Hammock Greens is one of Pelican Sound's two oldest condo neighborhoods in Estero: 98 flats in three elevator and four two-story buildings, bundled golf and boating, flood Zone X, and all 18 recent closings listed. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Hammock Greens at Pelican Sound is a condominium neighborhood inside the master-planned community of Pelican Sound in Estero, Florida. It is 98 condominium flats on Hammock Greens Lane, held in four separate condominiums: three four-story elevator buildings of 22 flats each (Hammock Greens I, II and III) and four two-story buildings of eight flats each (Hammock Greens IV). Built in 1998 and 1999, it shares the title of oldest condominium stock in Pelican Sound Golf & River Club with the first Edgewater and Seaside condominiums and, with Island Sound II, is the lowest price point into the club. The Southwest Florida MLS recorded 2 Hammock Greens closings in the 12 months to September 29, 2026, at $345,000 and $369,000, and 18 in the last 60 months at a $457,500 median. At all seven Hammock Greens buildings, FEMA's current flood map shows Zone X, outside the special flood hazard area. 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, so you know which place this is. This page covers the four Hammock Greens at Pelican Sound condominium associations, all on Hammock Greens Lane in Estero, Lee County, ZIP 33928. It is not Hammock Greens Condo LLC, a separate limited liability company on the state's corporate register, and Pelican Sound is not Pelican Landing in Bonita Springs or Pelican Bay in Naples. Our web address spells the community "pelican-sounds"; its name is Pelican Sound.
If you own here and are thinking about selling, read the market snapshot and the sale-by-sale list first, then call Jesse: two sales in a year means every comparable has to be read by hand. If you are buying, the sections below set out what each of the four condominiums is, what a flat costs to buy and to carry, what the flood map says at each building, which Florida condominium safety rules reach the elevator buildings and when, and which records to request before you write an offer. Where the public record stops, we say so and name the document that answers the question.
McGreevy and Comisar are the best realtor for Hammock Greens at Pelican Sound because the case rests 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 Hammock Greens read built from every MLS closing, the county deed file and the flood map.
If you're searching for the best realtor for Hammock Greens at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Hammock Greens 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. Owners and buyers comparing the best real estate agents in Estero should ask each one a simple question: with only two MLS closings in a year, which sales did you use to price this flat, and did you check them against the county's recorded deeds? We answer that below, sale by sale.
Recent Hammock Greens at Pelican Sound track record (last 12 months): In the last 12 months Hammock Greens at Pelican Sound has seen 2 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at $345,000 and $369,000, a median of $357,000 (mean of the two, small sample), $714,000 in total volume, a median of 55.5 days on market and a median sold-to-list ratio of 96.7%. The higher of the two, a second-floor two-bedroom flat in a Hammock Greens III elevator building, closed at its full $369,000 asking price in 3 days in January 2026. Over 60 months the MLS records 18 Hammock Greens closings at a $457,500 median. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida (RealTrends 2026).
In the last 12 months we tracked both Hammock Greens MLS closings and every one of the 18 the MLS has recorded here since April 2022, and we matched each to its condominium, floor and recorded deed in the Lee County sales file. All of them are listed in the market snapshot below, by month, price, bedrooms and size only.
For Hammock Greens sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At Hammock Greens the marketing has to do three things a generic condo listing does not: price from a short list of hand-matched sales, tell a buyer which of the four condominiums and which building type the flat sits in, and have the paperwork ready early, from the association's certificate of approval and the club's estoppel to the elevator buildings' structural reserve study and milestone inspection timing.
For Hammock Greens buyers: the first question is building type: an elevator flat in a four-story building or a flat in a two-story building with no elevator. The second is the carry, because every Hammock Greens owner pays the club's $11,495 annual assessment and a River Ridge CDD line of about $1,209 a year on top of the condominium dues, about 3.6 percent of a $357,000 price every year before dues, tax and insurance. The third is the age of the buildings: the three elevator buildings reach 30 years in 2028 and 2029, which is when Florida's milestone inspection falls due.
Honors and recognition:
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Hammock Greens at Pelican Sound means a condominium flat on Hammock Greens Lane, in a four-story elevator building or a two-story building with carports, at the heart of a gated, bundled-golf community where 27 holes, six pools, a boat ramp and a shuttle boat to Lovers Key come with ownership through one annual club assessment.
Hammock Greens at Pelican Sound is one of twelve marketed neighborhood names inside Pelican Sound, with 98 of the community's 1,299 residences on the 2026 Lee County tax roll, all coded as condominium units. Behind the one name sit four condominiums and four associations. The state's condominium register lists Hammock Greens at Pelican Sound, Hammock Greens II and Hammock Greens III at 22 units each and Hammock Greens IV at 32, and the county roll carries exactly those counts. All four associations are Florida not-for-profit corporations filed in September 1997, and all four are active.
Pelican Sound's 1,299 residences sit under twelve marketed names and 22 associations, not 22 neighborhoods, and Hammock Greens accounts for four of those associations, as many as Edgewater and more than any other Pelican Sound name. The Sunbiz document numbers are N97000005321 for Hammock Greens at Pelican Sound Condominium Association, Inc., N97000005479 for Hammock Greens II, N97000005478 for Hammock Greens III and N97000005477 for Hammock Greens IV. Each has its own board, budget, dues and recorded declaration. The club's 2026 Fact Sheet lists Cambridge Management for all four, and the state record names Cambridge Management of SW FL as each association's registered agent in Bonita Springs. The Southwest Florida MLS files every sale under one Sub name, "HAMMOCK GREENS", which is why published figures blend all four.
| Hammock Greens I | Hammock Greens II | Hammock Greens III | Hammock Greens IV | |
|---|---|---|---|---|
| Units (2026 roll and state register) | 22 | 22 | 22 | 32 |
| Buildings (county roll) | 1, four stories | 1, four stories | 1, four stories | 4, two stories, 8 flats each |
| Building type (club flyer) | Elevators and carports | Elevators and carports | Elevators and carports | Carports, two stories |
| Heated area on the roll | 1,207 to 1,375 | 1,207 to 1,375 | 1,207 to 1,375 | 1,258 to 1,394 |
| Bedrooms on the roll | 16 two, 6 three | 16 two, 6 three | 16 two, 6 three | 16 two, 16 three |
| Year built (roll) | 1998 | 1999 | 1999 | 1999 |
| Declaration recorded (state register) | October 22, 1998 | May 14, 1999 | November 10, 1999 | October 13, 1999 |
| MLS closings, 60 months (our match to the deed) | 3 | 3 | 7 | 4 |
Sources: Lee County Property Appraiser, 2026 tax roll; Florida Division of Condominiums public register; Pelican Sound Golf & River Club 2022 Types of Residences flyer; Southwest Florida MLS, pulled September 29, 2026. One more MLS closing in the 60-month record matches no Hammock Greens deed; it is discussed in the market snapshot. The club markets every Hammock Greens plan at 1,250 to 1,560 square feet; the county's heated area and the club's marketed size measure different things, so we quote both and compare neither.
The club's 2023 community map places Hammock Greens on the west side of Pelican Sound Boulevard, across the boulevard from the Golf Club, the administration building and Pelican Park, with the Racquet Center just to the northwest. The same map shows a pool symbol at the edge of the Hammock Greens buildings. The map does not say whether that pool is a club pool or a neighborhood pool, so ask the association before you count on it.
The public record supports three uses of a Hammock Greens flat: a seasonal lock-and-leave base inside a bundled golf and boating club, a full-time home at the lowest price point in Pelican Sound, and a lease for 30 days or longer under the club's leasing rules. We read these from the price, size, rules and fee structure of the homes, and we describe the property, not the people who own or rent it. The club says about 450 of Pelican Sound's 1,299 homes are year-round residences.
Five things buyers sometimes assume. No garages: every Hammock Greens building has carports, per the club's flyer. No elevator in Hammock Greens IV: its four buildings are two stories. No single-family homes: all 98 units are condominium flats. No new construction: the buildings date from 1998 and 1999 and every sale is a resale. No 55-plus restriction: Pelican Sound is not age-restricted; the club's rule that the person who signs a lease and the primary occupant be at least 25 is, in the club's own words, not a restriction on the age of occupants.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Hammock Greens at Pelican Sound closed twice in the Southwest Florida MLS in the 12 months to September 29, 2026, at $345,000 and $369,000, and had no active listings on that date. Because two sales cannot carry a median, Hammock Greens is read on its 60-month record: 18 MLS closings at a $457,500 median.
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 deeds and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and we name the pair. Sold-to-list means sold price over final list price. None of the 18 Hammock Greens closings in the 60-month record was entered after closing, so every one carries days on market. We matched each MLS closing to a recorded Hammock Greens deed by price and date in the Lee County sales file, which tells us the condominium and floor of each sale; 17 of the 18 match.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $357,000 (mean of $345,000 and $369,000) | $274.62 | 55.5 | 96.7% |
| 24 months | 5 (small sample) | $455,000 | $353.85 | 22 | 95.8% |
| 36 months | 8 (small sample) | $457,500 (mean of $455,000 and $460,000) | $351.92 | 16.5 | 96.8% |
| 60 months, first window with 10+ | 18 | $457,500 (mean of $455,000 and $460,000) | $347.85 | 8 | 100.0% |
The 60-month window totals $8,605,100 in volume, with days on market from 2 to 108 (mean 28.8). Five of the 18 closed above the final list price, five at it and eight below. The 12-month window totals $714,000.
