 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 boat ramp, dry boat storage and a boat shuttle to Lovers Key.
The club's 27 holes were designed by Chip Powell and Mike Hill and play as three nines, Sound, River and Lakes, combined into 18-hole rounds. Members book tee times 10 days in advance and pay cart fees per round ($29.35 plus tax for 18 holes in 2026) or an annual private cart trail fee of $2,272 plus tax. There is a practice facility with an aqua driving range and putting and chipping areas. The 2023 map shows Southern Hills beside holes of the Lakes nine, though we do not claim a golf view for any one home without the address in hand.
The racquet center has eight Hydro-Grid tennis courts, 14 pickleball courts and five bocce courts, per the 2026 Fact Sheet. Lessons, clinics, round robins and ball-machine time carry the fees the Fact Sheet lists; court play is included.
Pelican Sound has a members-only boat launch ramp on the Estero River, outdoor dry boat storage at $625 a year plus tax in 2026 (or $80 a month), canoe and kayak storage at $155 a year plus tax, canoes and kayaks for residents, and a boat shuttle to Lovers Key State Park. The storage yard and ramp sit at the community's south side by the Williams gate on the club's map, a short drive from Southern Hills.
The Fact Sheet lists six pools, six spas, a kiddie pool, three fire pits, a fitness center, an outdoor fitness park, a dog park, a playground, a half-court basketball court and two horseshoe pits. The four dining venues are The Vista at the Clubhouse, the Pavilion, the Pelican Pub and the River Club. The club's Q and A says there is currently no food and beverage minimum, and a 20% gratuity and 6.5% Florida sales tax are added to food and beverage.
The club's Q and A lists cable television and fiber-optic internet for all homes inside the property-management part of the annual assessment, alongside common-area maintenance, landscaping, security and pool maintenance. A Southern Hills owner does not buy a separate cable package to get the bundled service.
The annual assessment does not include cart fees, the trail fee, boat or kayak storage, guest fees, lessons, food and beverage, or the Southern Hills association's own quarterly dues. The membership is non-equity: it comes with the home and ends when the home is sold, per the club's terms.
Southern Hills at Pelican Sound owners pay three recurring charges: the club's $11,495 annual assessment for 2026, billed on the November statement; the River Ridge Community Development District's $1,208.92 per home for fiscal 2026 on the county tax bill; and the Southern Hills association's quarterly dues, which are not published.
The 2026 Fact Sheet lists an annual assessment of $11,495 for each of the 1,299 homes, fees as of January 1, 2026. The club's Q and A says the assessment covers three parts, amenities, property management and replacement reserves, and is set each year at an annual budget meeting in the late fall, when the Neighborhood Voting Representatives vote the budget. As a monthly figure, $11,495 a year is about $958.
Pelican Sound sits inside the River Ridge Community Development District, a Chapter 190 special district. Its adopted fiscal 2026 budget charges each Pelican Sound unit a General Fund assessment of $177.21 and a Pelican Sound program assessment of $1,031.71, $1,208.92 in all, up from $1,012.62 the year before. The charge appears on the Lee County property tax bill as a non-ad valorem assessment.
The club's Q and A says neighborhood association dues are billed quarterly and vary by neighborhood. The Southern Hills figure is not published on any public page we found. Frankly Coastal manages the association, and its estoppel certificate is the document that states the current dues, any special assessment and any amount owed on the unit.
In a Florida condominium, the association fee usually covers the building insurance, the roofs and exteriors, the building grounds and the reserves. The club's Q and A says owners call their own association's manager for the building, its immediate surroundings, parking lots and irrigation, which is the line between what the club maintains and what Southern Hills maintains.
At the 36-month median of $567,500, the club assessment and the district line together, $12,703.92 a year, are about 2.2 percent of the price before the neighborhood dues, property tax and insurance (our arithmetic). At the spring 2026 first-floor prices of $520,000 to $540,000 the same two lines are about 2.4 percent. We do not publish an all-in Southern Hills figure, because the neighborhood dues are not public.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound buyers face layered costs: the club's $11,495 assessment, the district's $1,208.92 line, the association's quarterly dues, a one-time club initiation of $20,300 (or an $11,495 resale capital fee for a returning owner) plus a $299 estoppel at closing, county property tax and insurance. Only the association layer is unpublished.
The 2026 Fact Sheet lists the $11,495 annual assessment, the $20,300 initiation fee for first-time owners in Pelican Sound, the $11,495 resale capital fee for owners who own or have owned in Pelican Sound, and the $299 estoppel fee, the last three at closing. The Q and A explains that the per-sale collection funds the club's Capital Resale Reserve and equals that year's annual assessment, which is why the resale capital fee and the assessment are the same number.
The River Ridge CDD's fiscal 2026 adopted budget sets $1,208.92 per Pelican Sound unit. The district's assessment roll covers 1,299 Pelican Sound units, so every Southern Hills home pays the same line.
Not public. The estoppel from Frankly Coastal states the current quarterly dues, any special assessment, any capital contribution the association itself charges at sale, and any amounts owed on the unit. Florida caps a standard condominium estoppel fee at $299 under Section 718.116(8).
