Island Sound is Pelican Sound's largest neighborhood in Estero: 84 garaged coach homes and 132 elevator condos built 2001 to 2002, bundled golf and boating, Zone AE, and all 42 recent closings split by section. Sell or buy with McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Island Sound at Pelican Sound is a condominium neighborhood inside the master-planned community of Pelican Sound in Estero, Florida. It is the largest neighborhood family in Pelican Sound Golf & River Club, 216 of the community's 1,299 residences, and it is really two condominiums under one name: Island Sound I, 84 two-story coach homes with a one-car garage, and Island Sound II, 132 condominium flats in six four-story elevator buildings with carports. Over the 12 months to September 29, 2026 the Southwest Florida MLS recorded 11 Island Sound closings at a $450,000 median, more than any other Pelican Sound neighborhood, and that single number hides two markets: a $515,000 median for the coach homes and a $345,000 median for the elevator condos. McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
A word on the name, because search engines blur it. This page covers Island Sound I at Pelican Sound Condominium Association, Inc. and Island Sound II at Pelican Sound Condominium Association, Inc., both on Island Sound Circle in Estero, Lee County, ZIP 33928. It is not the Island Sound Homeowners' Association filed with the state in 2021, which has no link to Pelican Sound, and Pelican Sound itself is not Pelican Landing in Bonita Springs or Pelican Bay in Naples. Our web address spells it "pelican-sounds"; the community is Pelican Sound.
If you own here and are weighing a sale, start with the market snapshot and the section for your building type, then call Jesse. If you are buying, the sections below show what each half of Island Sound costs to buy and to carry, what the flood map says about it, which rules are stricter here than anywhere else in Pelican Sound, and which records you must ask the association for before you write an offer. Where the public record stops, we say so and name the document that would answer the question.
McGreevy and Comisar are the best realtor for Island Sound at Pelican Sound because the case sits on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Island Sound read built from every MLS closing, the county roll and the flood map.
If you're searching for the best realtor for Island Sound at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Island Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers and buyers comparing the best real estate agents in Estero should ask each agent one question: is this a coach home or an elevator condo, and what have that building type's own recent sales closed at? We answer it below in the open.
Recent Island Sound at Pelican Sound track record (last 12 months): In the last 12 months Island Sound at Pelican Sound has seen 11 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $450,000 (n = 11), a range of $320,000 to $565,000, $4,837,000 in total volume, a median of 48 days on market and a median sold-to-list ratio of 96.5%. The highest-priced resale in that window was $565,000 for an upper-floor coach home of 1,670 square feet in July 2026, which closed at its full asking price in 7 days. 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 every one of the 11 Island Sound closings in the Southwest Florida MLS and all 42 the MLS has recorded here since May 2022, and we sorted each one into Island Sound I or Island Sound II by its floor plan. Each one is listed in the market snapshot below, by month, price, bedrooms and size only.
For Island Sound sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At Island Sound the marketing has to tell a buyer which half of the neighborhood they are looking at, because a coach home with its own garage and an elevator flat with a carport are priced by different buyers, and the paperwork has to be ready early: the neighborhood association's certificate of approval, the club's estoppel and resale steps, and the flood and insurance story for a building in Zone AE.
For Island Sound buyers: the first question is which building type you want. The second is the carry, because every Island Sound 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 neighborhood dues, and on a $320,000 flat that is a larger share of the price than in any other part of Pelican Sound. The third is the flood map: at the five Island Sound addresses we checked, FEMA's current map shows Zone AE with an 11-foot base flood elevation.
Honors and recognition:
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Living in Island Sound at Pelican Sound means a condominium home on Island Sound Circle, either a two-story coach building with a garage or a four-story elevator building with carports, inside a gated, bundled-golf community where 27 holes, six pools, a boat ramp and a shuttle to Lovers Key come with ownership through one annual club assessment.
Island Sound at Pelican Sound is one of twelve marketed neighborhood names inside Pelican Sound and the biggest of them, at 216 residences on the 2026 Lee County tax roll, all coded as condominium use. Behind the one name sit two condominiums, two associations and two different products. The state's condominium register lists Island Sound I at Pelican Sound, a Condominium, at 84 units, and Island Sound II at Pelican Sound, a Condominium, at 132 units, and the county roll carries exactly those counts. Both associations are Florida not-for-profit corporations filed on May 22, 2000 and both are active.