Two sales, so we list both and draw no median conclusion from them.
| Closed | Condominium (county deed) | Floor | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| May 2026 | Hammock Greens IV, two-story building | Upper | 2 | 1,300 | $369,000 | $345,000 | 93.5% | 108 |
| Jan 2026 | Hammock Greens III, elevator building | Second | 2 | 1,300 | $369,000 | $369,000 | 100.0% | 3 |
Southwest Florida MLS, pulled September 29, 2026; condominium and floor from the matching Lee County recorded deed. Both were listed at $369,000. The elevator flat closed at full price in 3 days; the two-story flat took 108 days and closed $24,000 lower.
| Closed | Condominium (county deed) | Floor | Beds (MLS) | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Mar 2025 | Hammock Greens I | Third | 2 | 1,258 | $495,000 | $500,000 | 101.0% | 3 |
| Dec 2024 | Hammock Greens III | Second | 2 | 1,207 | $475,000 | $455,000 | 95.8% | 22 |
| Sep 2024 | Hammock Greens II | Third | 2 | 1,300 | $484,900 | $460,000 | 94.9% | 107 |
| Aug 2024 | Hammock Greens III | Third | 2 plus den | 1,450 | $560,000 | $500,000 | 89.3% | 11 |
| Apr 2024 | Hammock Greens III | Ground | 2 | 1,300 | $449,900 | $455,000 | 101.1% | 2 |
| Oct 2023 | Hammock Greens I | Ground | 2 | 1,207 | $469,900 | $460,000 | 97.9% | 98 |
| Jul 2023 | Hammock Greens IV | Upper | 2 | 1,382 | $449,900 | $449,900 | 100.0% | 2 |
| Jun 2023 | Hammock Greens IV | Ground | 3 | 1,560 | $549,000 | $500,000 | 91.1% | 27 |
| May 2023 | No matching deed (see below) | 3 | 1,767 | $930,000 | $845,000 | 90.9% | 58 | |
| Mar 2023 | Hammock Greens I | Third | 2 | 1,300 | $475,000 | $475,000 | 100.0% | 4 |
| Mar 2023 | Hammock Greens III | Ground | 2 | 1,300 | $449,900 | $449,900 | 100.0% | 6 |
| Feb 2023 | Hammock Greens III | Fourth | 2 | 1,250 | $449,900 | $449,900 | 100.0% | 6 |
| Dec 2022 | Hammock Greens II | Second | 3 | 1,450 | $524,900 | $480,000 | 91.4% | 40 |
| Jul 2022 | Hammock Greens III | Third | 2 | 1,300 | $450,000 | $454,500 | 101.0% | 9 |
| Jun 2022 | Hammock Greens IV | Upper | 3 | 1,560 | $499,000 | $531,900 | 106.6% | 7 |
| Apr 2022 | Hammock Greens II | Third | 2 | 1,300 | $399,900 | $425,000 | 106.3% | 5 |
The record shows a market that ran hot in 2022, when three of four sales closed above list, held near $450,000 to $500,000 through 2023 and 2024 with quick sales at or near asking price, and then thinned in 2025 and 2026 to one and two closings a year.
The MLS record carries one May 2023 closing at $845,000 for a three-bedroom of 1,767 square feet under the Hammock Greens Sub name. No Hammock Greens plan on the 2026 county roll exceeds 1,394 heated square feet, the club markets Hammock Greens plans at 1,250 to 1,560 square feet, and the county file holds no qualified Hammock Greens deed near that price or month. We believe the record is filed under the wrong neighborhood. We leave it in the published MLS figures above and show its effect: without it, the 60-month median is $455,000 (n = 17) instead of $457,500 (n = 18). It is outside the 12-, 24- and 36-month windows.
| Group | MLS closings matched to a deed | Median sold | Range |
|---|---|---|---|
| Hammock Greens I (elevator building) | 3 | $475,000 | $460,000 to $500,000 |
| Hammock Greens II (elevator building) | 3 | $460,000 | $425,000 to $480,000 |
| Hammock Greens III (elevator building) | 7 | $454,500 | $369,000 to $500,000 |
| Hammock Greens IV (two-story buildings) | 4 | $474,950 (mean of $449,900 and $500,000) | $345,000 to $531,900 |
| All three elevator buildings | 13 | $455,000 | $369,000 to $500,000 |
| Two-bedroom flats (MLS) | 13 | $454,500 | $345,000 to $500,000 |
| Three-bedroom flats (MLS), matched to a deed | 3 | $500,000 | $480,000 to $531,900 |
Our arithmetic on the Southwest Florida MLS rows, pulled September 29, 2026, grouped by the matching county deed. Every row is a small sample. The two readings worth taking from it: the four condominiums have sold in the same band, so a buyer is choosing on building type, floor and condition rather than on name; and three-bedroom flats, which are a third of Hammock Greens, have closed about $45,000 above two-bedroom flats at the median.
| Year | MLS closings | Median sold | Median sold-to-list | Median days on market |
|---|---|---|---|---|
| 2022 (April to December) | 4 | $467,250 (mean of $454,500 and $480,000) | 103.6% | 8 |
| 2023 | 7 | $460,000 ($454,950 without the unmatched May row) | 100.0% | 6 |
| 2024 | 4 | $457,500 (mean of $455,000 and $460,000) | 95.3% | 16.5 |
| 2025 | 1 | $500,000 | 101.0% | 3 |
| 2026 to September 29 | 2 | $357,000 (mean of $345,000 and $369,000) | 96.7% | 55.5 |
Every year is a small sample. The direction is still visible: from 2022 to 2024 Hammock Greens held a median between about $455,000 and $467,000 while sold-to-list ratios fell from above 100 percent to about 95 percent, and the two 2026 sales closed at $345,000 and $369,000, the lowest MLS prices in the 60-month record.
On September 29, 2026 the MLS showed no active Hammock Greens listings. With two closings a year, a single new listing can be the whole market for months, and listings change daily, so ask Marc for the current list before you plan a visit.
The county's qualified recorded sales cover more years than the MLS, and they include sales that never appear as MLS closings. 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 recorded price |
|---|---|---|
| 2026 (to July 29) | 3 | $369,000 |
| 2025 | 1 | $500,000 |
| 2024 | 5 | $460,000 |
| 2023 | 6 | $454,950 |
| 2022 | 5 | $454,500 |
| 2021 | 7 | $272,700 |
| 2020 | 8 | $228,750 |
| 2019 | 9 | $220,400 |
| 2018 | 6 | $224,000 |
| 2017 | 8 | $222,250 |
| 2016 | 11 | $195,000 |
| 2015 | 9 | $200,000 |
| 2014 | 7 | $206,850 |
| 2013 | 6 | $187,500 |
| 2012 | 7 | $173,500 |
| 2011 | 5 | $157,500 |
| 2010 | 4 | $189,000 |
| 2009 | 1 | $192,500 |
| 1999 | 1 | $167,800 |
Lee County Property Appraiser recorded-sales file, qualified sales, all years on file (109 in all), newest recording July 29, 2026. Since September 29, 2025 the county file shows 3 qualified Hammock Greens sales at a $369,000 median: the two MLS closings above, and a ground-floor three-bedroom flat in Hammock Greens I recorded at $550,000 in May 2026 that has no matching MLS closing. The county records the deed consideration and flags the sale qualified; we report it as recorded.
From 2019 to 2022 the county median roughly doubled, from $220,400 to $454,500, and it then held near $455,000 to $460,000 through 2024. Small yearly counts move medians, so we describe the direction, not a precise rate.
This sale history comes from the county deed file and the MLS, described by month, price, bedrooms and floor only. A third-floor two-bedroom flat in the Hammock Greens II elevator building, 1,258 heated square feet on the county roll, was recorded at $240,000 in October 2021, at $425,000 in April 2022, and at $460,000 in September 2024. The 2022 sale closed 6.3 percent over its $399,900 list price in 5 days; the 2024 sale took 107 days and closed at 94.9 percent of a $484,900 list. The same flat shows both markets: the 2021 to 2022 run-up, and the slower, negotiated market that followed.
A third-floor two-bedroom flat in the Hammock Greens I elevator building, 1,258 heated square feet on the roll, was recorded at $475,000 in March 2023 at its full asking price after 4 days, and resold at $500,000 in March 2025, above its $495,000 list, after 3 days. That is $25,000, or 5.3 percent, in two years for an upper-floor elevator flat (our arithmetic on the county deeds). We hold no record of this flat's view, updates or condition, which is what separates one flat from the next on the same floor plan.
Two of the highest Hammock Greens deeds in the county file never appear as MLS closings. A third-floor three-bedroom flat in Hammock Greens II, which had a $145,000 interior remodel permitted by the Village of Estero in October 2021, was recorded at $650,000 in August 2024, the highest qualified Hammock Greens price on the county file. And a ground-floor three-bedroom flat in Hammock Greens I was recorded at $550,000 in May 2026, the day after the $345,000 MLS closing in Hammock Greens IV. Both are qualified deeds. They show that a remodeled three-bedroom flat can sell well above the MLS median, and that the MLS alone undercounts Hammock Greens sales.