Lee County property tax is billed on the county's assessed value, and the district's $1,208.92 rides on the same bill. We do not quote a tax bill for Southern Hills, because it depends on the assessed value, exemptions and millage for the year, and a buyer's first bill can differ from the seller's when the assessment resets after a sale. Insurance for the unit is an HO-6 policy for contents, interior and loss assessment; the association's master policy covers the structure.
At a $540,000 price, cash at closing beyond the price and any lender costs includes $20,599 in club charges for a first-time owner ($20,300 initiation plus the $299 estoppel) or $11,794 for a returning owner, plus the association's own charges. After closing, the known recurring lines are $11,495 to the club and $1,208.92 to the district each year, plus the association's quarterly dues.
The recorded declaration of condominium at Lee County Official Records Book 3378, Page 2789, as amended at Book 3431, Page 4811, governs Southern Hills at Pelican Sound, together with the association's articles, bylaws and rules. Above it sit the club's master declaration, bylaws, rules and Architectural Review Committee guidelines.
The declaration was recorded on March 19, 2001, according to the state register, and the county roll cites its book and page. It sets the 84 units, the common elements and the association's powers. We have not read it page by page and do not paraphrase its clauses; we tell buyers to request it and read the use restrictions, the leasing and pet rules and the amendment history.
The club's Fact Sheet cites the master Declaration, Article XIII, Section 13.13, for leasing, and the club's Q and A says a home may only be used as a private single-family residence. The master rules bind every Southern Hills owner on top of the neighborhood's own.
The club's Real Estate page says that before closing, an Application for Approval to Purchase must be completed and returned to the neighborhood association, and the club's membership terms say every member must have a certificate of approval from the neighborhood association. For Southern Hills, that application goes through Frankly Coastal. Start it the day the contract is signed.
The master Architectural Review Committee guidelines require approval before exterior changes, and they classify Pelican Sound's homes by product type, coach homes among them. Shutters, windows, doors, screen enclosures and other exterior work on a Southern Hills building go through the neighborhood association and the master committee before a Village of Estero permit.
Florida's condominium law gives owners the right to inspect the association's official records under Section 718.111(12), and a buyer receives the governing documents and disclosures under Section 718.503. What the association's minutes, budgets and reserve schedules contain is for the buyer to read in that package; we do not characterize member records we have not seen.
Southern Hills at Pelican Sound is not a 55-plus community. Pelican Sound is not age-restricted, the club's family membership includes unmarried dependent children 24 and under, and no housing-for-older-persons declaration appears in the public record we found. We describe the property, not who may live in it.
The only age line in the club's 2026 Fact Sheet is for leases: the person signing a lease and the primary occupant must be at least 25, which the Fact Sheet says is not a restriction on the age of occupants. A buyer of any age can buy in Southern Hills, subject to the neighborhood association's approval to purchase.
Federal fair housing law lets qualifying communities restrict occupancy to those 55 and older only if they meet specific requirements and publish policies showing that intent. Pelican Sound does not claim that status on its own site, and the Southern Hills association does not appear as an age-restricted community in any record we read.
Renting out a Southern Hills at Pelican Sound coach home is allowed under the club's rules for leases of at least 30 days, with a lessee aged 25 or older, approval by the neighborhood association, a lease application filed 20 business days ahead, and no lessee pets; a few associations require 60 days, so confirm Southern Hills' own minimum.
The 2026 Fact Sheet sets the floor: a minimum 30-day lease in compliance with the master Declaration and the neighborhood documents; a lessee of at least 25; club accounts and association dues current; no animals for lessees other than a bona fide service animal; no open Architectural Review violations; approval by the neighborhood association with its application fee; and the club's Application to Lease filed 20 business days before the lease starts.
The 2026 Fact Sheet lists a $260 application for approval to lease for most neighborhoods, a higher $310 application for Island Sound II only, and a $465 plus tax transfer of amenities, which moves the owner's golf, tennis, pool and fitness privileges to the tenant for the lease term. The owner keeps dining privileges only while the transfer runs.
The club's Q and A says a few associations require a 60-day minimum lease. Whether Southern Hills is one of them, and how many leases a year it allows, is set in its own declaration and rules, which we have not read. Ask Frankly Coastal for the current rule in writing before you buy for income.
Nothing shorter than 30 days is allowed under the club's rules, so a Southern Hills home is not a vacation-rental property. Florida's transient rental tax rules apply to any rental of six months or less.
The club lets Southern Hills members register unaccompanied houseguests six times a year, each for up to two weeks, five business days ahead; only Island Sound I, Island Sound II and Turnberry I are held to two. Registered houseguests may not bring pets.
Pet rules at Southern Hills at Pelican Sound come from three places: the neighborhood declaration and rules, which set the owner's limits and which we have not read; the club's rules, which bar pets for lessees and registered houseguests; and the master Architectural Review guidelines, which bar dog runs, pens and fences, including invisible fences.
We cannot state Southern Hills' number, size or breed limits for owners' pets, and we do not publish a blanket rule. We can say that a tenant may not bring an animal other than a bona fide service animal, per the club's Fact Sheet, and that the club has a dog park. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums whatever an association's pet policy says, per the U.S. Department of Housing and Urban Development.