Pelican Sound's 1,299 residences sit under twelve marketed names and 22 associations, not 22 neighborhoods, and Island Sound accounts for two of those associations. Island Sound I at Pelican Sound Condominium Association, Inc. is Sunbiz document N00000003526. Island Sound II at Pelican Sound Condominium Association, Inc. is Sunbiz document N00000003531. Each has its own board, its own budget, its own dues and its own recorded declaration, and the club's 2026 Fact Sheet lists Frankly Coastal as the manager for both. The Southwest Florida MLS files every sale under one Sub name, "ISLAND SOUND", which is why most published numbers blend the two.
| Island Sound I | Island Sound II | |
|---|---|---|
| Units (2026 roll and state register) | 84 | 132 |
| Product (club Types of Residences flyer) | Coach homes, two-story buildings, one-car garage | Condo homes, four-story buildings, carports and elevators |
| Buildings (county roll) | 14, six units each | 6, twenty-two units each |
| Heated area on the county roll | 1,406 (ground floor) and 1,535 (upper floor) | 1,207, 1,258 and 1,375 |
| Marketed size (club flyer) | 1,551 lower, 1,669 upper | 1,250 to 1,560 |
| Bedrooms on the roll | 2 on all 84 | 2 on 96, 3 on 36 |
| Year built (roll) | 2002 | 2001 and 2002 |
| Declaration recorded (state register) | May 22, 2002 | November 27, 2001 |
| MLS closings, 12 months | 6, median $515,000 | 5, median $345,000 (small sample) |
Sources: Lee County Property Appraiser, 2026 tax roll; Florida Division of Condominiums register; Pelican Sound Golf & River Club 2022 Types of Residences flyer; Southwest Florida MLS, pulled September 29, 2026. The county's heated area and the club's marketed size measure different things, so we quote both and compare neither.
The public record supports three uses of an Island Sound home: 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.
Every Island Sound home has the same club behind it as an estate home on Masters Circle. The 2026 Fact Sheet lists 27 holes by Chip Powell and Mike Hill, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, a fitness center, six pools and six spas, canoes and kayaks, a boat launch ramp, outdoor boat storage, a dog park and a boat shuttle to Lovers Key State Park. Dining runs through four venues: The Vista at the Clubhouse, the Pavilion, the Pelican Pub and the River Club.
Five things buyers sometimes assume. No single-family homes: every Island Sound unit is a condominium. No garage in Island Sound II: the elevator buildings have carports, per the club's flyer. No elevator in Island Sound I: the coach buildings are two stories. No new construction: the buildings date from 2001 and 2002 and every sale is a resale. No 55-plus restriction: Pelican Sound is not age-restricted; the club's rules require the person who signs a lease and the primary occupant of a leased unit to be at least 25, which the Fact Sheet itself says is not a restriction on the age of occupants.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Island Sound at Pelican Sound closed 11 times in the Southwest Florida MLS in the 12 months to September 29, 2026, at a $450,000 median and 48 median days on market, the most closings of any Pelican Sound neighborhood. Split by building type, six coach homes closed at a $515,000 median and five elevator condos at $345,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and we name the pair. Sold-to-list means sold price over final list price. None of the 42 Island Sound closings in the 60-month record was entered after closing, so every one carries days on market. We assign each MLS closing to Island Sound I or II by its floor plan: every coach home sale is recorded as two bedrooms plus a den at 1,550 to 1,675 square feet, and every elevator condo sale as two or three bedrooms at 1,207 to 1,450 square feet, and the county's recorded sales by condominium match that split sale for sale in 2026.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months, first window with 10+ | 11 | $450,000 | $301.38 | 48 | 96.5% |
| 24 months | 18 | $472,500 (mean of $470,000 and $475,000) | $302.20 | 60 | 96.6% |
| 36 months | 30 | $485,000 (mean of $475,000 and $495,000) | $323.26 | 42.5 | 96.8% |
| 60 months | 42 | $470,000 (mean of $470,000 and $470,000) | $326.96 | 27.5 | 97.3% |
The 12-month window totals $4,837,000 in volume, with days on market from 3 to 386 (mean 80.8) and a mean of the per-sale sold-to-list ratios of 95.9%. Ten of the 11 sold below the final list price and one sold at it.