Hammock Greens I, II and III at Pelican Sound are three four-story condominium buildings with elevators and carports, 22 flats each, on Hammock Greens Lane, built in 1998 and 1999. Over 60 months 13 of their flats closed in the MLS at a $455,000 median, and each building is its own condominium and association.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county roll describes each elevator building the same way. Floors one to three hold six flats each and the fourth floor holds four. In Hammock Greens I, where we read the roll unit by unit, the two end flats on each of the first three floors are three-bedroom flats of 1,375 heated square feet, the next two in are two-bedroom flats of 1,258 and the middle two are two-bedroom flats of 1,207; the fourth floor holds two flats of each two-bedroom size. Hammock Greens II and III carry the same counts on the roll: eight flats at 1,207, eight at 1,258 and six three-bedroom flats at 1,375, with two baths in every flat. The club's flyer markets the three buildings as "4 Story Buildings with carports and elevators; 1250 sf 1560 sf".
Each elevator building has only four fourth-floor flats, all two-bedroom, which makes the top floor the scarcest position in Hammock Greens: 12 flats out of 98. One fourth-floor Hammock Greens III flat closed in the 60-month MLS record, in February 2023 at its full $449,900 asking price after 6 days.
Hammock Greens at Pelican Sound, Pelican Sound's 98-flat entry neighborhood, recorded 2 of the community's 50 MLS closings in the last 12 months and had no active listing on September 29, 2026. In a market that thin, the seller who prices from the right two or three comparables, and the buyer who is ready when a flat comes up, are the ones who close.
Selling a Hammock Greens condo in Pelican Sound? Get a free Hammock Greens home valuation or Call Jesse direct at (239) 898-6072. Our Hammock Greens at Pelican Sound seller's guide walks through the sale step by step, and the Hammock Greens 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 Hammock Greens? Call Marc at (239) 287-5873, start with our Hammock Greens at Pelican Sound buyer's guide or our Pelican Sound buyer's guide, or read how we represent buyers.
Hammock Greens at Pelican Sound Condominium Association, Inc. (Sunbiz N97000005321) was filed on September 18, 1997. Hammock Greens II (N97000005479) and Hammock Greens III (N97000005478) were filed on September 25, 1997. All three are active, all three filed their 2026 annual reports on April 16, 2026, and all three list Cambridge Management of SW FL in Bonita Springs as registered agent and mailing address. Each association's principal address is its own building on Hammock Greens Lane. The state's corporate records show no amendments to the articles of any of the three.
The county roll cites each elevator building's declaration in the Lee County Official Records: Hammock Greens at Pelican Sound at Book 3038, Page 1875; Hammock Greens II at Book 3117, Page 3645; and Hammock Greens III at Book 3187, Page 2036. The state's condominium register lists all three as approved and recorded, on October 22, 1998, May 14, 1999 and November 10, 1999. Each building's common elements are carried as a separate parcel on the roll.
| Closed | Building | Floor | Beds (MLS) | Sold price | Days on market |
|---|---|---|---|---|---|
| Jan 2026 | III | Second | 2 | $369,000 | 3 |
| Mar 2025 | I | Third | 2 | $500,000 | 3 |
| Dec 2024 | III | Second | 2 | $455,000 | 22 |
| Sep 2024 | II | Third | 2 | $460,000 | 107 |
| Aug 2024 | III | Third | 2 plus den | $500,000 | 11 |
| Apr 2024 | III | Ground | 2 | $455,000 | 2 |
| Oct 2023 | I | Ground | 2 | $460,000 | 98 |
Southwest Florida MLS, pulled September 29, 2026; building and floor from the matching county deed. The seven most recent elevator-building closings ran from $369,000 to $500,000, and the January 2026 sale at $369,000 is the lowest elevator-building price in the 60-month record.
An elevator matters to a buyer who wants single-level living without stairs above the ground floor, and it is also a building system the association must maintain, insure and eventually replace. The club's flyer lists carports, not garages, for all three buildings. How carport and any open spaces are assigned is set by each condominium's documents; ask Cambridge Management for the assignment that conveys with the flat you are buying.
Selling a Hammock Greens elevator-building flat? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens I, II or III? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Hammock Greens IV at Pelican Sound is 32 condominium flats in four two-story buildings with carports on Hammock Greens Lane, eight flats per building, built in 1999. Half of its flats are three-bedroom, the highest share in Hammock Greens, and four closed in the MLS over 60 months at a $474,950 median.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county roll records four buildings of eight flats each, four on the ground floor and four above. Across the 32 flats the roll records 16 two-bedroom flats of 1,258 heated square feet, 8 three-bedroom flats of 1,375 and 8 three-bedroom flats of 1,394, the largest heated area in Hammock Greens. In the building we read unit by unit, the two end flats on each floor are three-bedroom and the two middle flats two-bedroom. The club's flyer markets Hammock Greens IV as "2 Story Buildings with carports; 1250 sf 1560 sf", the same marketed range as the elevator buildings.
Hammock Greens IV has no elevators, per the club's flyer. A ground-floor flat has no stairs at all, and an upper flat is one flight up. For a buyer who wants three bedrooms in Hammock Greens, Hammock Greens IV holds 16 of the 34 three-bedroom flats.
Hammock Greens IV at Pelican Sound Condominium Association, Inc. (Sunbiz N97000005477) was filed on September 25, 1997, is active, filed its 2026 annual report on April 16, 2026, and lists Cambridge Management of SW FL as registered agent. Its principal address is one of its buildings on Hammock Greens Lane. The state's register lists the condominium as approved and recorded on October 13, 1999 with 32 units. The county roll cites the declaration at Official Records Book 3178, Page 201, and lists four later Official Records instruments in the common-elements description, at Books 3181, 3201, 3205 and 3207. Four later instruments on a four-building condominium is consistent with buildings added to the declaration in phases, but we have not read them and do not describe their contents.
| Closed | Floor | Beds (MLS) | MLS living area | Sold price | Days on market |
|---|---|---|---|---|---|
| May 2026 | Upper | 2 | 1,300 | $345,000 | 108 |
| Jul 2023 | Upper | 2 | 1,382 | $449,900 | 2 |
| Jun 2023 | Ground | 3 | 1,560 | $500,000 | 27 |
| Jun 2022 | Upper | 3 | 1,560 | $531,900 | 7 |
Four closings in 60 months at a $474,950 median (mean of $449,900 and $500,000), a small sample. The May 2026 sale at $345,000 is the lowest MLS price in the 60-month Hammock Greens record, and the June 2022 sale at $531,900, 106.6 percent of its list price, is the highest MLS closing matched to a Hammock Greens deed.
Three of the four Hammock Greens IV sales were upper flats, which is too few to price a floor premium. What the record supports is the bedroom gap: the two three-bedroom Hammock Greens IV sales closed at $500,000 and $531,900, and the two two-bedroom sales at $449,900 and $345,000.
Selling a Hammock Greens IV condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens IV? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Hammock Greens at Pelican Sound was one of the first neighborhoods built in Pelican Sound: its four associations were filed in September 1997, the first Hammock Greens condominium was recorded on October 22, 1998, among the first three condominiums in the community, and the other three were recorded through 1999.
Pelican Sound was developed by WCI Communities, the Bonita Springs developer whose filings with the U.S. Securities and Exchange Commission, including a 2001 registration statement and a 2002 annual report, name Pelican Sound. The club's own history records the golf course opening in May 1998, the main clubhouse opening on December 31, 1999, and the turnover of the community to an elected member board in January 2003.
The state's corporate record shows Hammock Greens at Pelican Sound Condominium Association filed on September 18, 1997, and Hammock Greens II, III and IV on September 25, 1997. Four associations were in place more than a year before the first Hammock Greens declaration was recorded, which is why Hammock Greens has always been four condominiums with separate budgets and boards under one marketed name.
The state's condominium register records Hammock Greens at Pelican Sound on October 22, 1998, the same day as the first Edgewater and Seaside condominiums, the earliest recording date of any Pelican Sound condominium in the register extract we read. Hammock Greens II followed on May 14, 1999, Hammock Greens IV on October 13, 1999 and Hammock Greens III on November 10, 1999.
The county roll dates Hammock Greens I to 1998 and II, III and IV to 1999. That makes Hammock Greens, with the first Edgewater and Seaside condominiums, the oldest condominium stock in Pelican Sound, one to four years older than Island Sound and Turnberry. In 2026 the buildings are 27 and 28 years old, which matters for roofs, elevators, the milestone inspection that the three four-story buildings reach in 2028 and 2029, and what each association has set aside in reserves.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Hammock Greens at Pelican Sound home comes with full membership in Pelican Sound Golf & River Club, a bundled, non-equity club where every residence carries one family membership: 27 holes, 8 tennis courts, 14 pickleball courts, 5 bocce courts, a fitness center, 6 pools and 6 spas, a boat ramp, boat storage and a shuttle boat to Lovers Key.
The club's 2026 Fact Sheet says membership is an exclusive right of Pelican Sound owners, is a family membership dependent on ownership of a residence, and terminates when the residence is sold. It counts 1,299 units in one bundled membership type with access to all listed amenities, and it requires every member to hold a certificate of approval from the neighborhood association, which for a Hammock Greens buyer means the association of the condominium being bought.
Twenty-seven holes designed by Chip Powell and Mike Hill. Members book tee times 10 days ahead and registered houseguests 2 days ahead, and guest play is restricted from January through March 31 until after 12:30 p.m., per the Fact Sheet. Cart fees are separate: $29.35 plus tax for a member's 18-hole cart in 2026, or an annual private cart trail fee of $2,272 plus tax. On the club's map, Hammock Greens sits across Pelican Sound Boulevard from the Golf Club.
Eight Hydro-Grid tennis courts, 14 pickleball courts and 5 bocce courts at the Racquet Center, per the 2026 Fact Sheet, which the club's map places just northwest of Hammock Greens. Tennis guest play is restricted November through April until after noon.