Ask Frankly Coastal for the Southern Hills pet rule in writing before you go under contract. A written answer avoids a surprise at the approval-to-purchase stage.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills 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 reach condominium buildings of three or more habitable stories, and the club describes the Southern Hills at Pelican Sound coach-home buildings as two-story. On that description the three-story triggers would not apply, but reserves, insurance and disclosure rules still do, and the association confirms its own status.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies (SIRS) for condominium buildings three or more habitable stories tall, and later bills, including House Bill 1021 in 2024 and House Bill 913 in 2025, refined them. The Division of Condominiums explains the milestone schedule: an inspection by December 31 of the year a building reaches 30 years after its certificate of occupancy, and every 10 years after. Section 553.899 sets the milestone rule and Section 718.112 the reserve and SIRS rules.
Southern Hills was built in 2001, so its buildings reach 30 years in 2031. The club's Types of Residences flyer and Real Estate page both call the coach-home buildings two-story, which sits below the three-habitable-story line in both laws. We state the club's description, not a legal conclusion about each building; the association and its engineer decide whether any building is covered, and a buyer should get that answer in writing.
Even where the three-story tests are not met, Section 718.112 requires a condominium association to budget reserves for roof replacement, painting, pavement and other capital items costing more than a set threshold unless owners have properly waived or reduced them. With all 14 Southern Hills roofs dating to the same 2001 build year, the reserve schedule in the budget is the buyer's best view of how the association plans for the next roof cycle.
The state's condominium register lists Southern Hills as approved and recorded. That is the registration status of the declaration, not a finding about the buildings' condition, and it says nothing about reserves. The Division's SIRS reporting page lists associations that have filed a completed study, and a buyer can ask the association where it stands.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the declaration, articles, bylaws, rules, the most recent year-end financial information and related disclosures, and Section 718.116(8) gives the estoppel certificate and caps its fee. Buyers should have every one of those, plus any SIRS or milestone report or a written statement that none applies, before the inspection period ends.
At five points we geocoded along Southern Hills Drive and Southern Hills Court, FEMA's flood map shows Zone X, an area of minimal flood hazard, outside the special flood hazard area, on FIRM panel 12071C0587G, effective November 17, 2022. That is a map reading for five points, not an elevation survey.
We queried FEMA's National Flood Hazard Layer on October 7, 2026 at five U.S. Census geocoder points spread from the north end of Southern Hills Drive to its south end and on Southern Hills Court. All five returned Zone X, minimal flood hazard, with the special flood hazard area flag false and no base flood elevation, and all five fall on panel 12071C0587G, effective November 17, 2022. A box of roughly a third of a mile around the neighborhood returned only Zone X polygons, minimal hazard and 0.2 percent annual chance, and no AE polygon. That contrasts with riverfront Island Sound, where a recorded elevation certificate for one unit shows Zone AE.
A federally backed mortgage requires flood insurance in a special flood hazard area, meaning zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, although any lender may require it and any owner may buy it through the National Flood Insurance Program or a private carrier. The Village of Estero recommends checking the flood zone, the evacuation zone and the surge layers separately for every address.
The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, worth a 20 percent discount on National Flood Insurance Program premiums for policies in the special flood hazard area, and it has participated in the program for decades. A Zone X policy prices on its own rating, so a buyer should ask the agent how the Class 6 credit applies to a specific Southern Hills unit.
Southern Hills sits at the inland, US-41 side of Pelican Sound, the side farthest from the Estero River and Estero Bay, so its storm exposure is mainly wind and rain. Lee County's evacuation zones are surge-based and separate from flood zones, and we have not confirmed Southern Hills' letter, so look it up on the county's tools. Hurricane Ian made landfall in Lee County in September 2022 as a Category 4 storm, per the National Hurricane Center, and its worst surge struck the coast and islands; the River Club on the river, at the opposite corner of Pelican Sound, flooded and was rebuilt.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111(11) 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 for a wind mitigation inspection on the state's uniform form; Section 627.711 requires insurers to offer mitigation credits.
Citizens Property Insurance publishes a flood coverage requirement for its policyholders that buyers relying on the state insurer should read before choosing a policy. We do not publish a Southern Hills premium, because no public source does, and premiums turn on the unit, the floor, the roof and the carrier.
Southern Hills 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 hard address line, so a family should 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. Florida Gulf Coast University and Florida SouthWestern State College are the nearby public colleges the Village lists.
Lee County divides its choice system into East, South and West zones. Families rank schools within the options open to their address, and assignment weighs preference, proximity and seat availability. The district's school zones page and its SchoolSite locator are the places to confirm options for a specific Southern Hills address, and the district has also published a transportation plan that limits which schools it buses to.
The Village of Estero's Community Development Department issues building and zoning permits inside the Village, so permit history for a Southern Hills unit sits with the Village, and recorded instruments, including the declaration and its amendment, sit with the Lee County Clerk. We have not searched either for a specific unit.
