The Masters at Pelican Sound is the single-family luxury end of Pelican Sound in Estero: 100 fee-simple homes on Masters Circle built 2000 to 2002, bundled golf and river club, and every recent sale listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
The Masters at Pelican Sound is a single-family neighborhood inside the master-planned community of Pelican Sound in Estero, Florida. It is the luxury end of Pelican Sound Golf & River Club: 100 fee-simple homes on one street, Masters Circle, built between 2000 and 2002, governed by a Chapter 720 homeowners' association, and carrying the highest 12-month median sale price of any Pelican Sound neighborhood, $1,249,000 across 7 Southwest Florida MLS closings to September 29, 2026. Every home comes with the bundled 27-hole golf, river and racquet membership of the 1,299-residence community. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers The Masters at Pelican Sound Neighborhood Association, Inc. (Florida Division of Corporations document N99000007535) and the 100 lots recorded as Masters at Pelican Sound in Lee County. It is not the Masters golf tournament or Augusta, Georgia, and it is not any of the unrelated "Masters at" businesses on the state's corporate register. Pelican Sound itself is a separate place from Pelican Landing, Pelican Bay, Pelican Marsh and Pelican Preserve, and the MLS files this neighborhood under the subdivision name THE MASTERS inside the Pelican Sound development.
If you own on Masters Circle 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 Masters 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 The Masters 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 association's own filings.
If you're searching for the best realtor for The Masters at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your The Masters 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 Masters Circle home from its own recent sales, and we do that below in the open.
Recent The Masters at Pelican Sound track record (last 12 months): In the last 12 months The Masters at Pelican Sound has seen 7 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $1,249,000 (n = 7, small sample), a range of $950,000 to $1,400,000, $8,613,000 in total volume, a median of 4 days on market and a median sold-to-list ratio of 100.0%. The Lee County recorded-sales file holds 10 qualified sales in the same period, at a median of $1,299,500, because four Masters homes changed hands without an MLS closing. The highest recorded price in that window was $1,425,000, in December 2025.
In the last 12 months we tracked every one of the 7 MLS closings and all 10 county-recorded sales at The Masters at Pelican Sound, and we tracked all 11 MLS closings since February 2023 (10 marketed through the MLS and one entered after closing). Each is listed in the market snapshot below, by month, price, bedrooms and size only.
For The Masters at Pelican Sound sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price rung the buyer is usually comparing your home with the other single-family streets inside the same gate, so the marketing has to show why Masters Circle, and the paperwork has to be ready early: the Masters association's estoppel and approval, the club's estoppel, and the club's one-time fee your buyer pays at closing.
For The Masters at Pelican Sound buyers: the first question is the product, because the roll shows three sizes of home here, from two-bedroom plans near 1,900 square feet to four-bedroom plans above 2,600. The second is the carry, because the club assessment is a published $11,495 a year but the Masters neighborhood dues are not published. The third is condition, because a 2,100 square foot Masters home sold for $950,000 and another for $1,400,000 within five weeks in 2026.
Honors and recognition:
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Masters at Pelican Sound is 100 single-family homes on Masters Circle in Estero, ZIP 33928, built 2000 to 2002, under a Chapter 720 association formed in 1999 and the Pelican Sound Golf & River Club master association. The table gathers the numbers buyers and sellers ask for first, each with its source and date.
| Fact | The Masters at Pelican Sound | Source |
|---|---|---|
| Homes | 100 single-family lots, Blocks A and B | Lee County Property Appraiser, 2026 tax roll |
| Street | Masters Circle, every lot | Lee County Property Appraiser, 2026 tax roll |
| Ownership | Fee simple; not a condominium | Articles of Incorporation, 1999 |
| Year built | 2000 (36 homes), 2001 (54), 2002 (10) | Lee County Property Appraiser, 2026 tax roll |
| Heated area | 1,767 to 2,723 square feet, median 2,100 | Lee County Property Appraiser, 2026 tax roll |
| Bedrooms | 2 bedrooms: 23 homes; 3: 55; 4: 22 | Lee County Property Appraiser, 2026 tax roll |
| 12-month MLS closings | 7, median $1,249,000 (small sample) | Southwest Florida MLS, September 29, 2026 |
| 60-month MLS closings | 10 marketed, median $1,249,000 | Southwest Florida MLS, September 29, 2026 |
| Active listings | 0 on September 29, 2026 | Southwest Florida MLS |
| Club assessment | $11,495 a year (2026) | Pelican Sound 2026 Fact Sheet |
| Neighborhood association | The Masters at Pelican Sound Neighborhood Association, Inc., N99000007535 | Florida Division of Corporations |
| Manager | Frankly Coastal Property Management | Sunbiz record and association website |
| Flood zone | Zone X, minimal flood hazard, panel 12071C0587G | FEMA National Flood Hazard Layer, queried October 7, 2026 |
| Age restriction | None; all ages | Pelican Sound membership rules |
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in The Masters at Pelican Sound means a detached, single-story executive home on a golf-community street, a neighborhood association that handles landscaping, irrigation, pest control and periodic exterior painting, and full bundled use of Pelican Sound's 27 holes, river boat ramp, racquet center, pools and dining, with no equity deposit and no golf waitlist.
The Masters at Pelican Sound is one of twelve marketed neighborhoods inside Pelican Sound Golf & River Club, a gated community of 1,299 residences between US-41 and Estero Bay. It is the single largest of the four single-family neighborhoods (Pinehurst, The Masters, Gleneagles and Torrey Pines), and the club's own Types of Residences flyer places it in the Executive Homes tier with Gleneagles and Torrey Pines, sized from 1,762 to 2,719 square feet with a 2.5 or 3 car garage. The Lee County roll records all 100 homes as single-family use and 1,767 to 2,723 heated square feet.
Every one of the 100 Masters lots has a Masters Circle address on the county roll. The recorded plat divides them into Block A (lots 1 to 64) and Block B (lots 65 to 100), with four tracts the roll codes as non-residential. The association's own 2023 drainage report describes lots that back onto the golf course and its lakes on several sides of the circle, and an area of indigenous vegetation at the southeast corner. A single street means a single set of neighbors, a single mailbox style the association maintains, and a single paint program across the neighborhood.
Pelican Sound is twelve marketed neighborhood names and 22 associations, not 22 neighborhoods. The Masters is one name and one association, with its own five-plus member board, its own manager and its own quarterly dues on top of the club assessment. That separation is why two single-family homes a few hundred yards apart, one on Masters Circle and one on Gleneagles Links Drive, can carry different neighborhood costs and different rules.
The public record supports three uses of the property: a full-time golf-and-boating home with a garage big enough for a cart, a seasonal home in a neighborhood where the association keeps the landscaping and exterior paint on a schedule, and a move-up from a Pelican Sound condominium or carriage home without leaving the club. We read these from the product, the fee structure and the leasing rules, and we describe the property, not the people who own it.