The Fact Sheet lists a boat launch ramp, outdoor boat storage at $625 a year plus tax, canoe and kayak storage at $155 a year plus tax, complimentary canoes and kayaks, and a boat shuttle to Lovers Key State Park. Registered houseguests may use the boat shuttle and the canoes and kayaks.
Six pools, six spas, a kiddie pool, three fire pits, a fitness center, a playground, a half basketball court, two horseshoe pits, a dog park and an outdoor fitness park, per the Fact Sheet. Pelican Park sits across the boulevard from Hammock Greens on the club's map.
Four venues: 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.
The annual assessment does not cover the Hammock Greens condominium dues, cart and trail fees, boat or kayak storage, guest fees, lessons, or food and beverage. Lessees who take over the amenity privilege pay a $465 transfer fee plus tax.
Hammock Greens at Pelican Sound owners pay two recurring association charges: the club's 2026 annual assessment of $11,495, the same for every residence in Pelican Sound, and the dues of their own Hammock Greens condominium, which none of the four associations publishes. A River Ridge CDD assessment of about $1,209 a year also appears on the county tax bill.
The 2026 Fact Sheet lists the annual assessment at $11,495 for every residence. The club's Q and A says the assessment offsets club expenses not covered by revenue and has three parts: amenities, property management and replacement reserves. Property management includes cable TV and fiber-optic internet for all homes, common-area maintenance and landscaping, security, pool maintenance and utilities.
The Fact Sheet sends buyers to each neighborhood's manager for neighborhood fees and lists Cambridge Management for Hammock Greens I, II, III and IV. None of the four associations publishes its budget or dues, so we do not state a figure, and we do not assume the four match: three run elevator buildings and one runs four two-story buildings. The estoppel certificate for the specific flat is the document that states current dues, any special assessment and any amount owed.
In a Florida condominium the association's budget usually carries the building insurance, roof and exterior, elevators where there are elevators, building grounds and reserves. The club's Q and A tells owners to contact their own association's management company about the building and its immediate surroundings, including parking lots and irrigation. Hammock Greens I, II and III each maintain an elevator building; Hammock Greens IV maintains four two-story buildings and no elevators, so the budgets are built on different assets.
Pelican Sound sits inside the River Ridge Community Development District. Its adopted FY2026 budget assesses each of Pelican Sound's 1,299 units $177.21 for the general fund and $1,031.71 for the Pelican Sound program, which covers lake and wetland maintenance and roadway resurfacing, a total of $1,208.92 a year, up from $1,012.62 the year before. It is billed on the Lee County tax bill.
At the 12-month Hammock Greens median of $357,000, the club assessment and the CDD line together, $12,703.92 a year, are about 3.6 percent of the price; at the 60-month median of $457,500 they are about 2.8 percent, before condominium dues, tax and insurance (our arithmetic). We do not publish an all-in monthly figure because the condominium dues are not public.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Hammock Greens at Pelican Sound buyers pay layered costs: the club's $11,495 annual assessment, their condominium's dues, the River Ridge CDD line, a one-time club charge at closing of $20,300 for a first-time Pelican Sound owner or $11,495 for a repeat owner, a $299 club estoppel fee, property tax and insurance.
$11,495 a year for 2026. The Q and A says replacement reserves are funded through the assessment from a study prepared each year by an independent reserve firm.
Hammock Greens I, II, III or IV dues, not published. The estoppel from Cambridge Management states them, along with any special assessment in place.
About $1,209 a year on the FY2026 River Ridge CDD roll, collected on the county tax bill.
The 2026 Fact Sheet lists an initiation fee of $20,300 at closing for first-time owners to Pelican Sound, a resale capital fee of $11,495 at closing for owners who own or have previously owned in Pelican Sound, and a $299 estoppel fee at closing. The Q and A explains that the Capital Resale Reserve is funded each time a unit sells, by an amount equal to that year's annual assessment. Any charge the Hammock Greens association itself makes at sale appears on its estoppel.
Cart and trail fees, boat storage ($625 a year plus tax), kayak storage ($155 a year plus tax), registered houseguest fees ($100 plus tax per registration), and, for a landlord, a $260 lease application, a $155 annual lease renewal and a $465 amenity transfer fee plus tax when a tenant takes the amenity privilege.
Lee County property tax is billed on the county's assessed value, and a buyer's first bill can differ from the seller's when the assessment and exemptions reset. We do not quote a tax bill for a Hammock Greens flat. Insurance is an HO-6 policy on the flat's interior, contents and loss assessment, with the association's master policy on the building.
On a $357,000 Hammock Greens flat, cash at closing beyond the price and any lender costs includes $20,599 in club charges ($20,300 initiation and $299 estoppel), about 5.8 percent of the price, and then $12,703.92 a year in club and district charges before the condominium dues (our arithmetic on the 2026 schedules). The club charges are the same dollars on a $1.4 million home on Masters Circle, which is why they weigh most heavily at Hammock Greens and Island Sound II.
Hammock Greens at Pelican Sound is governed by four recorded condominium declarations, one for each of Hammock Greens I, II, III and IV, each with its own articles, bylaws and rules, and above them by Pelican Sound's master declaration and the club's rules, including its Architectural Review Committee guidelines. Buyers receive the condominium documents through the resale disclosure process.
The county roll cites the Hammock Greens declarations at Official Records Book 3038, Page 1875 (Hammock Greens at Pelican Sound), Book 3117, Page 3645 (II), Book 3187, Page 2036 (III) and Book 3178, Page 201 (IV, with four later instruments). We have not read the declarations page by page and do not paraphrase their clauses. We tell buyers to request the declaration and every amendment for the condominium they are buying, and to read the use, leasing, pet, guest and alteration sections.
The club's 2026 Fact Sheet ties leasing to "the Declaration Article XIII Section 13.13 and any applicable Neighborhood Documents", which means the master declaration and the Hammock Greens documents both apply to a lease. The Fact Sheet's membership, lessee and guest rules are the club's published rules, and the Board of Directors may change guest privileges and fees with notice.
The Fact Sheet's first membership condition is that "All Members must have a certificate of approval from their Neighborhood Association." For a Hammock Greens buyer that is a certificate from the association of the condominium being bought, so the sale contract should allow time for it. The application form, any fee and any interview are set by the association, through Cambridge Management.
Every lease needs approval from the neighborhood association and an application through the club, filed 20 business days before the lease starts, per the Fact Sheet. The club's lease application fee is $260 for Hammock Greens; the only neighborhood-specific lease fee in the 2026 schedule is Island Sound II's $310.
Exterior work needs approval under the club's Architectural Review Committee Guidelines and Procedures, and the Fact Sheet makes "no outstanding violations" of those guidelines a condition of leasing. In a condominium the association also controls the building's exterior, windows, doors and common elements, so window, shutter or door replacements need the condominium association's approval as well as a Village of Estero permit.
Section 718.110 governs how a condominium declaration is amended. A buyer's title agent can pull every recorded amendment for the Hammock Greens condominium being bought from the Lee County Clerk's official records, and the association must include the current governing documents in the resale disclosures under Section 718.503.
Hammock Greens at Pelican Sound is not a 55-plus community. Pelican Sound is not age-restricted, the club's family membership includes dependent children 24 and under, and the only adult age figure in the club's published rules is a leasing rule, which the club itself says is not a restriction on occupants' ages.
The Fact Sheet states that all individuals who lease units must be at least 25 and adds, "This is not a restriction on the age of occupants, but a requirement that the individual executing the lease and the primary occupant of the unit be at least 25 years of age." Federal fair housing law allows housing for older persons only where a community meets specific requirements, and Pelican Sound does not claim that status. We describe the property and the published rules, not who should live in it.
Renting out a Hammock Greens at Pelican Sound condo is allowed for a minimum of 30 days under the club's published rules, with neighborhood association approval, a lessee and primary occupant at least 25, no pets for lessees except service animals, and an application filed 20 business days ahead. The club's lease application fee is $260.
The 2026 Fact Sheet lists ten lessee conditions. Among them: a minimum lease of 30 days in compliance with the master declaration and the neighborhood documents; all club accounts, dues and assessments current; no outstanding architectural violations; association approval and fees; the application, lease and paperwork 20 business days before the start date; every tenant named on the application; and immediate written notice to the club of any change in dates. The club's Q and A adds that a few associations require a longer minimum of 60 days. We have not confirmed whether any Hammock Greens condominium is one of them; its declaration and the association answer that.
An owner may transfer the amenity privilege to a lessee. During the lease the owner keeps dining privileges only, stays responsible for dues and for the lessee's conduct, and is liable for a lessee's club account that is 60 days past due. The transfer fee is $465 plus tax, and an annual lease renewal is $155.
A stay shorter than 30 days is below the club's published minimum, so nightly and weekly rentals are not allowed under the club's rules. Florida's transient rentals tax applies to rentals of six months or less, which covers most seasonal leases, under Section 212.03.
Request the condominium's lease rules and minimum term, the association's application and fee, the club's application and amenity transfer forms, the current tenant's approval status if one is in place, and the insurance requirements for a leased flat, before making an offer. In a building of 22 flats, also ask whether the association limits how many flats may be leased at once; some Florida condominium declarations do, and only the declaration answers it.
Hammock Greens at Pelican Sound carries the community's standard houseguest allowance: six unaccompanied houseguest registrations a year, each valid for up to two weeks, at $100 plus tax per registration. Only Island Sound 1, Island Sound 2 and Turnberry 1 are held to two a year, per the club's 2026 Fact Sheet.