The Village's permits page directs new construction, remodeling and signage questions to Community Development, with a building and zoning permit line at 239.221.5036. Estero incorporated on December 31, 2014, so earlier permits for Southern Hills buildings were Lee County's and later ones are the Village's.
For a 2001 coach home, the useful permit questions are the roof (if the association replaced it), windows and doors, the air-conditioning system, the water heater, the electrical panel, any garage door replacement and any interior remodel. A permit with a final inspection is evidence; an unpermitted change is a question for the seller.
Exterior work, including shutters, impact windows and doors, goes through the neighborhood association and the club's Architectural Review Committee before the Village permit. Owners who plan hardening work should budget the approval time as well as the cost.
We did not read a permit list for any Southern Hills address, the recorded declaration or its amendment, or the association's minutes. Those are the documents that would show a special assessment, a roof project or a rule change, and we ask for them on every purchase.
Near Southern Hills at Pelican Sound, the parcels outside the main gate along US-41 are the ones to watch: an 11-acre site on Pelican Sound Drive where a 219-apartment plan was floated in 2023, and the Village of Estero's 62.5-acre Estero RiverPark at Corkscrew Road and US-41. Pelican Sound itself is built out.
In July 2023, Gulfshore Business reported that Minnesota-based Roers Cos. had presented a mixed-use planned development for an 11-acre parcel on Pelican Sound Drive at US-41, outside the Pelican Sound gate: up to 219 multifamily units in two three-story buildings, needing a rezoning, with early community opposition over traffic. We found no later approval in the record we read, so a buyer should check the Village's current planning agenda for that site before relying on the land staying as it is.
The Village bought 62.5 acres at the northeast corner of Corkscrew Road and US-41 in 2019 for $24.5 million and is turning a site once approved for dense development into a riverfront preserve and park with walking paths and a pedestrian bridge, built in phases. It is a short drive north of the Pelican Sound gates.
Pelican Sound's recent zoning changes are amenity changes, not housing: Village Ordinance 2022-15 allowed pickleball courts in the golf maintenance area with noise conditions, and a 2025 amendment made the two boat-shuttle moorings at the River Club permanent. Neither changes anything at Southern Hills.
Daily life at Southern Hills at Pelican Sound runs through the Main Gatehouse on Pelican Sound Drive, a few hundred feet from the neighborhood, which the club's map shows closed from 11 p.m. to 7 a.m.; the Corkscrew Gatehouse is open 24 hours. Coconut Point shopping and a 24-hour emergency department are a short drive away.
Members add guests to the gate guest list, and the club's Fact Sheet says guests are not admitted otherwise. Unaccompanied houseguests are registered five business days ahead. For a showing or a closing, the buyer's agent arranges access through the owner or the listing agent; after closing, the club's Real Estate page says new owners bring their closing papers to the accounting office for member numbers, photo ID cards and car decals.
Each Southern Hills home has a one-car garage, per the club. Guest parking, trash and recycling set-out and mail delivery are set by the Southern Hills declaration and rules, which we have not read, and the club's Q and A routes parking-lot questions to the association's manager. Lee County's franchised hauler collects trash in Estero.
The club's Q and A gives the accounting office for smart passes, gate access and leasing, the assistant general manager for common-area landscaping, irrigation and pools, and the neighborhood association's manager for the building, its surroundings, parking lots and irrigation. For Southern Hills, that manager is Frankly Coastal.
These are approximate off-peak drive times from the Pelican Sound main gate area that our hub 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 on Via Coconut Point is the closest emergency department and outpatient campus, near US-41 in Estero. Full acute-care hospitals, Gulf Coast Medical Center to the north and the NCH system to the south, are farther; the Village of Estero's medical facilities page lists the options.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound sits in the middle of the twelve-name ladder at Pelican Sound: 84 coach homes built in 2001, with 6 MLS closings in 12 months at a $537,500 median, fifth in closings behind Island Sound, Turnberry, Edgewater and The Masters, and below Edgewater, the other one-garage coach-home neighborhood with its own MLS name.
| Neighborhood | Units | Regime | Built (county roll) | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium, two associations | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium, two associations | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium, one association | 2001 | 3 | $960,000 |
| Edgewater | 114 | Condominium, four associations | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium, four associations | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium, one association | 2000 | 4 | $812,500 (small sample) |
| Southern Hills | 84 | Condominium, one association | 2001 | 6 | $537,500 (small sample) |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 | none (6 closings in 60 months) |
| Seaside | 80 | Condominium, three associations | 1998 to 2000 | 1 | $970,000 (one sale) |
| Gleneagles, with Torrey Pines | 69 and 24 | Single-family | 1998 to 2000 | 2 (one each) | $1,119,250 (two sales) |
The units sum to 1,299, the club's stated total, and the 12-month closings sum to 50, from the Southwest Florida MLS pull of September 29, 2026. Medians come from each neighborhood's own MLS rows; most are small samples, so read them as a ladder, not as precise prices.
Edgewater is Southern Hills' closest match: the same coach-home product, two-story buildings with a one-car garage and the club's 1,551 and 1,669 square foot plans, and the same county heated areas. It is larger (114 homes in four condominiums), older (1998 to 2000) and has priced higher over every MLS window. The full comparison is in the next section.