Five things buyers sometimes assume. No new construction: every home was built between 2000 and 2002 and every sale is a resale. No public dues sheet: the Masters neighborhood dues are billed quarterly and are not published. No condominium structure: the 1999 Articles say in capitals that the association is not a condominium association, so Chapter 718 condominium rules such as building milestone inspections do not apply. No private pool guarantee: the county file we hold does not record pools, so whether a given home has one is a listing-by-listing fact. No age restriction: Pelican Sound is all-ages.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Masters at Pelican Sound homes closed 10 times in the Southwest Florida MLS in the 60 months to September 29, 2026, at a $1,249,000 median and 5.5 median days on market, the first window that reaches 10 closings. In the last 12 months, 7 closed at the same $1,249,000 median, a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded deed prices and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even. One of the 11 MLS closings was entered after closing and was not marketed through the MLS; it is listed, it is named once below, and it is left out of the marketed medians, days on market and sold-to-list. Sold-to-list means sold price over final list price.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 7 (small sample) | $1,249,000 | $571.01 | 4 | 100.0% |
| 24 months | 7 (small sample) | $1,249,000 | $571.01 | 4 | 100.0% |
| 36 months | 7 (small sample) | $1,249,000 | $571.01 | 4 | 100.0% |
| 60 months, first window with 10+ | 10 | $1,249,000 (mean of $1,249,000 and $1,249,000) | $558.24 | 5.5 | 100.0% |
The 12, 24 and 36-month rows are identical because no Masters home closed through the MLS between May 2023 and October 2025 except one sale entered after closing in June 2025. The 60-month window totals $12,076,100 in marketed volume, with days on market from 1 to 61.
Ten marketed closings is enough for a median, but a 100-home street is read sale by sale. Here is each one, by month, price, bedrooms and size only.
| Closed | Beds and baths | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| May 2026 | 3 plus den, 2 baths | 2,108 | $950,000 | $950,000 | 100.0% | 4 |
| Apr 2026 | 3, 2 baths | 2,082 | $1,249,000 | $1,249,000 | 100.0% | 3 |
| Apr 2026 | 3 plus den, 2 baths | 2,106 | $1,499,000 | $1,400,000 | 93.4% | 6 |
| Apr 2026 | 2 plus den, 2 baths | 1,885 | $1,075,000 | $990,000 | 92.1% | 61 |
| Feb 2026 | 3 plus den, 2 baths | 2,081 | $1,249,000 | $1,249,000 | 100.0% | 1 |
| Nov 2025 | 3 plus den, 3 baths | 2,719 | $1,399,995 | $1,400,000 | 100.0% | 5 |
| Oct 2025 | 4, 2.5 baths | 2,408 | $1,400,000 | $1,375,000 | 98.2% | 4 |
| May 2023 | 3, 2 baths | 1,767 | $975,000 | $980,000 | 100.5% | 7 |
| Apr 2023 | 3, 2 baths | 2,166 | $1,200,000 | $1,217,000 | 101.4% | 8 |
| Feb 2023 | 4, 2.5 baths | 2,419 | $1,000,000 | $1,266,100 | 126.6% | 8 |
In the last 12 months we tracked 7 MLS closings, from $950,000 to $1,400,000, for $8,613,000 in volume. Six of the seven closed in six days or fewer, four closed at or above their final list price, and the one that took 61 days was the smallest home of the seven, a two-bedroom-plus-den plan at 1,885 square feet, which closed at 92.1% of list. Seven is a small sample, so the $1,249,000 median describes seven sales and is not a forecast.
One further Masters transaction, in June 2025, was entered in the MLS after closing at $1,270,000 for a three-bedroom, two-and-a-half-bath, 2,401 square foot home. It was not marketed through the MLS and has no days on market, so it sits outside the marketed medians above. Counted with the ten marketed sales, the 60-month median is still $1,249,000 (n = 11).
The clearest lesson in the Masters record is that square footage does not set the price. Five MLS closings in 60 months were plans between 2,081 and 2,166 square feet, and they sold for $950,000, $1,217,000, $1,249,000, $1,249,000 and $1,400,000. The $950,000 and $1,400,000 sales were 2 square feet apart in size and five weeks apart in 2026. Lot position, renovation, roof and window age, and whether a pool is present are what separate them, and none of those appear in the price per square foot.
Across the 11 MLS closings in 60 months (including the sale entered after closing), the eight three-bedroom and three-bedroom-plus-den homes had a median of $1,249,000 (n = 8, even, the mean of $1,249,000 and $1,249,000), the two four-bedroom homes closed at $1,266,100 and $1,375,000, and the single two-bedroom-plus-den sale closed at $990,000. Both homes under 2,000 square feet sold below $1,000,000. The four homes of 2,400 square feet or more had a median of $1,322,500 (n = 4, even, the mean of $1,270,000 and $1,375,000). Every one of these is a small sample.
The Lee County recorded-sales file shows 10 qualified Masters sales between September 29, 2025 and August 21, 2026, at a median of $1,299,500 (n = 10, even, the mean of $1,249,000 and $1,350,000). Six match MLS closings. Four do not appear as MLS closings: a three-bedroom home at $1,425,000 and a four-bedroom home at $1,235,000 in December 2025, a three-bedroom home at $1,350,000 in April 2026, and a three-bedroom home at $1,100,000 in August 2026. One April 2026 MLS closing at $1,249,000 is in the county file but is not coded as a qualified sale. The county records the deed consideration; the MLS records the reported closing price, and we never average the two.
The county's qualified recorded sales cover more years than the MLS. This is the long view. County figures are recorded deed prices flagged as qualified arm's-length sales, and they are never compared with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to August 21) | 6 | $1,174,500 |
| 2025 | 6 | $1,337,000 |
| 2024 | 0 | none recorded |
| 2023 | 3 | $1,200,000 |
| 2022 | 1 | $1,310,000 |
| 2021 | 3 | $699,000 |
| 2020 | 5 | $655,000 |
| 2019 | 1 | $673,300 |
| 2018 | 2 | $609,000 |
| 2017 | 2 | $612,250 |
| 2016 | 11 | $635,000 |
| 2015 | 9 | $590,000 |
| 2014 | 1 | $640,000 |
| 2013 | 6 | $515,875 |
| 2012 | 6 | $465,000 |
| 2011 | 3 | $500,000 |
| 2010 | 3 | $501,500 |
| 2009 | 4 | $550,000 |
The county file also carries 1998, 2000 and 2001 transfers at multi-million-dollar prices recorded against Masters lots. We read those as land and development transfers while WCI built the neighborhood, not as home prices, and we leave them out. The direction is plain even with small counts: a median near $500,000 to $650,000 from 2010 through 2020, a step to $1,200,000 and above from 2022, and the highest qualified price on file, $1,425,000, recorded in December 2025.
No Masters home closed through the MLS for about 29 months, from May 2023 until October 2025, and the county file shows no qualified Masters sale at all in 2024. That pause is the context for the 2025 and 2026 rush: 12 qualified county-recorded sales between April 2025 and August 2026. A seller reading the 12-month count of 7 should know it followed a year of zero.
Our count from the county file: 58 of the 100 Masters homes have recorded at least one qualified resale since mid-2001, and 26 have done so in the ten years since September 2016. That is roughly two to three resales a year in a normal stretch, which is why a buyer waiting for a specific plan or lot can wait a season or more.
On September 29, 2026 the MLS showed no active Masters listing. Zero actives against 7 MLS closings a year is a supply of zero months (our arithmetic), the tightest reading possible. The practical effect is that the next well-presented Masters listing will be compared with the 2026 closings above, not with competing listings, and buyers who want this street should be ready before it appears.