| Window | Island Sound I (coach homes) | Island Sound II (elevator condos) |
|---|---|---|
| 12 months | 6 closings, $515,000 median (mean of $500,000 and $530,000), small sample | 5 closings, $345,000 median, small sample |
| 24 months | 10 closings, $522,500 median (mean of $515,000 and $530,000) | 8 closings, $350,000 median (mean of $350,000 and $350,000), small sample |
| 36 months | 15 closings, $549,900 median | 15 closings, $400,000 median |
| 60 months | 17 closings, $550,000 median | 25 closings, $410,000 median |
| Median $ per MLS sq ft, 12 months | $319.87 | $269.23 |
| Median days on market, 12 months | 56 | 48 |
| Median sold-to-list, 12 months | 95.9% | 97.1% |
| Volume, 12 months | $3,065,000 | $1,772,000 |
Southwest Florida MLS, pulled September 29, 2026; split by floor plan as described above. The gap between the two halves widened in the last 12 months: over 60 months the coach homes closed about $140,000 above the elevator condos at the median, and over 12 months the gap is $170,000.
Eleven closings is enough for a median, but two building types in one list are read sale by sale. Here is each one, by month, section, price, bedrooms and size only.
| Closed | Section | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 2026 | I, upper floor | 2 plus den | 1,670 | $565,000 | $565,000 | 100.0% | 7 |
| May 2026 | I, upper floor | 2 plus den | 1,670 | $549,000 | $530,000 | 96.5% | 85 |
| Apr 2026 | II | 2 | 1,300 | $355,000 | $350,000 | 98.6% | 3 |
| Apr 2026 | II | 2 | 1,300 | $325,000 | $320,000 | 98.5% | 28 |
| Apr 2026 | II | 2 | 1,275 | $360,000 | $345,000 | 95.8% | 116 |
| Mar 2026 | I, upper floor | 2 plus den | 1,669 | $569,000 | $550,000 | 96.7% | 93 |
| Mar 2026 | I, ground floor | 2 plus den | 1,551 | $525,000 | $500,000 | 95.2% | 386 |
| Jan 2026 | II | 2 | 1,300 | $349,000 | $320,000 | 91.7% | 48 |
| Dec 2025 | II | 3 | 1,450 | $450,000 | $437,000 | 97.1% | 72 |
| Dec 2025 | I, ground floor | 2 plus den | 1,550 | $499,000 | $450,000 | 90.2% | 24 |
| Nov 2025 | I, ground floor | 2 plus den | 1,551 | $499,000 | $470,000 | 94.2% | 27 |
The older record shows the 2022 surge, when Island Sound homes sold over list in days, and the slower, lower-ratio market since 2024.