Island Sound I is the third coach-home neighborhood in the club's flyer, 84 homes like Southern Hills, but the MLS files it under one name with Island Sound II's four-story elevator condominiums, so its sales cannot be separated from the MLS alone. The Island Sound guide covers how the two sections differ; its riverfront setting also puts it in a different flood picture from Southern Hills' Zone X.
The two-car carriage homes of Palmetto Dunes, Oak Run and Seaside are the next rung up, with lower units of about 1,759 square feet and upper units of about 2,170 by the club's measure. Their 12-month medians of $812,500 to $970,000 rest on one to four sales each, but the gap to Southern Hills' $537,500 is wide enough to mark a different price band. Palmetto Dunes and Southern Hills share a recording date, March 19, 2001.
The carport condominiums of Hammock Greens, Turnberry and Island Sound II, at 1,250 to 1,560 square feet per the club, are the entry rung, with 12-month medians of $357,000 to $470,000 where a neighborhood median is available. A Southern Hills coach home costs more than those and buys an enclosed one-car garage instead of a carport, and a den.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Southern Hills at Pelican Sound for the newer 2001 building, one association and a lower price, with a $567,500 median on 14 MLS closings in 36 months; choose Edgewater for the same coach-home plans at a $592,000 median on 14 closings, faster sales and a larger pool of 114 homes.
| Factor | Southern Hills at Pelican Sound | Edgewater at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 84 | 114 |
| Regime | One condominium, one association | Four condominiums, four associations (I to IV) |
| Built (county roll) | 2001 | 1998 to 2000, median 2000 |
| Declaration recorded (state register) | March 19, 2001 | October 22, 1998 (I), September 10, 1999 (II), June 1, 2000 (III), August 11, 2000 (IV) |
| Product (club) | Coach homes, two-story buildings, one-car garage | Coach homes, two-story buildings, one-car garage |
| Plans (club) | Lower about 1,551, upper about 1,669 sq ft | Lower about 1,551, upper about 1,669 sq ft |
| Heated area (county roll) | 1,406 and 1,535 | 1,406 to 1,535, median 1,470 |
| Association manager (club Fact Sheet) | Frankly Coastal | Cambridge (I, II), Compass Rose (III), KPG Accounting (IV) |
| Location (club map) | East edge, just south of the Main Gatehouse | Along Pelican Sound Drive: III and IV just north of Southern Hills, I and II farther north near the Corkscrew Gatehouse |
| MLS, 12 months | 6 closings, $537,500 median (small sample) | 7 closings, $585,000 median (small sample) |
| MLS, 24 months | 9, $545,000 | 11, $585,000 |
| MLS, 36 months | 14, $567,500 | 14, $592,000 |
| MLS, 60 months | 18, $555,000 | 19, $599,000 |
| Median $ per MLS sq ft, 36 months | $349.77 | $362.20 |
| Median days on market, 36 months | 27.5 | 18.5 |
| Median sold-to-list, 36 months | 96.5% | 97.6% |
| Active listings, Sep 29, 2026 | 1 at $649,900 (1,670 MLS sq ft) | 1 at $519,000 (1,406 MLS sq ft) |
| Months of supply, 12-month pace | 2.0 | 1.7 |
| County qualified sales since Sep 29, 2025 | 7, $540,000 median | 8, $567,500 median |
| County qualified sales, 2025 | 6, $572,500 median | 10, $612,000 median |
| Club assessment, initiation, CDD line | $11,495, $20,300 first-time, $1,208.92 | Identical |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026 (MLS-marketed closings only for both neighborhoods); Lee County Property Appraiser 2026 roll and recorded-sales file through July 29, 2026; Florida Division of Condominiums register; Pelican Sound 2026 Fact Sheet, Types of Residences flyer and 2023 map. MLS and county figures are never mixed.
Price, at the margin. Over the same 36 months, Southern Hills closed 14 times at a $567,500 median while Edgewater closed 14 times at $592,000, a gap of $24,500, or about 4 percent, for the same two plans. Per MLS square foot the gap is $12.43. Edgewater also sold faster (18.5 median days against 27.5) and nearer to list (97.6% against 96.5%). The reason is our reading, not a record: Edgewater's larger pool and longer resale history give buyers more comparable sales, while Southern Hills' 12-month tape is weighted to first-floor homes.
Southern Hills is one association with one manager; Edgewater is four associations across three management firms, so the Edgewater buyer's estoppel, approval to purchase and rules depend on which of the four the home sits in. For a buyer who wants one set of documents and one board, that is a real Southern Hills advantage.
Southern Hills' buildings all date to 2001, one to three years younger than Edgewater's. Both are past 20 years, so roof and reserve planning matters in each; the difference is that Southern Hills' 14 buildings share one build year, which can make the association's capital projects arrive together.