This is a public-record sale handled by other brokerages, and it is the most recent Masters MLS closing. A three-bedroom-plus-den, two-bath home of 2,108 square feet closed in May 2026 at $950,000 after 4 days on market, at 100.0% of its final list price. Four facts stand out. It is the lowest price in the 60-month MLS record. It is $450,000 below the April 2026 sale of a 2,106 square foot plan. It sold at list in four days, which says the price, not the street, was the variable. And it shows the floor: a Masters home priced near $950,000 is absorbed in days.
For that buyer, the price did not show the club's one-time fee at closing ($20,300 for a first-time Pelican Sound owner, or $11,495 for a returning owner), the $11,495 annual club assessment, the Masters neighborhood dues, or about $1,209 a year in River Ridge district assessments on the tax bill.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Masters at Pelican Sound has 100 homes on Masters Circle, a club assessment of $11,495 a year, and on September 29, 2026 not one home listed for sale. In a neighborhood where 7 homes closed in the MLS in 12 months at a $1,249,000 median, and the same 2,100 square foot plan sold for $950,000 and $1,400,000, the seller who prices to condition and has the paperwork ready is the one who closes.
Selling a home at The Masters in Pelican Sound? Get a free The Masters at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. Our The Masters at Pelican Sound seller's guide walks through the sale step by step, and the The Masters 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 The Masters at Pelican Sound? Call Marc at (239) 287-5873, start with our The Masters at Pelican Sound buyer's guide or our Pelican Sound buyer's guide, or read how we represent buyers.
The Masters at Pelican Sound began with WCI Communities, which filed the neighborhood association's Articles of Incorporation on December 22, 1999 from its Bonita Springs headquarters, recorded the plat of 100 lots, and built the homes between 2000 and 2002 according to the Lee County roll, before Pelican Sound passed to resident control in January 2003.
The Florida Division of Corporations lists The Masters at Pelican Sound Neighborhood Association, Inc. as a Florida not-for-profit corporation filed December 22, 1999, document N99000007535, status active. WCI's 2001 registration statement with the Securities and Exchange Commission names Pelican Sound among its communities. The original Masters filing was ordered by WCI, and the Articles gave the association's first office as WCI's address on Walden Center Drive in Bonita Springs. Article I of those Articles says, in capitals, that the association is not a condominium association under Chapter 718. Article VIII set a board of not fewer than three directors and named three initial directors, and Article VII required 67% of the voting interests to amend the Articles after turnover.
The county roll's legal descriptions place every Masters lot in Masters at Pelican Sound, Plat Book 66, Pages 71 to 76: lots 1 to 64 in Block A, lots 65 to 100 in Block B, and four tracts lettered A to D. The tracts are coded as non-residential on the roll. The association's own public FAQ says the Masters association does not own any real property, so the tracts and the golf course around the circle belong to other owners; the recorded plat and the Declaration say which.
The county roll's year-built field shows 36 Masters homes in 2000, 54 in 2001 and 10 in 2002, a median of 2001. That makes The Masters slightly newer than Gleneagles, whose homes the roll dates to 1998 through 2000, and than the Pinehurst estate homes, also 1998 through 2000. Every Masters home is now 24 to 26 years old, an age at which roofs, air-conditioning systems and water heaters have usually been replaced at least once.
Pelican Sound's own history page records that the developer turned the community over to its members in January 2003, when they elected a new board. The Masters association has filed an annual report with the state every year since 2000, the latest on April 7, 2026. Its Amended and Restated Articles were adopted by the members and filed with the state on June 28, 2019; they set the board at an odd number of not fewer than five directors and give each lot one vote.
The 2019 Articles named a registered agent at Collier Financial in Naples. Since April 29, 2024 the state record has listed Frankly Coastal Property Management of Naples as both registered agent and mailing address, and the association's website names Frankly Coastal as its manager. The Pelican Sound 2026 Fact Sheet lists the same firm for The Masters and for Gleneagles, Island Sound, Oak Run, Palmetto Dunes, Southern Hills and Turnberry.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A home at The Masters at Pelican Sound is a detached single-family executive home of 1,767 to 2,723 heated square feet on the Lee County roll, with two, three or four bedrooms and a 2.5 or 3 car garage per the club's residence flyer, built by WCI between 2000 and 2002 on a lot along Masters Circle.
The roll is the only source that covers all 100 homes, so this is the inventory a buyer chooses from.
| Bedrooms (roll) | Homes | Heated area range | Average heated area |
|---|---|---|---|
| 2 | 23 | 1,875 to 2,166 sq ft | 1,893 sq ft |
| 3 | 55 | 1,767 to 2,622 sq ft | about 2,117 sq ft |
| 4 | 22 | 2,081 to 2,723 sq ft | about 2,445 sq ft |
The averages for three and four bedrooms are our weighted arithmetic from the roll's bath subgroups and are rounded. The MLS often lists a two-bedroom plan as "2 plus den" and a three-bedroom plan as "3 plus den", so a listing may show a room the roll does not count as a bedroom.
Pelican Sound's 2022 Types of Residences flyer groups Gleneagles (69), The Masters (100) and Torrey Pines (24) as Executive Homes of 1,762 to 2,719 square feet with a 2.5 or 3 car garage, one step below the Pinehurst Estate Homes (82, 2,147 to 3,152 square feet). The half-bay matters at a golf club: many owners keep a golf cart beside two cars, and the club charges an annual private cart trail fee of $2,272 plus tax in 2026.
We have not found WCI's original Masters plan names in a public record, so we do not name models. What the MLS record shows is the spread the sales prices follow: 1,767 to 1,885 square feet for the smaller plans, a large cluster from 2,081 to 2,166 square feet, and four-bedroom and larger plans from 2,401 to 2,719 square feet in the last five years of closings.
The Masters association paints the homes on a program. Its public records show a neighborhood-wide repaint scheduled to start January 4, 2021, in which every owner chose and confirmed a color scheme from a new House Color Framework, and the 2021 budget workshop noted a paint with a 12-year warranty. In an October 2020 owner vote, an amendment to the Declaration excluded the painting of hurricane blinds from the association's job, approved 49 to 5. Exterior paint colors are therefore an association matter, not an owner choice made alone.
Roof cleaning became the owner's responsibility in the same October 2020 vote, approved 43 to 11, and the association's site says roof cleaning is at the owner's expense, not more than once every three years. The association's maintenance chart assigns responsibilities for roof cleaning and replacement, irrigation timers and rain sensors, water lines, the backflow valve, the water meter box and the sewer cleanout among the owner, Pelican Sound, the Masters association, the utility and the cable provider. The site also keeps owner pages on CPVC water piping and water pressure, which tells a buyer what to ask an inspector about in a home of this age.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A home at The Masters at Pelican Sound comes with bundled 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, a boat launch ramp and boat storage, a boat shuttle to Lovers Key State Park, and four restaurants.
The course was designed by Chip Powell and Mike Hill and plays as three nines, Sound, River and Lakes, so every 18-hole round pairs two of them. Members and approved lessees book tee times 10 days ahead; registered houseguests book 2 days ahead, and guest play is held until after 12:30 p.m. from January through March 31. In 2026 the member 18-hole cart fee is $29.35 plus tax, the annual private cart trail fee $2,272 plus tax, and an annual cart lease $2,880 plus tax. The Masters is named, like Pinehurst, Gleneagles, Torrey Pines, Southern Hills, Turnberry and Oak Run, for a famous name in golf.