When the owner is not present, guests must be registered with the club five business days before arrival on a Houseguest Registration Form. Houseguest cards go to anyone over 12 named on the form, and a cancellation must reach the club two business days before arrival or the registration counts against the year. Registered houseguests may not bring pets, and the number of guests per visit is set by the neighborhood documents.
For a seasonal owner who lends the flat to family, six two-week registrations is three times the allowance next door at Island Sound, the neighborhood whose elevator condos compete most directly with Hammock Greens on price. The condominium documents set how many guests may stay per visit, so read them alongside the club's rule.
Guests who visit with the owner are added to the owner's gate guest list and are not admitted otherwise, per the Fact Sheet. Accompanied guests use club facilities with the member and pay guest fees.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pet rules for owners at Hammock Greens at Pelican Sound are set by the four Hammock Greens condominium documents, which are not published. The club's published rules are clear on two points: lessees may not bring any animal except a bona fide service animal, and registered houseguests may not bring pets.
We cannot state the number, size or breed limits for an owner's pets in any of the four condominiums, and we do not publish a blanket rule; the four may differ. 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. The club lists a dog park among its amenities.
Ask Cambridge Management for the pet rule of the specific Hammock Greens condominium in writing before you go under contract, and if you plan to lease, remember the club's lessee rule.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories, so they reach the three four-story Hammock Greens elevator buildings, which turn 30 in 2028 and 2029, and by their terms not Hammock Greens IV's two-story buildings. Elevator-building buyers should ask for both records.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more stories tall, and later bills, including Senate Bill 154 in 2023, House Bill 1021 in 2024 and House Bill 913 in 2025, refined them. Section 553.899 sets the milestone inspection: due by December 31 of the year a building reaches 30 years after its certificate of occupancy, or 25 years where the local enforcement agency requires it based on local circumstances, and every 10 years after. Section 718.112 sets the structural integrity reserve study, and the state's condominium division says associations are required to complete one by December 31, 2025.
Hammock Greens I carries a 1998 year built on the county roll and Hammock Greens II and III carry 1999, so on the 30-year rule their first milestone inspections fall due by the end of 2028 and 2029, measured from each building's certificate of occupancy, which can differ from the roll's year. If the Village of Estero, which issues building permits here, applies the 25-year local option, the date has already passed. As four-story buildings, all three also fall under the structural integrity reserve study requirement. We have not seen the Village's determination or any association's milestone or reserve study records, and we do not describe what they contain.
Hammock Greens IV's four buildings are two stories, so the three-story rules do not reach them by their terms. Section 718.112 still requires a condominium association to budget reserves for roof replacement, painting, pavement and other capital items unless owners have properly waived or reduced them, and the budget and reserve schedule are the buyer's best view of how ready a 1999 building is for its next roof.
Hammock Greens' elevator buildings are the oldest buildings of three or more stories in Pelican Sound. Turnberry I and Island Sound II, the community's other four-story condominiums, were built from 2000 to 2002 on the roll, so their 30-year dates fall in 2030 to 2032. A Hammock Greens buyer is buying into the first milestone cycle in Pelican Sound, which is a reason to read the reserve study and the last two budgets closely.
Section 718.503 requires a resale seller of a condominium unit to give the buyer the governing documents, the budget and financial information and related disclosures, and Section 718.116(8) governs the estoppel certificate and caps its fee. For a flat in Hammock Greens I, II or III, that package should include the structural integrity reserve study and any milestone report, or a statement of their status. The state's Division of Condominiums publishes an online database of associations that have reported a completed reserve study; we did not query it for Hammock Greens, so check it or ask the association.
The state's condominium register lists all four Hammock Greens condominiums as approved and recorded. That is the registration status of each declaration. It is not a finding about the buildings' condition and says nothing about milestone or reserve status.
At all seven Hammock Greens at Pelican Sound buildings, FEMA's National Flood Hazard Layer, queried on October 7, 2026 at Lee County's own address points, returns Zone X, the 0.2 percent annual chance flood hazard, outside the special flood hazard area, on FIRM panel 12071C0587G effective November 17, 2022.
We took the location of each Hammock Greens building from Lee County's NG911 address point layer, which places every flat's address, and queried FEMA's flood hazard and FIRM panel layers at the center of each building's points: the three elevator buildings and the four Hammock Greens IV buildings. All seven returned Zone X with the subtype 0.2 percent annual chance flood hazard, special flood hazard area false, panel 12071C0587G, effective November 17, 2022; at Hammock Greens II the subtype reads "in combined riverine and coastal zone". These are map readings at points, not surveys, and the exact building should be checked before you buy.
A grid of test points around the neighborhood shows Zone AE, inside the special flood hazard area, mapped a short distance west and northwest of the Hammock Greens buildings, toward the golf course and Island Sound. Hammock Greens sits on the dry side of that line on the current map. A buyer should know the line is near, because flood maps are revised and a lender rates the building, not the neighborhood.
A federally backed mortgage requires flood insurance only on a building in a special flood hazard area, which means zones starting with A or V, so a Zone X building does not trigger the federal requirement. Flood insurance is still available and is often priced lower outside the special flood hazard area, and a lender may require it anyway. In a condominium, the association's master policy on the building, including any flood policy, matters as much as the owner's own coverage. Citizens Property Insurance publishes its own flood coverage requirement for policyholders.
Lee County's evacuation zone layer returns surge zone 1, the county's evacuation Zone A, at the Hammock Greens buildings we tested. Zone A is the first zone ordered to leave for storm surge, and that is a separate map from FEMA's flood insurance map: a building can be in flood Zone X and evacuation Zone A at the same time, as Hammock Greens is.
The Village of Estero participates in FEMA's Community Rating System at Class 6, a 20 percent discount on National Flood Insurance Program premiums for policies in the special flood hazard area, and FEMA notified the Village on November 21, 2024 that it would keep that rating. Policies outside the special flood hazard area are priced differently, so ask your agent how the discount applies to a Zone X building.
Each association's master policy covers its buildings under Section 718.111(11), and each owner carries an HO-6 policy for interior, contents and loss assessment. Section 627.714 sets a minimum of $2,000 of loss assessment coverage on a unit-owner policy. Ask for the master policy summary, the hurricane deductible and the roof age for the specific building, and ask an insurance agent about a wind mitigation inspection on the state's uniform mitigation verification form, which can earn wind discounts under Section 627.711.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, per the National Hurricane Center, with its worst surge on Lee County's coast and islands. Inside Pelican Sound, the architect of record for the rebuilt River Club, the riverfront clubhouse, says Ian brought about three feet of water into that building. In the two Village of Estero monthly permit reports that carry Pelican Sound's largest clusters of Ian repair permits, June 2023 and May 2024, we found no Hammock Greens line items; those clusters are in Island Sound II. That is a search of two reports, not every report, and it is not a statement that no Hammock Greens flat was damaged. Hurricane Milton in October 2024 made landfall near Siesta Key, north of Lee County.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Village of Estero's monthly building permit reports show Hammock Greens owners remodeling flats before Hurricane Ian: a $145,000 interior remodel in a third-floor Hammock Greens II flat in October 2021, a $150,000 condo remodel in a ground-floor Hammock Greens I flat in April 2022, and a $45,000 bath remodel in a Hammock Greens IV flat in May 2022.
The Village's October 2021 report lists an interior remodel of a third-floor flat in the Hammock Greens II building, valued at $145,000. The county file shows the same three-bedroom flat recorded at $650,000 in August 2024, the highest qualified Hammock Greens price on the file.
The April 2022 report lists a commercial alteration permit described as a condo remodel for a ground-floor flat in the Hammock Greens I building, valued at $150,000. The county file shows that same ground-floor three-bedroom flat recorded at $550,000 in May 2026, with no MLS closing. The May 2022 report lists a master and guest bath remodel for a ground-floor flat in one of the two-story buildings of Hammock Greens IV, valued at $45,000.
The permits show that some Hammock Greens flats have had full interior remodels, at values a third of a flat's price or more, and the two remodeled three-bedroom flats we can trace later recorded at $650,000 and $550,000, well above the neighborhood's MLS median. They do not tell us which other flats are updated, and we did not search every monthly report. For a specific flat, the Village's permit history, the seller's disclosures and the association's records are the place to look.
Ask which permits the flat has had, whether each closed with a final inspection, when the building's roof was last replaced, and, in an elevator building, when the elevator was last modernized. Ask the association what wind or flood claims it has made since 2022, how they were paid, and whether any special assessment followed.
Hammock Greens 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 rather than a fixed boundary, so a family should confirm options for the exact address with the district.
The Village of Estero's schools page lists Pinewoods Elementary for kindergarten through fifth grade at 11900 Stoneybrook Golf Drive, Three Oaks Middle School for sixth through eighth at 18500 Three Oaks Parkway, and Estero High School for ninth through twelfth at 21900 River Ranch Road.
Lee County divides its choice system into East, South and West zones. Families rank schools within the options for their address, and assignment depends on preference, proximity and seats. The district's school zone pages and its SchoolSite Locator are where to confirm current options for a Hammock Greens Lane address.
Florida Gulf Coast University, a public university, is on Estero's northeast side, roughly 20 minutes from Pelican Sound's gate by our community research.
The Village of Estero's Community Development Department issues building permits for Hammock Greens at Pelican Sound, the Lee County Clerk records the four declarations and every deed, and the Lee County Property Appraiser carries each flat's parcel record. Permit history and recorded instruments are the documents to check for any specific flat.