Choose Southern Hills at Pelican Sound if one association, a newer build year, a spot by the main gate and a lower entry price matter most. Choose Edgewater if you want the larger pool of homes to pick from and the slightly stronger resale record, and you accept four associations under one name. The club, the fees and the amenities are identical; only the building, the association and the floor differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound's strengths are a garage-and-den coach home in a 2001 building with one association, full bundled club membership with no equity deposit, a Zone X location by the main gate, and a $567,500 36-month median; its weaknesses are an unpublished neighborhood fee, a $20,300 first-time initiation and a softer 2026.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Southern Hills at Pelican Sound listing agent, or thinking, 'I need someone to sell my Southern Hills at Pelican Sound home...' you are selling a coach home where the floor, the ask and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 6 Southern Hills closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 18 the MLS has recorded since November 2021. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
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Start with a free Southern Hills home valuation. Jesse follows up with the Southern Hills closings that fit your home: the same floor, adjusted for condition, updates, furnishings, the view and any lease in place. Our Southern Hills at Pelican Sound seller's guide walks through the sale step by step.
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For a home priced to its own floor's recent closings, yes: one active listing against 6 closings a year is about 2.0 months of supply. The 2026 closings took longer (a 43-day median) and closed at 95.7% of list, so sellers who ask well above the floor's recent sales should expect to wait (Southwest Florida MLS, September 29, 2026).
Against Southern Hills' own sales on the same floor. Four first-floor homes closed at $520,000 to $540,000 between March and May 2026, and second-floor homes closed at $600,000 and $660,000 in the last 12 months, with a $630,000 county median over two years.
The 36-month median is 27.5 days, with a range of 4 to 190. In 2026 the median has been 43 days. Second-floor homes priced near recent sales have gone fastest: 4 days in December 2025 and 6 days in April 2025.
Your buyer does. The club's Real Estate page says an Application for Approval to Purchase goes to the neighborhood association before closing, and the club's membership terms require a certificate of approval from the neighborhood association.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and while it runs the tenant holds the amenity privileges if the owner transferred them, so confirm the transfer and the lease end date with the club before listing.
Southern Hills at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Southern Hills sale and public record in Pelican Sound before writing this guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Southern Hills at Pelican Sound guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Southern Hills at Pelican Sound realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Dennis Overton, verified Google review
★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, verified Google review
★★★★★ “He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Mary Tengel, verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Southern Hills 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 Southern Hills at Pelican Sound homes for sale, coach homes for sale, HOA fees and living in Estero, answered from the records cited below. Each answer names Southern Hills and points to the section that holds the detail. Where a record is not public, the answer says so.
Southern Hills at Pelican Sound is a condominium of 84 coach homes in 14 two-story buildings inside Pelican Sound Golf & River Club, a gated community of 1,299 residences in Estero, Florida. Every home was built in 2001, and each has two bedrooms plus a den, two baths and a one-car garage.
No. Southern Hills at Pelican Sound is a neighborhood in Estero, Lee County, Florida, named, like several Pelican Sound neighborhoods, after a famous golf course. The Tulsa club, Southern Hills Plantation near Brooksville and the Villas at Southern Hills in Spring Hill are separate places.
On Southern Hills Drive and Southern Hills Court at the east edge of Pelican Sound, just south of the Main Gatehouse on Pelican Sound Drive, west of US-41 in Estero, ZIP 33928, per the club's 2023 map and the county roll.
84, per both the county roll and the state condominium register: 42 on the first floor and 42 on the second, six to a building in 14 buildings.
The club gives lower units about 1,551 square feet and upper units about 1,669 square feet under air. The county roll records 1,406 and 1,535 heated square feet. Most MLS listings use the club's figures.
The MLS records every Southern Hills closing as two bedrooms plus a den, with two baths. The county roll codes three bedrooms on every unit, which is how a den is often counted.
In 2001, per the county roll, on a declaration the state register records as March 19, 2001. The association was incorporated on April 17, 2000.
Pelican Sound was developed by WCI Communities, whose 2001 securities filing names the community. The developer entity that signed the Southern Hills declaration is named in the recorded instrument at the Lee County Clerk.
On September 29, 2026 the MLS showed one: a two-bedroom-plus-den, two-bath home listed at 1,670 square feet, a second-floor size, at $649,900 with 5 days on market.
The 36-month MLS median is $567,500 on 14 closings, and the 12-month median is $537,500 on 6. Over 36 months prices ran from $520,000 to $692,000. Second-floor homes have sold well above first-floor homes.
The 36-month median is $349.77 per MLS square foot, and the 12-month median is $341.83. Those use MLS living area; the county's heated area is smaller, so the two are never mixed.
Up from $470,000 in late 2021 to a $595,000 to $607,500 plateau in 2024 and 2025, then softer in 2026, when four first-floor homes closed at $520,000 to $540,000. The 2026 median is $535,000 on five MLS closings.
The 36-month median is 27.5 days on market, with a range of 4 to 190 days. The 2026 median is 43 days.
Three layers: the club's $11,495 annual assessment for 2026, the River Ridge district's $1,208.92 for fiscal 2026 on the tax bill, and the Southern Hills association's quarterly dues, which are not published. The estoppel from Frankly Coastal states the dues.