Pelican Sound has a members' boat launch ramp, outdoor boat storage and canoes and kayaks, and a shuttle boat from the River Club to Lovers Key State Park. In 2026 annual boat storage is $625 plus tax, or $80 a month, and canoe or kayak storage $155 plus tax a year. The Florida Department of Environmental Protection's Estero River paddling guide maps the river from US-41 to Estero Bay, and the Village of Estero is pursuing an Army Corps maintenance-dredging permit for that reach.
The 2026 Fact Sheet lists 8 Hydro-Grid tennis courts, 14 pickleball courts and 5 bocce courts. The club's older Q&A page still says ten pickleball courts; the 2026 Fact Sheet is the newer document. Tennis guest play is held until after noon from November through April.
The club lists 6 pools, 6 spas and a kiddie pool, 3 fire pits, a fitness center, an outdoor fitness park, a dog park, a playground, a half basketball court and two horseshoe pits. Its four restaurants are The Vista at the Clubhouse, the Pavilion, the Pelican Pub and the River Club. There is currently no food and beverage minimum; a 20% gratuity and 6.5% Florida sales tax are added to food and beverage purchases.
The Masters runs its own social calendar on top of the club's. Its website lists a Masters bocce league on Friday afternoons from January through March, a 2026 block party, a 2026 to 2027 events schedule, and Memorial Day flags, and the association's FAQ says events use Pelican Sound facilities and a neighborhood park. A new owner receives a communications packet through the title company at closing, according to the board's public notes of August 20, 2026.
The club assessment does not cover cart and trail fees, boat and kayak storage, guest fees, lessons, personal training, food and beverage, or the separate Masters neighborhood dues. Every one of those is either published in the 2026 Fact Sheet or billed by the Masters association.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Masters at Pelican Sound owners pay three recurring charges: Pelican Sound's $11,495 annual club assessment for 2026, the Masters neighborhood association's quarterly dues, which are not published, and about $1,209 a year in River Ridge Community Development District assessments on the county tax bill.
Pelican Sound's 2026 Fact Sheet lists an annual assessment of $11,495, effective January 1, 2026, for each of the 1,299 residences, billed on the November statement. The club's Q&A says it pays for three things: amenities (food and beverage, the golf shop and course maintenance, the racquet and fitness centers, utilities and the marina), property management (cable television and fiber-optic internet for all homes, common area maintenance and landscaping, security and pool maintenance), and replacement reserves sized by an independent annual reserve study.
Pelican Sound's Q&A says neighborhood association dues are billed quarterly and vary by neighborhood. The Masters association does not publish its dues. Its FAQ says the assessment pays for landscaping and irrigation, pest control and rodent service, and reserves for painting the houses, mailboxes and irrigation clocks. The board's public notes set a budget workshop for October 7, 2026 and budget adoption for November 16, 2026, with a preliminary budget sent to owners in advance as the statute requires. Ask for the adopted budget and the current quarterly amount in the estoppel before you write an offer.
Pelican Sound sits inside the River Ridge Community Development District, a Chapter 190 special district. Its FY2026 adopted budget charges each Pelican Sound unit $177.21 for the General Fund and $1,031.71 for the Pelican Sound program, about $1,209 a year, collected on the Lee County property tax bill rather than by the club or the Masters association.
The Masters association does not insure, roof or repair the homes; those are owner costs on fee-simple property. Its 2019 Articles give it power to contract for landscape maintenance and bulk services such as pest and rodent control and roof washing, but the 2020 amendment moved roof cleaning to owners, and the maintenance chart leaves roof replacement with the owner.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Masters at Pelican Sound fees come in five layers: the club assessment, the Masters neighborhood dues, the River Ridge district line, one-time charges at closing, and property tax and insurance. Only the first, third and fourth are published, so the estoppel and the tax bill complete the picture.
$11,495 a year in 2026, the same for a Masters home as for a Hammock Greens condominium. Every one of the 1,299 residences pays it.
Quarterly dues set each November for the following year, not published. The association's collection policy, adopted November 15, 2024, charges a late fee from the 16th day after the due date and allows interest up to the statutory rate.
About $1,209 a year for FY2026, a non-ad valorem line on the tax bill.
A first-time Pelican Sound owner pays a $20,300 initiation fee at closing; a buyer who owns or has owned in Pelican Sound pays an $11,495 resale capital fee instead. The club's estoppel fee is $299. The club says the resale capital fee funds its Capital Resale Reserve and equals that year's annual assessment. The Masters association's own estoppel is capped by section 720.30851 of the Florida Statutes at $299 for a current account.
A Masters home is taxed by Lee County, the Village of Estero and the other taxing authorities on its own assessed value, and insured by its owner. The Village describes its proposed FY2025-2026 millage of 0.7300 as the lowest municipal rate in Florida. A buyer's tax will reset from the seller's capped value after purchase, which is why section 689.261 requires the property tax disclosure summary.
| Item | Amount | Status |
|---|---|---|
| Club initiation fee at closing | $20,300 | Published, 2026 Fact Sheet |
| Club annual assessment | $11,495 | Published, 2026 Fact Sheet |
| River Ridge district assessment | about $1,209 | Published, FY2026 budget |
| Masters neighborhood dues | not published | Ask the association |
| Property tax and homeowner's insurance | home-specific | Tax bill and quotes |
The published items alone total $33,004 in the first year for a first-time Pelican Sound buyer (our arithmetic), before the Masters dues, tax and insurance. A returning Pelican Sound owner pays $8,805 less at closing.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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The Masters at Pelican Sound is governed by a recorded Declaration of Covenants, Conditions and Restrictions for the neighborhood, now in a second amended and restated form, by Articles last restated in 2019, by Bylaws, and by two layers of architectural review: Pelican Sound's master guidelines and the Masters association's own rules.
The 2019 Articles describe the Declaration of Covenants, Conditions and Restrictions for The Masters at Pelican Sound Neighborhood, recorded in the Lee County public records, as the document the association enforces. The association's 2020 meeting notices refer to the Second Amended and Restated Masters Declaration. We have not read the recorded instrument page by page, so we cite only the sections the association has published: Article VII on painting and roof cleaning, section 4.6 on collection of assessments, and Article XII on fines.
At a special members' meeting on October 13, 2020, held by video with limited proxies and a two-thirds approval threshold, 55 households returned ballots on two amendments. Article VII, Section 1, excluding hurricane blinds from association painting, passed 49 to 5. Article VII, Section 2, moving roof cleaning from the association to owners, passed 43 to 11.
The 1999 Articles created the association; the Amended and Restated Articles filed June 28, 2019 restate its purpose as maintaining, preserving, managing and controlling The Masters under the Declaration and as serving as a homeowners' association under Chapter 720. They give the association power to levy assessments, adopt rules, enforce the documents, contract for management and exercise architectural review.
Every Masters lot is also under the Declaration of Covenants, Conditions, Restrictions and Easements for Pelican Sound Golf and River Club. The club's Fact Sheet cites its Article XIII, Section 13.13 for leasing, and requires every member to hold a certificate of approval from the neighborhood association.