Estero incorporated as a village on December 31, 2014, and the Village's Community Development Department now handles building permits and inspections inside its limits, at 9401 Corkscrew Palms Circle. The Village publishes a monthly building permit report, which is where the Hammock Greens remodel permits above appear. Permits from before incorporation sit with Lee County.
For a Hammock Greens flat, the useful permit questions are air-conditioning replacement, water heater replacement, windows and sliding doors (association-controlled in a condominium), electrical panels, plumbing and any interior remodel. A permit with a final inspection is evidence; an unpermitted change is a question for the seller.
We did not read a permit list for every Hammock Greens address, any of the four declarations or their amendments, or any association's minutes. Those are the documents that would show a special assessment, a roof or elevator project, or a rule change, and we ask for them on every Hammock Greens purchase.
Near Hammock Greens at Pelican Sound, the projects that matter most are outside the gate: the Village of Estero's 62.5-acre Estero RiverPark at Corkscrew Road and US-41, a proposed apartment development at US-41 and Pelican Sound Drive, and Estero River dredging. We make no claim about their effect on Hammock Greens prices.
The Village bought 62.5 acres at the northeast corner of Corkscrew Road and US-41 in January 2019 for $24.5 million to create a riverfront park and preserve. The Village lists the first phase as an entry road and parking lot, a restroom, a pedestrian bridge over the Estero River and mulch walking paths.
Gulfshore Business reported a proposed mixed-use planned development of up to 219 apartments on about 11 acres at the corner of US-41 and Pelican Sound Drive. It requires Village approval, and we have not confirmed its current status.
The U.S. Army Corps of Engineers has published a public notice for maintenance dredging of the Estero River from US-41 west to Estero Bay, the route Pelican Sound's boaters and shuttle use. In 2025 the Village amended Pelican Sound's zoning to make the club's two shuttle-boat moorings at the River Club dock permanent, with operating conditions.
Daily life at Hammock Greens at Pelican Sound runs through Pelican Sound's staffed gates and the club at 4569 Pelican Sound Boulevard, with building questions handled by Cambridge Management for all four Hammock Greens associations. Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive away.
The club's 2023 map shows the Corkscrew gatehouse open 24 hours and the main and Williams gates closed from 11 p.m. to 7 a.m. Guests are admitted only from a member's gate guest list, and unaccompanied houseguests need a registration, per the Fact Sheet. For a showing, the listing agent arranges gate access.
Every Hammock Greens building has carports, per the club's flyer; how carport and open spaces are assigned is set by each condominium's documents. The club's Q and A tells owners to contact their own association's management company about the building and its immediate surroundings, including parking lots. Mail and trash arrangements for a specific building are a question for the association.
The club's Q and A lists cable TV and fiber-optic internet for all homes inside the annual assessment.
These are approximate off-peak drive times from Pelican Sound's gate that our community research collected and rounded.
| Destination | Approximate drive |
|---|---|
| Coconut Point shopping and dining | about 3 to 5 minutes |
| Lee Health Coconut Point emergency department | about 5 minutes |
| I-75 at Corkscrew Road, Exit 123 | about 10 minutes |
| Miromar Outlets | about 10 to 12 minutes |
| Bonita Beach | about 18 to 20 minutes |
| Lovers Key State Park by car | about 20 to 25 minutes |
| Florida Gulf Coast University | about 18 to 22 minutes |
| Southwest Florida International Airport | about 17 to 22 minutes |
| Downtown Naples | about 25 to 30 minutes |
Lee Health Coconut Point, at 23450 Via Coconut Point, has a 24-hour emergency department and outpatient services. Gulf Coast Medical Center in Fort Myers is the nearest full hospital with a trauma and emergency center, roughly 18 minutes north.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Hammock Greens at Pelican Sound is one of the two oldest condominium neighborhoods in Pelican Sound, with 98 flats built in 1998 and 1999, and its 12-month MLS median of $357,000 on two sales is the lowest of any neighborhood with closings; only Island Sound II's elevator condos, at $345,000 on five sales, close lower.
| Neighborhood | Units | Ownership and product | Built (county roll) | MLS closings, 12 months | 12-month median | 12-month median $ per MLS sq ft |
|---|---|---|---|---|---|---|
| Hammock Greens | 98 | Condominium, three four-story elevator buildings (I to III) and four two-story buildings (IV), four associations | 1998 to 1999 | 2 | $357,000 (mean of $345,000 and $369,000, small sample) | $274.62 |
| Island Sound | 216 | Condominium: coach homes (I) and four-story elevator condos (II) | 2001 to 2002 | 11 | $450,000 | $301.38 |
| Turnberry | 180 | Condominium: four-story elevator condos (I) and two-story condos (II) | 2000 to 2001 | 7 | $470,000 | $301.28 |
| Palmetto Dunes | 156 | Condominium carriage homes | 2001 | 3 | $960,000 (small sample) | $454.80 |
| Edgewater | 114 | Condominium coach homes, four associations | 1998 to 2000 | 7 | $585,000 | $354.84 |
| The Masters | 100 | Fee-simple single-family | 2000 to 2002 | 7 | $1,249,000 | $571.01 |
| Oak Run | 96 | Condominium carriage homes | 2000 | 4 | $812,500 (mean of $765,000 and $860,000, small sample) | $446.61 |
| Southern Hills | 84 | Condominium coach homes | 2001 | 6 | $537,500 (mean of $535,000 and $540,000, small sample) | $341.83 |
| Pinehurst | 82 | Fee-simple single-family, self-managed | 1998 to 2000 | 0 | none (6 closings in 60 months) | none |
| Seaside | 80 | Condominium carriage homes, three associations | 1998 to 2000 | 1 | $970,000 (one sale) | $447.00 |
| Gleneagles, with Torrey Pines | 93 | Fee-simple single-family | 1998 to 2000 | 2 | $1,119,250 (mean of $1,022,500 and $1,216,000, small sample) | $595.21 |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser, 2026 tax roll; McGreevy and Comisar's Pelican Sound roster reconciliation of September 30, 2026. The units sum to 1,299 and the 12-month closings to 50.
Island Sound II is the closest match to the Hammock Greens elevator buildings: four-story buildings with elevators and carports, two- and three-bedroom flats of 1,207 to 1,375 heated square feet on the roll, the same plan sizes as Hammock Greens I to III. Island Sound II closed 5 times in 12 months at a $345,000 median; Hammock Greens closed twice at $345,000 and $369,000. The full comparison is in the next section.
Turnberry I is also four-story elevator condos with carports and Turnberry II is two-story condos with carports, the same pairing of building types Hammock Greens offers, per the club's flyer. Turnberry closed 7 times in 12 months at a $470,000 median, a small sample.
The coach home neighborhoods, Edgewater, Southern Hills and Island Sound I, add a one-car garage and closed at 12-month medians of $515,000 to $585,000. A Hammock Greens flat costs less and trades the garage for a carport.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Hammock Greens at Pelican Sound for an older, smaller, quieter-trading condo neighborhood mapped in flood Zone X at all seven buildings, with six houseguest registrations a year; choose Island Sound for younger buildings, garaged coach homes in Island Sound I and the most resale choice in Pelican Sound, in Zone AE.
| Factor | Hammock Greens at Pelican Sound | Island Sound at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 98: I 22, II 22, III 22, IV 32 | 216: I 84, II 132 |
| Product (club flyer) | I to III: four-story, carports and elevators; IV: two-story, carports | I: two-story coach homes, one-car garage; II: four-story, carports and elevators |
| Associations (Sunbiz) | N97000005321, N97000005479, N97000005478, N97000005477 | N00000003526 (I), N00000003531 (II) |
| Associations filed | September 1997 | May 2000 |
| Built (roll) | 1998 to 1999 | 2001 to 2002 |
| Declarations recorded (state register) | October 1998 to November 1999 | November 2001 (II), May 2002 (I) |
| Heated area (roll) | 1,207 to 1,394 | 1,207 to 1,535 |
| Bedrooms (roll) | 2 on 64, 3 on 34 | 2 on 180, 3 on 36 |
| Neighborhood manager (club Fact Sheet) | Cambridge Management | Frankly Coastal |
| Houseguest registrations a year | 6 | 2 |
| Club lease application fee | $260 | $260 in I, $310 in II |
| FEMA zone at the points we queried | X, 0.2 percent annual chance, outside the special flood hazard area | AE, coastal floodplain, base flood elevation 11.0 feet |
| Lee County evacuation zone | A (surge zone 1) | A |
| Four-story buildings reach 30 years | 2028 (I) and 2029 (II, III) | 2031 and 2032 (II) |
| MLS, 12 months | 2 closings, $357,000 median (small sample) | 11 closings, $450,000 median |
| MLS, 24 months | 5, $455,000 (small sample) | 18, $472,500 |
| MLS, 36 months | 8, $457,500 (small sample) | 30, $485,000 |
| MLS, 60 months | 18, $457,500 | 42, $470,000 |
| Elevator condos, 12 months | 1 at $369,000 | Island Sound II: 5, $345,000 |
| Median $ per MLS sq ft, 12 months | $274.62 | $301.38 |
| Median days on market, 12 months | 55.5 | 48 |
| Median sold-to-list, 12 months | 96.7% | 96.5% |
| Active listings, September 29, 2026 | 0 | 7, median $324,900 |
| County qualified sales since September 29, 2025 | 3, $369,000 median | 12, $443,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; Florida Division of Corporations; Pelican Sound Golf & River Club 2026 Fact Sheet and 2022 Types of Residences flyer; FEMA National Flood Hazard Layer and Lee County evacuation zones, queried at Lee County address points. MLS and county figures are never mixed.