Per the club's Q and A: amenities (food and beverage operations, golf, the racquet and fitness centers, utilities and the marina), property management (cable and fiber internet for all homes, common-area maintenance and landscaping, security, pool maintenance) and replacement reserves.
The club's 2026 Fact Sheet lists a $20,300 initiation fee for a first-time Pelican Sound owner, or an $11,495 resale capital fee for someone who owns or has owned there, plus a $299 estoppel fee. The Southern Hills association may have its own charges, which its estoppel states.
Yes. Pelican Sound is in the River Ridge Community Development District, which charges each Pelican Sound unit $1,208.92 for fiscal 2026 as a non-ad valorem line on the Lee County tax bill.
Membership comes with the home. The club's Fact Sheet calls it a family membership that depends on owning a residence, and it ends when the home is sold. It is non-equity, with no deposit to buy.
No. Pelican Sound is not age-restricted, and the club's family membership includes unmarried dependent children 24 and under.
Yes, for 30 days or more under the club's rules, with a lessee aged 25 or older, neighborhood association approval, an application filed 20 business days ahead and no lessee pets. Confirm whether Southern Hills requires a longer minimum, as a few associations do.
No. The club's minimum lease is 30 days.
Owners' pet limits are set in the Southern Hills declaration and rules, which we have not read; ask Frankly Coastal. Lessees and registered houseguests may not bring pets under the club's rules, and assistance animals follow federal fair housing rules.
Yes. The club describes one-car garages for the coach homes of Southern Hills, Edgewater and Island Sound I.
Zone X, minimal flood hazard, at all five points we checked on Southern Hills Drive and Southern Hills Court, on FEMA panel 12071C0587G effective November 17, 2022.
Not on the map alone, because Zone X is outside the special flood hazard area, but a lender may require it and any owner may buy it. The association's master policy and your HO-6 are separate questions.
The state's milestone and SIRS rules reach buildings of three or more habitable stories, and the club describes Southern Hills' buildings as two-story. Reserve budgeting under Section 718.112 still applies. Ask the association for its written position.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice within the South zone, so confirm options for the address with the district.
Same coach-home plans and the same club. Over 36 months, Southern Hills closed 14 times at a $567,500 median and Edgewater 14 times at $592,000; Southern Hills is one association and a 2001 build, Edgewater four associations built 1998 to 2000.
Frankly Coastal, per the club's 2026 Fact Sheet; the association's Sunbiz record shows Frankly Coastal Financial Services LLC as its registered agent and mailing address.
Ask for the estoppel and the quarterly dues, any special assessment, the declaration and rules (leasing and pets), the budget and reserve schedule, the master insurance summary and roof ages, and the floor and garage of the specific home.
McGreevy and Comisar, the #1 team in Southwest Florida since 2012, who tracked every recent Southern Hills closing for this guide. Call Marc at (239) 287-5873 or read how we represent buyers.
Pelican Sound is gated, so a visitor needs to be on a member's gate guest list. Your buyer's agent arranges a showing through the listing agent. Call Marc at (239) 287-5873 to set one up.
These are the questions sellers ask most about selling a Southern Hills at Pelican Sound coach home in Estero, answered from the recent closings and the public record. Each answer names Southern Hills. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the 36-month median of $567,500 (n = 14) and adjust for floor, condition, updates and view. First-floor homes closed at $520,000 to $540,000 in spring 2026, and the county's second-floor median over two years is $630,000. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
In the 12 months to September 29, 2026, six homes closed: $520,000, $525,000, $535,000, $540,000, $600,000 and $660,000. The four lowest were first-floor homes; the two highest were second-floor homes.
Yes, more than any other single factor on the record. Over the 24 months to July 29, 2026, county-recorded second-floor sales had a $630,000 median and first-floor sales $537,500, both on six sales.
Not reliably. With about six sales a year, one sale moves an automated estimate, and the estimate cannot see the floor, condition, a den conversion or the association paperwork. A sale-by-sale comparison on the same floor is better.
Use one consistent source and say which: the club's plans are about 1,551 square feet for lower units and 1,669 for upper units, and the county records 1,406 and 1,535 heated square feet. Buyers compare price per square foot across listings, so a mixed basis misleads.
Updates show in the spread: second-floor sales have ranged from $550,000 to $692,000 on the county record over the last two years. We price the condition against that spread rather than adding a renovation's cost, and permits and association approvals for the work should be in the listing file.
The county record shows Southern Hills medians rising from $332,500 in 2020 to $572,500 in 2025. Your purchase price sets your tax basis, not your market value; today's floor-matched sales set the value.
The 36-month median is 27.5 days on market; the 2026 median is 43 days. Three homes priced near their floor's recent closings sold in under a week in 2025, after 4, 5 and 6 days on market.
One on September 29, 2026, a second-floor plan asking $649,900. That is about 2.0 months of supply at the 12-month pace.
Southern Hills' recent closings cluster in winter and spring: all six 12-month closings fell between December 2025 and May 2026. Listing ready for the winter season puts a home in front of seasonal buyers.
Yes. Buyers compare carrying costs, and the Zone X map reading at Southern Hills helps. A wind mitigation report and the association's master policy summary let a buyer's agent quote an HO-6 early.