The Masters association's FAQ says any change visible from the street, neighbors or common property such as the golf course or lakes needs an ARC application. The owner files Pelican Sound's ARC application with the club's administrative office; the club records it, schedules it for its ARC meeting and sends a copy to the Masters representative for review. The Masters ARC page links both the Pelican Sound ARC Guidelines and Procedures and the club's separate application for tree or palm removal or replacement.
The association's November 15, 2024 Collection Policy quotes section 720.3085 on interest and late fees and section 4.6 of the Declaration, and says the association's representative may ask Pelican Sound to suspend club rights or deactivate gate transponders for an unpaid account. Section 720.305 of the Florida Statutes governs fines and suspensions.
Section 720.303 requires an association of 100 or more parcels to post its governing documents and other official records on a website or app for owners. The Masters FAQ says the board requires Frankly Coastal to keep those records on its owner portal. Request the Declaration, Bylaws, rules, budget and insurance certificate through your seller during the contract.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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The Masters at Pelican Sound is not a 55+ community. Pelican Sound's membership rules extend a family membership to an owner's unmarried dependent children aged 24 or under who live at home or attend school full time, and no age restriction appears in the club's published rules or the Masters association's filings.
Owners of any age may buy and live at The Masters. The one age rule in Pelican Sound's published documents applies to leases: the person signing a lease and the primary occupant must be at least 25, which the club states is not a restriction on the age of occupants. About 450 of Pelican Sound's 1,299 homes are year-round residences, according to the club's Q&A.
The Fact Sheet sets out family, multiple-owner, single-owner and companion membership rules. Homes held by a trust or company carry privileges for one designated couple or individual and their dependent children, and the designation can change up to three times a year.
The Masters at Pelican Sound homes can be leased for a minimum of 30 days under Pelican Sound's rules, with an application filed 20 business days ahead, approval by the Masters association, lessees of at least 25, and no pets for lessees other than service animals. Short-term vacation rental is not permitted under those rules.
Leases must run at least 30 days and comply with Article XIII, Section 13.13 of the master Declaration and any neighborhood documents. The lessee applies to and must be approved by the neighborhood association, all club and association accounts must be current, and there can be no open ARC violation. The 2026 Fact Sheet lists an Application for Approval to Lease fee of $260.
The Masters FAQ says the club circulates the lease forms to the Masters association for approval and that no dogs are allowed for renters. A few Pelican Sound associations require leases of at least 60 days; the Masters FAQ states 30 days, and the recorded Declaration controls if they differ.
An owner may transfer amenity privileges to the lessee for the lease term, keeping only dining privileges, for a fee the Fact Sheet lists at $465 plus tax. Approved lessees book tee times ahead and are billed on their own club account, but the owner remains liable for a lessee account more than 60 days past due.
Confirm the Masters association's current lease rules in its documents, budget for the application and transfer fees, plan around the 20-business-day lead time, tell the tenant there are no pets, and price to a seasonal tenant market with very few single-family rentals inside the gate.
The Masters at Pelican Sound owners may keep pets subject to the neighborhood Declaration and Pelican Sound's rules, but lessees and registered houseguests may not bring pets, service animals excepted, and the master rules bar dog runs, pens and fences, including invisible pet fencing, across the community.
Pet number, size and breed limits for owners are set in each neighborhood's documents, and the Masters association has not published its own; the Declaration and rules govern and are read in the disclosure package. Pelican Sound has an on-site dog park.
The club's Fact Sheet bars lessees from bringing an animal to the unit or onto club property unless it is a bona fide service animal, and bars registered houseguests from bringing pets. The Masters FAQ repeats that renters cannot bring pets.
Federal fair housing rules on assistance animals apply alongside the association documents; HUD's guidance explains how a request is made and reviewed.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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The Masters at Pelican Sound sits in FEMA Zone X, area of minimal flood hazard, on Flood Insurance Rate Map panel 12071C0587G, effective November 17, 2022, at every point we queried along Masters Circle. That puts it outside the Special Flood Hazard Area, unlike Pelican Sound's riverfront Island Sound, but it does not make a home flood-proof or insurance-free.
We queried FEMA's National Flood Hazard Layer on October 7, 2026 at five geocoded points spread along Masters Circle and across a box drawn over the neighborhood. Every point and the whole box returned Zone X, area of minimal flood hazard, with no base flood elevation, on panel 12071C0587G effective November 17, 2022. Geocoded points are approximate, so confirm a specific address on the Village of Estero's flood map lookup before you rely on it.
Zone X is outside the Special Flood Hazard Area, so the federal mandatory flood insurance purchase requirement for federally backed mortgages does not apply by zone; a lender may still require coverage. Citizens Property Insurance phases in a flood coverage requirement for its policyholders under section 627.715, so a Citizens wind or homeowner's policy can bring a flood requirement with it. Get a flood quote on the specific home through FloodSmart or a private carrier before you set your budget. The Village of Estero takes part in FEMA's Community Rating System at Class 6, which discounts National Flood Insurance Program premiums for properties in the Special Flood Hazard Area.
Hurricane Ian made landfall in Lee County on September 28, 2022. Pelican Sound's documented storm damage is at the riverfront: the architect of the River Club rebuild reported about three feet of water inside the old River Club, which was rebuilt and reopened. We found no public record of flood damage on Masters Circle and we do not claim there was none; Florida's flood disclosure law, section 689.302, requires a seller to disclose known flood damage and insurance claims on the disclosure form.
The Masters association published, in January 2023, extracts of an engineer's report to the River Ridge Community Development District describing standing water after heavy rains around the Masters neighborhood: at the southeast corner beside an indigenous vegetation area, and between lots and the golf course on the northwest, west, north and east sides, where the original plans showed yard drains that inspections could not find. The engineer's conceptual fix, yard drains and 15-inch drain lines in each area, was estimated at $170,000 in total, to be built when funds allowed. We have not confirmed which pieces were built; ask the seller and check the district's minutes.
Pelican Sound's ARC Guidelines and Procedures require ARC approval before any hurricane shutter or impact window is installed, allow approved shutters to stay up from June 1 through November 30, and limit plywood-type temporary coverings to the period when the National Weather Service cone of uncertainty covers the area. Generators are allowed with ARC approval, propane tanks go on a concrete slab, and both must be screened with approved landscaping. Flood barriers also need ARC approval.
There is no master property policy on a Masters home. The owner insures the house, roof and contents under a homeowner's policy, and the neighborhood association insures only what it is responsible for. Ask for the association's certificate of insurance during the contract, and ask your agent about loss-assessment coverage for any special assessment.
Section 627.711 requires insurers to offer discounts for wind-resistive features. A home built in 2000 to 2002 that has a newer roof, roof-to-wall connections documented on the state's Uniform Mitigation Verification Inspection Form, and approved impact glass or shutters can price very differently from one that has none. Order the inspection before listing or before the end of your inspection period. The state's My Safe Florida Home program offers inspections and hardening grants when it is funded; check its current status before counting on it.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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The Masters at Pelican Sound is in Lee County's South attendance zone, and the Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High as the public schools serving Estero. Lee County assigns by a proximity-and-choice model, so confirm the assignment for a Masters Circle address in the district's SchoolSite Locator.
| School | Grades | Florida grade (2024 file) | Address |
|---|---|---|---|
| Pinewoods Elementary | K to 5 | A | 11900 Stoneybrook Golf Drive, Estero |
| Three Oaks Middle | 6 to 8 | A | 18500 Three Oaks Parkway, Fort Myers |
| Estero High | 9 to 12 | B | 21900 River Ranch Road, Estero |
The School District of Lee County divides the county into East, South and West zones and lets families rank schools within their zone; assignment then weighs proximity and capacity. A 2026-2027 transportation plan limits which schools the district buses to without limiting choice, so a family may choose a school and drive.