| Closed | Section | Beds | MLS living area | List price | Sold price | Days on market |
|---|---|---|---|---|---|---|
| Aug 2025 | II | 3 | 1,450 | $422,500 | $380,000 | 207 |
| May 2025 | II | 2 | 1,350 | $395,000 | $350,000 | 82 |
| May 2025 | I | 2 plus den | 1,675 | $490,000 | $475,000 | 25 |
| Mar 2025 | I | 2 plus den | 1,670 | $635,000 | $625,000 | 15 |
| Jan 2025 | I | 2 plus den | 1,669 | $549,900 | $549,900 | 6 |
| Jan 2025 | II | 3 | 1,450 | $549,999 | $545,000 | 82 |
| Oct 2024 | I | 2 plus den | 1,550 | $535,000 | $515,000 | 110 |
| Sep 2024 | I | 2 plus den | 1,669 | $589,000 | $554,000 | 71 |
| Aug 2024 | II | 2 | 1,300 | $430,000 | $390,000 | 126 |
| Apr 2024 | II | 3 | 1,450 | $485,000 | $470,000 | 37 |
| Apr 2024 | II | 2 | 1,250 | $419,900 | $400,000 | 52 |
| Apr 2024 | II | 2 | 1,300 | $499,900 | $495,000 | 20 |
| Mar 2024 | I | 2 plus den | 1,550 | $565,000 | $555,000 | 13 |
| Mar 2024 | I | 2 plus den | 1,670 | $599,900 | $590,000 | 20 |
| Mar 2024 | II | 2 | 1,300 | $424,900 | $415,000 | 85 |
| Mar 2024 | II | 3 | 1,375 | $599,900 | $550,000 | 100 |
| Mar 2024 | II | 2 | 1,300 | $449,900 | $430,000 | 36 |
| Dec 2023 | I | 2 plus den | 1,670 | $599,000 | $615,000 | 2 |
| Dec 2023 | I | 2 plus den | 1,550 | $549,000 | $549,000 | 3 |
| Apr 2023 | II | 2 | 1,250 | $479,900 | $481,900 | 32 |
| Mar 2023 | II | 2 | 1,250 | $440,000 | $410,000 | 20 |
| Mar 2023 | II | 2 | 1,207 | $379,900 | $358,250 | 38 |
| Jan 2023 | II | 3 | 1,450 | $300,000 | $280,000 | 26 |
| Dec 2022 | II | 2 | 1,207 | $399,900 | $390,000 | 143 |
| Dec 2022 | I | 2 plus den | 1,670 | $615,000 | $625,000 | 4 |
| Aug 2022 | II | 2 | 1,207 | $415,000 | $405,000 | 20 |
| Jun 2022 | II | 2 | 1,258 | $410,000 | $410,000 | 7 |
| Jun 2022 | II | 2 | 1,300 | $389,000 | $415,000 | 3 |
| May 2022 | I | 2 plus den | 1,670 | $499,900 | $591,000 | 8 |
| May 2022 | II | 2 | 1,250 | $399,000 | $459,900 | 7 |
| May 2022 | II | 3 | 1,375 | $440,000 | $490,000 | 2 |
The January 2023 three-bedroom elevator condo at $280,000 is the lowest price in the 60-month record, four months after Hurricane Ian; we hold no record of its condition and do not draw a conclusion from one sale.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
| Year | All Island Sound | Island Sound I | Island Sound II | Median sold-to-list, all |
|---|---|---|---|---|
| 2022 (May to December) | 8, $437,450 (mean of $415,000 and $459,900) | 2, $608,000 (mean of $591,000 and $625,000) | 6, $412,500 (mean of $410,000 and $415,000) | 104.2% |
| 2023 | 6, $445,950 (mean of $410,000 and $481,900) | 2, $582,000 (mean of $549,000 and $615,000) | 4, $384,125 (mean of $358,250 and $410,000) | 97.2% |
| 2024 | 11, $495,000 | 4, $554,500 (mean of $554,000 and $555,000) | 7, $430,000 | 96.3% |
| 2025 | 9, $470,000 | 5, $475,000 | 4, $408,500 (mean of $380,000 and $437,000) | 96.9% |
| 2026 to September 29 | 8, $425,000 (mean of $350,000 and $500,000) | 4, $540,000 (mean of $530,000 and $550,000) | 4, $332,500 (mean of $320,000 and $345,000) | 96.6% |
The pattern differs by section. Island Sound I coach homes peaked in 2022 and 2023, dipped in 2025 and have recovered in 2026 to a $540,000 median. Island Sound II elevator condos peaked in 2024 at $430,000 and in 2026 have closed at $320,000 to $350,000, below every Island Sound II yearly MLS median since 2022. Sold-to-list ratios show the shift for the whole neighborhood: in 2022 five of the eight sales closed above list, and in 2024 none of the 11 did.
| Floor plan (MLS) | 60-month closings | 60-month median | 24-month closings | 24-month median |
|---|---|---|---|---|
| Island Sound I, ground floor, 1,550 to 1,551 | 6 | $507,500 (mean of $500,000 and $515,000) | 4 | $485,000 (mean of $470,000 and $500,000) |
| Island Sound I, upper floor, 1,669 to 1,675 | 11 | $565,000 | 6 | $549,950 (mean of $549,900 and $550,000) |
| Island Sound II, two bedrooms, 1,207 to 1,350 | 18 | $402,500 (mean of $400,000 and $405,000) | 5 | $345,000 |
| Island Sound II, three bedrooms, 1,375 to 1,450 | 7 | $470,000 | 3 | $437,000 |
All four rows are small samples. Two reads stand out. In Island Sound I the upper coach home, the larger plan, has closed about $57,500 above the ground floor over 60 months. In Island Sound II the two-bedroom flats have had the sharpest fall: the five two-bedroom closings in the last 24 months ran $320,000 to $350,000, while the 18 over 60 months had a $402,500 median.