The flood map and the guest rule. At the seven Hammock Greens buildings FEMA shows Zone X outside the special flood hazard area; at the Island Sound Circle points the Island Sound guide checked, it shows Zone AE with an 11-foot base flood elevation, which brings mortgage flood insurance and the substantial improvement rule into an Island Sound purchase. And Hammock Greens owners register unaccompanied houseguests six times a year, against two in both Island Sound condominiums.
The elevator flats. Hammock Greens I to III and Island Sound II use the same three heated plan sizes on the county roll, 1,207, 1,258 and 1,375 square feet, in four-story buildings with elevators and carports, and both sell at the bottom of Pelican Sound's price range: Island Sound II at a $345,000 12-month median, Hammock Greens' January 2026 elevator flat at $369,000. The club, the gate and the annual assessment are identical.
Hammock Greens is the older of the two by two to four years. Its elevator buildings reach 30 years in 2028 and 2029 on the county roll, against 2031 and 2032 for Island Sound II, so a Hammock Greens buyer meets Florida's milestone inspection cycle sooner, and should read each association's structural reserve study with that in mind.
Island Sound turns over far faster, with 11 closings in 12 months against two at Hammock Greens, and offers more choice: 7 actives on September 29, 2026 against none. A Hammock Greens buyer often waits for a flat to come up; a Hammock Greens seller often has the market to themselves.
Choose Hammock Greens at Pelican Sound if you want an elevator or two-story condo at the entry price into the club, a building mapped in flood Zone X, the community's standard six houseguest registrations, and a smaller neighborhood where you accept a thinner resale market and an earlier milestone cycle. Choose Island Sound if you want a garaged coach home in Island Sound I, the most comparable sales when you eventually sell, or the youngest condominium buildings in Pelican Sound, and you accept Zone AE and the two-registration guest rule. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Hammock Greens at Pelican Sound's strengths are its entry price into Pelican Sound's bundled club, elevator buildings, flood Zone X at all seven buildings and six houseguest registrations; its weaknesses are a thin resale market, some of the oldest condominium buildings, an early milestone cycle, unpublished dues and a high club cost relative to price.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Hammock Greens at Pelican Sound listing agent, or thinking, 'I need someone to sell my Hammock Greens at Pelican Sound home...' you are selling into Pelican Sound's thinnest condo market, where every comparable is checked by hand. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked both Hammock Greens MLS closings, pulled September 29, 2026, and every one of the 18 the MLS has recorded since April 2022, each matched to its recorded deed, condominium and floor. 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 Hammock Greens home valuation. Jesse follows up with the Hammock Greens sales that fit your flat: the same building type, floor and bedroom count, from the MLS and the county deed file, adjusted for condition, updates, furnishings and any lease in place. Our Hammock Greens at Pelican Sound seller's guide walks through the sale step by step.
(239) 898-6072, text or call. Confidential conversations welcome.
On supply, yes: there were no Hammock Greens actives on September 29, 2026, so a new listing has no direct competition inside the neighborhood. On price, the two 2026 closings at $345,000 and $369,000 are the most recent evidence, and buyers will read them.
By widening the window and matching sales by hand. Over 36 months 8 Hammock Greens flats closed at a $457,500 median, and the county deed file adds sales the MLS does not show. Building type, floor, bedrooms and updates decide where a flat sits in that range.
Not clearly. Over 60 months 13 elevator-building closings had a $455,000 median and 4 Hammock Greens IV closings a $474,950 median, both lifted or lowered by bedroom count. Three-bedroom flats, matched to a deed, closed at a $500,000 median.
The 60-month median is 8 days on market, but the 12-month sales took 3 and 108 days. A flat priced to the recent closings has sold in days; one priced to 2022 has waited.
Your buyer needs a certificate of approval from your Hammock Greens association to become a club member, per the club's Fact Sheet. Ask Cambridge Management for the current procedure and fee before you list.
Hammock Greens 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 matched every recent Hammock Greens sale to its recorded deed 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 Hammock Greens 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 Hammock Greens at Pelican Sound realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat.” Charlie Carroll, verified Google review
★★★★★ “We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Christian Schnabel, verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Madelena Urban, verified Google review
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens 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 Hammock Greens at Pelican Sound condos for sale, HOA fees, flood zones, elevators and living in Estero, answered from the records cited below. Each answer names Hammock Greens and points to the section that holds the detail. Where a record is not public, the answer says so.
Hammock Greens at Pelican Sound is a 98-flat condominium neighborhood inside Pelican Sound Golf & River Club in Estero, Florida, made up of four condominiums: Hammock Greens I, II and III, each a four-story elevator building of 22 flats, and Hammock Greens IV, 32 flats in four two-story buildings.
No. Hammock Greens Condo LLC is a separate limited liability company on the state's corporate register. The Hammock Greens associations at Pelican Sound are four not-for-profit condominium associations, Sunbiz N97000005321, N97000005479, N97000005478 and N97000005477, all filed in 1997.
No. Hammock Greens is inside Pelican Sound in Estero. Pelican Landing is a separate community in Bonita Springs and Pelican Bay is in Naples.
On Hammock Greens Lane inside the gated Pelican Sound community in Estero, ZIP 33928, between US-41 and Estero Bay. The club's map places it on the west side of Pelican Sound Boulevard, across from the Golf Club. The club's address is 4569 Pelican Sound Boulevard.
98 on the 2026 Lee County roll: 22 each in Hammock Greens I, II and III and 32 in Hammock Greens IV, which matches the state's condominium register and the club's flyer.
Hammock Greens I, II and III are each one four-story building with elevators and carports. Hammock Greens IV is four two-story buildings with carports and no elevators, and half its flats are three-bedroom. All four are separate condominiums with separate associations and dues.
Hammock Greens I, II and III do, per the club's Types of Residences flyer, which describes them as four-story buildings with carports and elevators. Hammock Greens IV's two-story buildings are described with carports only.
No. Every Hammock Greens building has carports, per the club's flyer. The coach home neighborhoods, such as Edgewater, Southern Hills and Island Sound I, are where Pelican Sound's attached homes come with a one-car garage.
The county roll records 1,207, 1,258 and 1,375 heated square feet in the elevator buildings and 1,258, 1,375 and 1,394 in Hammock Greens IV. The club markets all Hammock Greens plans at 1,250 to 1,560 square feet.
The roll records two bedrooms on 64 flats and three on 34, with two baths in every flat. Each elevator building has six three-bedroom flats, and Hammock Greens IV has sixteen.
In 1998 and 1999 per the county roll. The state's register records the first Hammock Greens declaration on October 22, 1998, among the first in Pelican Sound, and the last on November 10, 1999.
On September 29, 2026 the MLS showed none. Hammock Greens averages a few listings a year, so call Marc at (239) 287-5873 for the live list and to hear about a flat as soon as it comes up.
The two closings of the 12 months to September 29, 2026 were $345,000 and $369,000. Over 60 months 18 MLS closings had a $457,500 median, and the county file records a remodeled three-bedroom flat at $650,000 in 2024.
The 12-month median is $274.62 per square foot of MLS living area on two sales, and the 60-month median is $347.85 on 18. County and MLS square-foot figures measure different things, so we never compare them.
Down from the 2022 to 2024 plateau. The MLS median held near $455,000 to $467,000 from 2022 to 2024, and the two 2026 closings were $345,000 and $369,000, the lowest MLS prices in the 60-month record. Each year is a small sample.
The 60-month median is 8 days on market, with a range of 2 to 108. The two 12-month sales took 3 and 108 days.
Two recurring association charges: the club's 2026 annual assessment of $11,495, and the dues of the Hammock Greens condominium you buy into, which none of the four associations publishes. A River Ridge CDD charge of about $1,209 a year is on the tax bill. The estoppel states the condominium dues.
Amenities, property management and replacement reserves, per the club's Q and A, including cable TV and fiber-optic internet for all homes, common-area maintenance and landscaping, security and pool maintenance.
The club's one-time charge, $20,300 for a first-time Pelican Sound owner or $11,495 for a repeat owner, and a $299 estoppel fee, per the 2026 Fact Sheet, plus any Hammock Greens association charges on its estoppel and your usual lender and title costs.
Yes. Pelican Sound is in the River Ridge Community Development District, which assesses $1,208.92 per Pelican Sound unit in FY2026, billed on the Lee County tax bill.
Membership comes with ownership. Every Pelican Sound residence carries one family membership in the bundled club, with no equity deposit, and the buyer needs a certificate of approval from the Hammock Greens association.
The club's 2026 Fact Sheet lists Cambridge Management for Hammock Greens I, II, III and IV, and the state's corporate record lists Cambridge Management of SW FL in Bonita Springs as each association's registered agent.
No. Pelican Sound is not age-restricted. The club's leasing rule that a lessee and primary occupant be at least 25 is, in the club's words, not a restriction on the age of occupants.
Yes, for a minimum of 30 days under the club's rules, with association approval, a $260 club application, no pets for lessees and a lessee and primary occupant at least 25. Check the condominium's own minimum and any leasing cap in its declaration.
Not under 30 days, which is the club's published minimum lease. Seasonal rentals of six months or less carry Florida transient rentals tax.
Six unaccompanied houseguest registrations a year, each up to two weeks, the community standard, per the club's 2026 Fact Sheet. Each registration costs $100 plus tax. Only Island Sound I and II and Turnberry I are limited to two.