Florida Gulf Coast University sits on Estero's northeast edge. Private schools serving the area are listed on the Village of Estero's schools page; we name none here because none is assigned by address.
The Masters at Pelican Sound homes are permitted today by the Village of Estero, which incorporated on December 31, 2014, while the original homes were permitted under Lee County. Most exterior work needs both a Village permit and approval from Pelican Sound's ARC and the Masters association before it starts.
Building permits come from the Village of Estero's Community Development department. Homes built in 2000 to 2002 were permitted by Lee County, so older permit history sits in county records and newer work in the Village's.
The Village's own list of everyday items, posted on the Masters website, says permits are required for air-conditioner replacement, exterior doors, garage doors, generators, in-ground pools and spas, roofs, screen enclosures, shutters, solar panels and new or replacement windows. Exterior painting of a single-family home is exempt, and a water heater replacement does not need a permit. The list says it is not all-inclusive.
Pelican Sound's ARC application and the Masters association's review come first. A buyer planning a pool, impact windows, a generator or a new roof should budget the ARC timeline into the plan.
We did not pull the individual permit history of any Masters home. Ask the seller for permit records and closed permits on the roof, air-conditioning and any additions, and confirm open permits through the Village before closing.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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The Masters at Pelican Sound is inside a built-out community, so new building around it is outside the gate: the Village of Estero's 62.5-acre Estero RiverPark at Corkscrew Road and US-41, river dredging, and proposals along the US-41 corridor, plus amenity-level zoning changes inside Pelican Sound itself.
The Village bought 62.5 acres at the northeast corner of Corkscrew Road and US-41 in January 2019 for $24.5 million and is building a riverfront park and preserve there, in place of a previously approved commercial and residential project.
Village of Estero Ordinance 2022-15 amended Pelican Sound's planned development zoning to allow pickleball in the golf maintenance area with noise conditions, and a 2025 ordinance made the River Club shuttle-boat moorings permanent. Neither changes residential density; Pelican Sound is built out at 1,299 residences.
The Village is pursuing an Army Corps of Engineers maintenance dredging permit for the Estero River from US-41 west to Estero Bay, the route Pelican Sound boats use.
Daily life at The Masters at Pelican Sound runs through Pelican Sound's staffed gate and guest-list app, Tuesday trash collection on Masters Circle, association-maintained mailboxes, club-supplied cable and fiber internet, and a five-minute drive across US-41 to Coconut Point shopping and Lee Health's Coconut Point emergency department.
Members must add guests to their gate guest list, and guests are not admitted otherwise. Unaccompanied houseguests are registered five business days ahead, for up to two weeks a stay and six registrations a year in The Masters. For a showing, your agent arranges gate access in advance.
The Masters FAQ says garbage and recycling are collected Tuesday mornings, with bins out Monday night and back inside before sundown Tuesday, moving to Wednesday after a Monday holiday. Pelican Sound's ARC rules say bins may go to the curb no earlier than dusk the day before and must be removed by dusk on collection day.
Each Masters home has a curbside mailbox maintained from the association's reserves; in August 2026 the board awarded a contract to refurbish them. Cable television and fiber-optic internet for all Pelican Sound homes are part of the club assessment.
The association contracts landscaping and irrigation for every lot. Its public notes say a new landscaping contract is being bid in 2026, with nine bidders and an effective date of January 1, 2027. An owner who adds plantings that need irrigation pays to extend it.
These are approximate off-peak figures from the Pelican Sound gate, as published on our Pelican Sound guide; times vary with season and traffic.
| Destination | Approximate distance | Approximate drive |
|---|---|---|
| Coconut Point shopping | about 1 mile | 3 to 5 minutes |
| Lee Health Coconut Point (24-hour emergency) | about 1.5 to 2 miles | 5 minutes |
| I-75 at Corkscrew Road | about 5 miles | 10 minutes |
| Bonita Beach | about 8 to 9 miles | 18 to 20 minutes |
| Lovers Key State Park by car | about 9 to 11 miles | 20 to 25 minutes |
| Southwest Florida International Airport | about 13 to 15 miles | 17 to 22 minutes |
| Gulf Coast Medical Center | about 10 to 12 miles | 18 minutes |
Lee Health Coconut Point on Via Coconut Point has a 24-hour emergency department and outpatient services, and Gulf Coast Medical Center in Fort Myers is the nearest full hospital with a trauma and emergency center.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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The Masters at Pelican Sound is the largest single-family neighborhood in Pelican Sound and, at $1,249,000, carries the highest 12-month MLS median of the twelve marketed names. The table puts all eleven neighborhood pages on one yardstick: units, ownership regime, year built from the county roll, and 12-month MLS closings to September 29, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Neighborhood | Homes | Regime | Year built (roll) | 12-month MLS closings | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family, Chapter 720 | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium | 2000 | 4 | $812,500 (small sample) |
| Gleneagles, with Torrey Pines | 93 | Single-family | 1998 to 2000 | 2 | $1,119,250 (small sample) |
| Southern Hills | 84 | Condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 (6 in 60 months, median $1,085,300) | none in 12 months |
| Seaside | 80 | Condominium | 1998 to 2000 | 1 | $970,000 (one sale) |
The eleven rows hold all 1,299 residences and all 50 MLS closings of the last 12 months. The Masters had 7 of the 50 closings, 14% of the activity, from 7.7% of the homes, and $8,613,000 of volume.
Pinehurst at Pelican Sound is the Estate tier: 82 homes of 2,088 to 3,220 heated square feet on the roll, median 2,645, and the only self-managed Pelican Sound association. It had no MLS closing in the last 12 months and 6 in 60 months at a $1,085,300 median (mean of $995,599 and $1,175,000), so the larger homes have recently sold below the Masters median, though on thin and older data.
Palmetto Dunes, Oak Run and Seaside are two-story carriage-home condominiums with two-car garages and roll medians near 1,910 square feet. Their 12-month medians run from $812,500 to $970,000, against $1,249,000 at The Masters for a detached home of similar or larger size with no shared walls and no condominium regime.