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, who tracked all 18 Southern Hills MLS closings since November 2021. Call Jesse direct at (239) 898-6072.
With professional photography, cinematic video and drone where the association allows it, to a qualified-buyer database, with the floor, garage and den plain in the first line, and with the club's fees and the estoppel figures ready for the buyer's agent.
Pelican Sound is gated and admits visitors from a member's guest list, so an open house needs the club's and the association's rules in hand first. We confirm the current procedure before scheduling one.
You can. A seller who does still needs the approval-to-purchase application, both estoppels, the condominium disclosures under Section 718.503, and a price set against floor-matched comparable sales.
Yes. The club's Real Estate page says an Application for Approval to Purchase goes to the neighborhood association before closing, and its membership terms require a certificate of approval from the neighborhood association.
Under Section 718.503: the declaration, articles, bylaws, rules, the most recent year-end financial information and the frequently asked questions document, plus any governance form the statute requires. Your title agent orders the estoppels.
Florida's resale disclosure rules require the condominium documents and any SIRS or milestone report that applies. The club describes Southern Hills' buildings as two-story, below the three-story trigger, but get the association's written position into the file.
Two in practice: one from the Southern Hills association through Frankly Coastal and one from Pelican Sound Golf & River Club, whose 2026 Fact Sheet lists a $299 estoppel fee.
Florida caps a standard condominium estoppel fee at $299 under Section 718.116(8), with higher amounts allowed for expedited or delinquent accounts. In Lee County the seller customarily pays the estoppel fees; the contract controls.
The buyer. The 2026 Fact Sheet lists the $20,300 initiation for first-time owners and the $11,495 resale capital fee for returning owners as charges at closing that apply to the new owner.
Property tax, including the River Ridge district line on the same bill, is prorated by days of ownership, with the seller crediting the buyer for the seller's share because Lee County bills in arrears. Association dues and the club assessment are prorated per the contract and the estoppels.
In Lee County the seller customarily pays the deed's documentary stamp tax at $0.70 per $100 of price ($3,972.50 on a $567,500 sale) and the owner's title insurance policy, plus the brokerage fee and the estoppel fees; the contract controls.
Yes. The estoppel shows any special assessment, and the contract decides whether the seller pays it, the buyer assumes it or the price adjusts. Disclose it early.
That depends on your plans. The club's rules allow 30-day-minimum leases with association approval, a 25-and-older lessee and no lessee pets, and the owner keeps paying the club assessment and the dues while the tenant uses the amenities.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and the transfer of amenities runs with it until the lease ends.
Not as a transfer. The club's membership ends when you sell, and the buyer receives a new membership as the new owner, paying the initiation or resale capital fee at closing.
It is not required, but it helps. A report on the state's uniform mitigation form lets buyers price the HO-6 quickly, and Section 627.711 requires insurers to offer mitigation credits.
It depends on your basis, how long you owned and lived in the home, and IRS rules. Publication 523 explains the exclusion for a main home; ask your tax adviser.
Four Southern Hills sales in 36 months took more than 60 days, and one took 190. If a home has sat, compare its ask with its own floor's latest closings, then the photography and the condition, in that order.
On the recent record, at or near the latest closings on the same floor: first-floor homes closed at $520,000 to $540,000 in spring 2026, in 22 to 64 days, and second-floor homes listed at $669,000 and $699,000 closed in 4 and 6 days at 98.7% and 99.0% of list.
On price and paperwork: Southern Hills' 36-month median of $567,500 is $24,500 below Edgewater's $592,000 for the same plans, and Southern Hills has one association to Edgewater's four. We price with both in view.
Both, depending on the buyer. On the club's map, Southern Hills is the neighborhood nearest the Main Gatehouse, closest to US-41 and Coconut Point, and among the farthest from the River Club. We market the location to the buyer it suits.
Every fact on this Southern Hills at Pelican Sound guide traces to a primary record below: the club's own documents, Florida state records, Lee County, River Ridge district and Village of Estero records, and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Southern Hills at Pelican Sound's key documents are published by the club, the River Ridge district, the State of Florida, the Village of Estero and the federal government; the table links each to its issuing authority. The recorded declaration is available through the Lee County Clerk's official records at Book 3378, Page 2789, and the association estoppel through Frankly Coastal.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, membership terms, leasing and guest rules) | Pelican Sound Golf & River Club | fees as of January 1, 2026 | Fact Sheet, PDF |
| Types of Residences flyer | Pelican Sound Golf & River Club | 2022 | Flyer, PDF |
| Community map | Pelican Sound Golf & River Club | 2023 | Map, PDF |
| Fiscal 2026 adopted budget | River Ridge Community Development District | fiscal 2026 | Budget, PDF |
| Master Architectural Review guidelines | Pelican Sound master association (hosted by Hammock Greens III) | current file | ARC guidelines, PDF |
| Southern Hills at Pelican Sound Condominium Association, Inc. record | Florida Division of Corporations | filed April 17, 2000 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | adopted November 2, 2022 | Ordinance, 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 Southern Hills 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.