Owner pet rules are in the four Hammock Greens condominium documents, which are not published and may differ. Lessees may not have animals except bona fide service animals, and registered houseguests may not bring pets. Get the owner rule in writing before you offer.
At all seven Hammock Greens buildings, FEMA's current map shows Zone X, 0.2 percent annual chance flood hazard, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. Zone AE is mapped a short distance to the west, so check the exact building.
A federally backed mortgage does not require flood insurance on a Zone X building, but a lender may, and flood coverage is available. In a condominium, ask about the association's master policy on the building as well as your own coverage.
Lee County's evacuation layer returns surge zone 1, evacuation Zone A, at the Hammock Greens buildings we tested, the first zone ordered to leave for storm surge.
We found no Hammock Greens Ian repair permits in the two Village of Estero monthly reports that hold Pelican Sound's largest clusters of them, June 2023 and May 2024. That is not every report. Ask about the specific flat's repairs and the association's claims.
Hammock Greens I, II and III are four-story buildings, so Florida's structural integrity reserve study rule applies and their first 30-year milestone inspections fall due by the end of 2028 and 2029. Ask the association for both records. Hammock Greens IV's two-story buildings are outside those rules by their terms.
The Village of Estero lists Pinewoods Elementary, Three Oaks Middle School and Estero High School. Lee County assigns by choice zone, so confirm options for the exact address with the district.
Hammock Greens is older and smaller and maps in Zone X with six houseguest registrations; Island Sound is younger and busier, adds garaged coach homes and maps in Zone AE with two. Elevator flats in both sell at the bottom of Pelican Sound's range. See the decision table above.
Ask for the estoppel, the declaration and amendments, rules, budget and reserves, the structural integrity reserve study and milestone timing in Hammock Greens I to III, the master insurance policy and roof age, the flat's permit history, the lease and pet rules, and the certificate of approval procedure.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We match the closings to their deeds, check the building's records and tell you which condominium you are buying into before you offer. Call Marc at (239) 287-5873.
Call Marc at (239) 287-5873. Pelican Sound is gated, and the listing agent arranges gate access for each showing. With few Hammock Greens listings, we often tour Island Sound II and Turnberry the same morning so you can compare.
These are the questions sellers ask most about selling a Hammock Greens at Pelican Sound condo in Estero, answered from the recent closings, the county deed file and the public record. Each answer names Hammock Greens. For a number on your flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the closest sales by building type, floor and bedrooms. The last two MLS closings were $345,000 and $369,000, and 8 closings over 36 months had a $457,500 median. For a number on your flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 to September 29, a Hammock Greens III elevator flat closed at $369,000 and a Hammock Greens IV upper flat at $345,000 in the MLS, and the county recorded a Hammock Greens I ground-floor three-bedroom flat at $550,000 with no MLS closing.
Hammock Greens has 98 flats and averages a few MLS closings a year: 18 in 60 months. That is why we widen to the 36- and 60-month record and add the county's recorded deeds, matched by building and floor.
Not reliably. One MLS name covers four condominiums and two building types, the county file includes deeds the MLS does not show, and one MLS row at $845,000 matches no Hammock Greens deed. A sale-by-sale comparison is better.
Yes. Over 60 months, three-bedroom flats matched to a deed closed at a $500,000 median (n = 3) against $454,500 for two-bedroom flats (n = 13), and the county recorded a remodeled three-bedroom flat at $650,000 in 2024.
The record is too thin to price a floor premium. Over 60 months, third-floor elevator flats closed from $425,000 to $500,000 and ground-floor flats from $449,900 to $460,000. Condition and updates moved prices more than floor.
The 60-month median is 8 days on market, with a range of 2 to 108. In 2026 the elevator flat priced at $369,000 sold in 3 days and the two-story flat listed at the same price took 108 days and closed at $345,000.
None on September 29, 2026. A well-prepared listing has no direct competition inside the neighborhood, and buyers will compare it with Island Sound II and Turnberry.
Pelican Sound is seasonal, and the club says about 450 of its 1,299 homes are year-round, so the winter season brings the most buyers inside the gate. Hammock Greens' 60-month closings fell in almost every month of the year, so a well-priced flat can sell in any season.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the bundled club, the elevator or two-story building, the three-bedroom plan where you have one, and the Zone X flood map, so the questions are answered before the showing.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Hammock Greens flat from its own building type's sales matched to their deeds, which is why this page lists all 18. Call Jesse at (239) 898-6072.
Your buyer needs a certificate of approval from your Hammock Greens association to become a club member, per the club's Fact Sheet. Ask Cambridge Management for the application, fee and timing, and build them into the contract.
The governing documents, budget, financial information and related disclosures required by Section 718.503, and the estoppel. For Hammock Greens I, II or III, include the structural integrity reserve study and milestone information, or the association's statement of their status.
It can. Buyers' attorneys and lenders ask about it in buildings of three or more stories, and the Hammock Greens elevator buildings reach 30 years in 2028 and 2029. Have the association's reserve study and its milestone plan ready, so a buyer prices the building and not the uncertainty.
Yes. Under the Florida Supreme Court's decision in Johnson v. Davis (1985), a seller of a home must disclose known facts that materially affect its value and are not readily observable, and the association's estoppel states any assessment. The contract must say who pays an assessment levied before closing.
Yes, but it must be disclosed and the contract must say who pays. We want to see the board's notice and schedule before we set a price.
It can. Zone X at all seven Hammock Greens buildings on the 2022 map means a mortgaged buyer is not required by federal rules to buy flood insurance, unlike Zone AE at Island Sound. Have the panel number and the association's insurance summary ready.
It is optional in Zone X, and it can help a buyer price flood insurance. Ask an insurance agent whether one would lower the quote for your building before you order it.
Two in practice: the club's, with its $299 fee per the 2026 Fact Sheet, and your Hammock Greens association's through Cambridge Management. Confirm both requests are placed when the contract is signed.
Florida caps a standard condominium estoppel for a current account at $299 under Section 718.116(8), and in Lee County the seller customarily pays it, though the contract controls. The club lists its own estoppel fee at $299 at closing.
The club's Fact Sheet lists the $20,300 initiation fee and the $11,495 resale capital fee as charges at closing for the buyer, depending on whether the buyer is new to Pelican Sound. The contract controls, so make sure it says who pays.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 and the owner's title policy, plus the estoppel; the contract controls. At $357,000, doc stamps are $2,499 and a promulgated owner's policy is about $1,860, before commission and any payoff.
Club, condominium and CDD charges are prorated to the closing date, and Florida property taxes, paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers.
Yes, subject to the lease. The buyer takes the lease, the tenant's amenity transfer and approval status should be confirmed with the club, and showings go through the tenant. Lessees must be approved by the association.
Compare the net rent after the $11,495 club assessment, about $1,209 in CDD charges, condominium dues, insurance and tax with a sale near the recent closings. The 30-day minimum, the lessee rules and any leasing cap in your declaration shape the numbers.
Membership ends when you sell, and the buyer receives a new family membership with ownership after the association's certificate of approval and the club's one-time charge at closing. There is no equity membership to transfer or refund, per the Fact Sheet.
The club describes the initiation and resale capital fees as charges paid at closing, and the Fact Sheet says membership terminates on sale. We have found no published refund of either, so a seller should not expect one.
Pelican Sound is gated, and visitors must be on a member's guest list or arranged through the gate. We arrange access for every showing and follow the club's rules.
The record suggests a remodel can show up in price: a Hammock Greens II three-bedroom flat with a $145,000 interior remodel permitted in 2021 recorded at $650,000 in 2024. One sale is not a rule, and updates rarely return their full cost, so talk to us before you renovate to sell.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
Compare your ask with the 2026 closings. The two-story flat that sat 108 days started at $369,000 and closed at $345,000. Call Jesse at (239) 898-6072 for a fresh read.
Head to head on elevator flats: Island Sound II closed 5 times in 12 months at a $345,000 median and had six flats for sale on September 29, 2026. A Hammock Greens seller competes on flood Zone X, six houseguest registrations and three-bedroom plans, and prices with Island Sound in view.
You can, but you would handle pricing from scarce comparables, the association's approval process, the club's estoppel and fees, the milestone and reserve disclosures, the gate and the contract yourself. A pricing conversation with us costs nothing.
Every fact in this Hammock Greens at Pelican Sound guide traces to a primary record below: the club's documents, Florida state records, Lee County, the Village of Estero, FEMA, federal sources and dated local reporting. Parcel and sale facts come from the county roll, the county deed file and the MLS. No brokerage, listing portal or IDX feed is cited.
Hammock Greens at Pelican Sound's key documents are published by the club, the State of Florida, the Village of Estero, the River Ridge CDD and federal agencies; the table links each to its issuing authority. The four recorded condominium declarations are available through the Lee County Clerk's official records, and the association estoppels through Cambridge Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet: fees, managers, lessee and houseguest rules | Pelican Sound Golf & River Club | 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 |
| Building Permit Report, October 2021 | Village of Estero | October 2021 | Permit report, PDF |
| Building Permit Report, April 2022 | Village of Estero | April 2022 | Permit report, PDF |
| Building Permit Report, May 2022 | Village of Estero | May 2022 | Permit report, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Hammock Greens at Pelican Sound association record | Florida Division of Corporations | filed September 18, 1997 | Sunbiz detail |
| Hammock Greens IV association record | Florida Division of Corporations | filed September 25, 1997 | Sunbiz detail |
| Public condominium extract | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| 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 Hammock Greens 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.