Island Sound, Turnberry, Edgewater, Southern Hills and Hammock Greens sell at 12-month medians of $357,000 to $585,000 for the same club membership. A buyer who wants the club more than the house can enter for less; a buyer who wants a detached home with a garage and a yard pays the Masters premium.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
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The Masters at Pelican Sound and Gleneagles are Pelican Sound's two Executive single-family neighborhoods, and the choice comes down to size, age and recent price: The Masters is 100 homes built 2000 to 2002 with a $1,249,000 60-month MLS median, while Gleneagles, with Torrey Pines, is 93 homes built 1998 to 2000 with a $1,009,300 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
| Decision point | The Masters at Pelican Sound | Gleneagles at Pelican Sound (with Torrey Pines) |
|---|---|---|
| Homes | 100 | 93 (69 Gleneagles, 24 Torrey Pines) |
| Streets | Masters Circle | Gleneagles Links Drive and Gleneagles Links Court, plus Torrey Pines Court |
| Recorded plat | Masters at Pelican Sound | Pelican Sound Phase 1 and 2, and Torrey Pines at Pelican Sound |
| Year built (roll) | 2000 to 2002, median 2001 | 1998 to 2000, median 1999 |
| Heated area (roll) | 1,767 to 2,723 sq ft, median 2,100 | 1,762 to 2,344 sq ft, median 1,882 |
| Bedrooms (roll) | 23 two, 55 three, 22 four | 47 two, 46 three, none with four |
| 60-month MLS closings | 10 marketed | 16 |
| 60-month MLS median | $1,249,000 | $1,009,300 (mean of $996,100 and $1,022,500) |
| 60-month median $ per MLS sq ft | $558.24 | $514.91 |
| 60-month median days on market | 5.5 | 7 |
| 12-month MLS closings | 7, median $1,249,000 | 2, median $1,119,250 |
| Active listings, September 29, 2026 | 0 | 0 |
| Association | The Masters at Pelican Sound Neighborhood Association, N99000007535 | Gleneagles N97000005327; Torrey Pines N99000003481 |
| Manager | Frankly Coastal | Frankly Coastal (Gleneagles); Sandcastle PMB (Torrey Pines) |
| Club membership | Bundled, $11,495 a year | Bundled, $11,495 a year |
Size and bedroom count drive most of the gap. A fifth of Masters homes have four bedrooms on the roll and the median Masters home is about 218 square feet larger; Gleneagles has no four-bedroom home on the roll and half its homes are two-bedroom plans. On price per MLS square foot the Masters premium is smaller, $558.24 against $514.91 over 60 months, which says buyers pay mostly for the extra space.
Gleneagles is the thinner market today: 2 MLS closings in 12 months against 7 at The Masters, though over 60 months it had more, 16 to 10. Both medians are built on small counts, and both neighborhoods had no listing on September 29, 2026.
Choose The Masters if you want a three or four-bedroom detached home, a slightly newer build and the most active single-family resale market in Pelican Sound. Choose Gleneagles at Pelican Sound if a two or three-bedroom plan near 1,900 square feet suits you and you would rather enter the single-family tier at a lower median. Either way the club, the gate and the river are the same.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Masters at Pelican Sound suits a buyer who wants a detached golf-community home with bundled club membership, river access and association-managed landscaping and paint. It suits less well a buyer who wants new construction, a published low fee, a large-lot estate or a quick rental income stream.
An honest read of these trade-offs is what a listing or buying agent owes you. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a The Masters at Pelican Sound listing agent, or thinking, 'I need someone to sell my The Masters at Pelican Sound home...' you are selling into Pelican Sound's most active single-family market, where condition sets the price. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
In the last 12 months we tracked all 7 Masters closings in the Southwest Florida MLS and all 10 qualified county-recorded sales on Masters Circle. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
Honors and recognition:
Start with a free The Masters at Pelican Sound home valuation. Jesse follows up with the Masters closings that fit your home: the same bedroom count and size band, adjusted for roof and window age, renovation, pool, lot position and furnishings. Our The Masters at Pelican Sound seller's guide walks through the sale step by step.
(239) 898-6072, text or call. Confidential conversations welcome.
For a home priced to its condition, yes: there were no Masters listings on September 29, 2026, and six of the seven 12-month MLS closings sold in six days or fewer (Southwest Florida MLS, September 29, 2026).
Against the Masters sales of the same size band, then adjusted for condition. In 2026, five MLS closings between 1,885 and 2,108 square feet ran from $950,000 to $1,400,000.
The 12-month median is 4 days on market and the 60-month median 5.5 days, but the one 12-month sale priced above its market took 61 days and closed at 92.1% of list.
Your buyer needs a certificate of approval from the Masters association to hold club membership, and the club needs a signed copy of the closing papers. Start both through Frankly Coastal and the club's accounting office as soon as you are under contract.
$20,300 if the buyer has never owned in Pelican Sound, or $11,495 if they own or have owned there, plus the $299 club estoppel fee under the 2026 Fact Sheet. The purchase contract sets who pays which estoppel.
Yes, subject to the lease; the lease must run at least 30 days, and the tenant's amenity privileges end with the lease term or transfer. Confirm any lease and transfer fees are current before closing.
The Masters at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Masters 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 The Masters 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 The Masters 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.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Candy Gody, verified Google review
★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Michael Kaprove, verified Google review
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Ann Perez, verified Google review
Selling your The Masters at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in The Masters 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 The Masters at Pelican Sound homes for sale, fees and living in Estero, answered from the records cited below. Each answer names The Masters and points to the section that holds the detail. Where a record is not public, the answer says so.
The Masters at Pelican Sound is a neighborhood of 100 single-family homes on Masters Circle inside Pelican Sound Golf & River Club, a gated community of 1,299 residences in Estero, Florida. The homes were built between 2000 and 2002 and are the largest single-family neighborhood in Pelican Sound.
Different. The Masters at Pelican Sound is a Florida neighborhood association (document N99000007535) and 100 recorded lots in Estero, Lee County. It takes a golf name, as several Pelican Sound neighborhoods do, and has no tie to the Augusta tournament.
Inside the Pelican Sound gate in Estero, ZIP 33928, between US-41 and Estero Bay on the north side of the Estero River. Every home has a Masters Circle address.
100, according to the Lee County roll and Pelican Sound's Types of Residences flyer.
No. The 1999 Articles state that the association is not a condominium association, the roll codes every home as single-family, and the owner holds the lot and home in fee simple.
1,767 to 2,723 heated square feet on the 2026 roll, median 2,100. The club's flyer gives 1,762 to 2,719 square feet for its Executive Homes tier.
On the roll, 23 have two bedrooms, 55 have three and 22 have four. Many listings add a den.
Between 2000 and 2002: 36 in 2000, 54 in 2001 and 10 in 2002, per the Lee County roll.
WCI Communities developed Pelican Sound, and WCI filed the Masters association's Articles in December 1999 from its Bonita Springs office.
None on September 29, 2026, according to the Southwest Florida MLS. Call Marc at (239) 287-5873 to be told when one lists.
The 12-month MLS median is $1,249,000 on 7 closings, a range of $950,000 to $1,400,000 (Southwest Florida MLS, September 29, 2026). The county's qualified sales in the same period had a $1,299,500 median.
A median of $571.01 per MLS square foot over 12 months and $558.24 over 60 months, from $450.66 to $664.77 per sale.
The county medians rose from the $500,000s and $600,000s before 2021 to $1,200,000 and above from 2022, with the highest qualified price on file, $1,425,000, in December 2025. The 2026 county median so far is $1,174,500 on 6 sales, so 2026 has been flat to softer on small counts.
Median 4 days on market over 12 months and 5.5 over 60 months.
The Pelican Sound club assessment is $11,495 for 2026. The Masters neighborhood dues are billed quarterly and are not published; ask for the estoppel. The River Ridge district adds about $1,209 a year on the tax bill.
A $20,300 initiation fee for a first-time Pelican Sound owner, or an $11,495 resale capital fee for a returning owner, and a $299 estoppel fee, per the 2026 Fact Sheet.
Landscaping, irrigation, pest and rodent control, and reserves for house painting, mailboxes and irrigation clocks, according to the association's FAQ.
Yes. Club membership, including golf, comes with ownership; cart, trail and guest fees are extra.
No. Pelican Sound is all-ages.
Yes, for 30 days or more, with club and Masters association approval, lessees aged 25 or older and no lessee pets.
Owners' pets follow the Masters Declaration and rules; tenants and registered houseguests cannot bring pets, and dog runs, pens and pet fences are prohibited.
Zone X, area of minimal flood hazard, on panel 12071C0587G effective November 17, 2022, at every point we queried. Confirm a specific address on the Village's flood map.
Not by zone for a federally backed mortgage, but a lender or a Citizens policy can require it, and Florida's flood disclosure form tells you about past claims.
We found no public record of flood damage on Masters Circle. Pelican Sound's documented Ian water was at the riverfront River Club.
A January 2023 engineer's report to the River Ridge district described standing water after heavy rain around parts of the neighborhood and estimated $170,000 of yard drains and pipe. Ask what has been built near the home you are buying.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle and Estero High; verify the address in Lee County's SchoolSite Locator.
Yes, with Pelican Sound and Masters ARC approval and a Village of Estero permit.
Frankly Coastal Property Management of Naples, per the state record and the association's website.
The Masters has larger, slightly newer homes and a $1,249,000 60-month MLS median; Gleneagles has a $1,009,300 median on smaller two and three-bedroom plans.
The Masters dues and budget, any special assessment, the roof and window ages, the wind mitigation form, open permits, ARC history, drainage near the lot, and the club fee that applies to you.
McGreevy and Comisar, the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008; call Marc at (239) 287-5873 or read how we represent buyers.
Through a buyer's agent who arranges gate access in advance. Call Marc at (239) 287-5873.
These are the questions Masters owners ask before selling, answered from the MLS, the county record, the club's 2026 Fact Sheet, the association's filings and Florida law. Each answer names The Masters at Pelican Sound and points to the data above.
It depends most on condition and size band. The 12-month MLS median is $1,249,000 and the county median $1,299,500; request a free valuation or call Jesse at (239) 898-6072.
In 2026 the MLS recorded $1,249,000 in February, $990,000, $1,400,000 and $1,249,000 in April, and $950,000 in May; the county file adds $1,350,000 in April and $1,100,000 in August.
Condition and position. A 2,106 square foot plan sold at $1,400,000 in April 2026 and a 2,108 square foot plan at $950,000 in May; size cannot explain the gap.
Rarely, because they price by square foot and the Masters record shows square footage does not set the price. Use the closings above.
The spread in 2026 sales says condition matters more than size. Keep permits, ARC approvals and receipts for the buyer.
Your recorded purchase price is history; the current market is the 2026 closings. Medians rose from about $655,000 in 2020 to over $1,200,000 from 2022.
A 12-month median of 4 days on market when priced to condition; the one overpriced 12-month listing took 61 days.
None on September 29, 2026, so your listing will be measured against closings.
Pelican Sound is a seasonal community, with about 450 of 1,299 homes occupied year-round, so most buyers tour in winter; with zero inventory, a well-prepared listing can sell in any month.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Call Jesse at (239) 898-6072.
Cinematic video, drone, professional photography, our qualified-buyer database, and a pricing case built from every Masters sale on this page.
Visitors must be on a member's gate guest list, so an open house needs gate arrangements; ask the club about its current policy.
Signs fall under Pelican Sound's ARC Guidelines and the Masters rules; ask before placing one.
Yes, Florida allows it, but you still handle two estoppels, association approval, club paperwork and the disclosures below.
Your buyer needs the Masters association's certificate of approval to hold club membership, so start it early.
The homeowners' association disclosure summary under section 720.401, the property tax disclosure summary under section 689.261, and the flood disclosure under section 689.302, plus the association documents your contract calls for.
Yes. Section 689.302 requires a residential seller to disclose known flood damage, flood insurance claims and federal flood assistance on the form.
Two: one from Pelican Sound Golf & River Club and one from the Masters association.
The club lists $299 for 2026; section 720.30851 caps the Masters association's fee at $299 for a current account. In Lee County the seller customarily pays estoppel fees; the contract controls.
The buyer, at closing, per the club's Fact Sheet; the contract can shift it.
The club assessment, Masters dues and property tax are prorated to the closing date by the title agent, usually using the prior year's tax bill.
In Lee County the seller customarily pays documentary stamp tax of $0.70 per $100 ($8,743 on a $1,249,000 sale), the owner's title insurance policy and the estoppel fees, plus brokerage; the contract controls.
Yes, but the estoppel shows it and the contract must say who pays.
Renting requires 30-day minimum leases, approval, and no tenant pets, and gives the amenities to the tenant; compare that with today's zero-inventory sale market.
Yes, subject to the lease, which the buyer takes; the tenant's club privileges end with the lease.
Your membership terminates when you sell; your buyer becomes a member at closing on paying the club fee and holding the neighborhood approval.
Yes. A current Uniform Mitigation Verification Inspection Form shows buyers what insurance credits the home earns.
Possibly. IRS Topic 701 and Publication 523 explain the exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home that meets the ownership and use tests; ask your tax adviser.
The 12-month record says the price is the problem: six of seven sold in six days or fewer. Reprice to the closings.
At or near the price of the closest 2026 closing in your size band, adjusted for condition; four of seven 12-month sales closed at or above list.
Use the MLS living area and know the roll's heated area; they can differ slightly, and buyers compare both.
The Masters offers more four-bedroom plans and newer construction; Gleneagles had a lower 60-month median at $1,009,300. We price with both in view, along with Pinehurst.
Every fact on this The Masters at Pelican Sound guide traces to a primary record below: the association's filings and website, Pelican Sound Golf & River Club documents, Florida records and statutes, Lee County, Village of Estero, FEMA and federal sources, the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
The Masters at Pelican Sound's key documents are published by the association, Pelican Sound Golf & River Club, the State of Florida, the River Ridge district and FEMA; the table links each to its issuing authority. The recorded neighborhood Declaration is available through the Lee County Clerk's official records, and the association's estoppel through Frankly Coastal.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Amended and Restated Articles of Incorporation | The Masters at Pelican Sound Neighborhood Association, filed with the Florida Division of Corporations | June 28, 2019 | Articles, PDF |
| Original Articles of Incorporation | Florida Division of Corporations | December 22, 1999 | Articles, PDF |
| Collection Policy | The Masters at Pelican Sound Neighborhood Association | November 15, 2024 | Collection policy, PDF |
| Maintenance Responsibility Chart | The Masters at Pelican Sound Neighborhood Association | 2023 | Chart, PDF |
| 2026 Fact Sheet, fees and membership rules | Pelican Sound Golf & River Club | January 1, 2026 | Fact Sheet, PDF |
| Types of Residences flyer | Pelican Sound Golf & River Club | 2022 | Flyer, PDF |
| ARC Guidelines and Procedures | Pelican Sound Golf & River Club | current file | ARC guidelines, PDF |
| ARC Application | Pelican Sound Golf & River Club | current file | ARC application, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | FY2026 | District budget, PDF |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | 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 The Masters 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.