On September 29, 2026 the MLS showed 7 Island Sound actives at a $324,900 median asking price, about 7.6 months of supply at the 12-month pace. Split by section, the picture is very different.
| Section | Beds | MLS living area | List price | Days on market |
|---|---|---|---|---|
| I | 2 plus den | 1,551 | $499,900 | 12 |
| II | 3 | 1,450 | $439,000 | 6 |
| II | 2 | 1,207 | $369,900 | 75 |
| II | 2 | 1,300 | $324,900 | 5 |
| II | 2 | 1,258 | $324,900 | 73 |
| II | 2 | 1,207 | $299,500 | 90 |
| II | 2 | 1,258 | $297,900 | 16 |
One coach home for sale against six coach home closings a year is about 2.0 months of supply. Six elevator condos for sale against five closings a year is about 14.4 months of supply (both our arithmetic on the MLS figures). Island Sound I is a tight market; Island Sound II, today, is a buyer's market, and four of its six asks sit below the $345,000 12-month median.
The county's qualified recorded sales cover more years than the MLS, and the county can split them by condominium. 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, all | Median, all | Island Sound I | Island Sound II |
|---|---|---|---|---|
| 2026 (to July 29) | 8 | $425,000 | 4, $540,000 | 4, $332,500 |
| 2025 | 10 | $460,000 | 5, $475,000 | 5, $380,000 |
| 2024 | 11 | $495,000 | 4, $554,500 | 7, $430,000 |
| 2023 | 9 | $410,000 | 3, $615,000 | 6, $379,125 |
| 2022 | 17 | $415,000 | 5, $591,000 | 12, $400,000 |
| 2021 | 12 | $344,500 | 6, $378,500 | 6, $270,000 |
| 2020 | 19 | $250,000 | 7 sales | 12 sales |
| 2019 | 14 | $215,000 | 3 sales | 11 sales |
| 2018 | 18 | $253,750 | 7 sales | 11 sales |
| 2017 | 17 | $300,000 | 9 sales | 8 sales |
| 2016 | 19 | $242,000 | 8 sales | 11 sales |
| 2015 | 30 | $199,950 | 12 sales | 18 sales |
| 2014 | 16 | $221,500 | 8 sales | 8 sales |
| 2013 | 11 | $230,000 | 5 sales | 6 sales |
| 2012 | 8 | $177,000 | 2 sales | 6 sales |
| 2011 | 13 | $195,000 | 4 sales | 9 sales |
| 2010 | 10 | $219,000 | 4 sales | 6 sales |
| 2009 | 5 | $170,000 | 2 sales | 3 sales |
Lee County Property Appraiser recorded-sales file, qualified sales, newest recording July 29, 2026; split medians are our arithmetic on the county's recorded prices, and the split medians before 2021 are not shown because the yearly counts are too small to carry them. Since September 29, 2025 the county file shows 12 qualified sales at a median of $443,500: six in Island Sound I at a $515,000 median (mean of $500,000 and $530,000) and six in Island Sound II at a $332,500 median (mean of $320,000 and $345,000). One of the six Island Sound II deeds, recorded in December 2025 at $219,900, has no matching MLS closing; the county records the deed consideration and flags it qualified, and we report it as recorded without explaining it.
From the 2021 medians to 2022, Island Sound I rose from $378,500 to $591,000 and Island Sound II from $270,000 to $400,000. From 2022 to 2026, Island Sound I has moved from $591,000 to $540,000 and Island Sound II from $400,000 to $332,500. Small counts move medians, so we describe the direction and not a precise rate.
Island Sound at Pelican Sound is the busiest resale neighborhood in Pelican Sound, with 11 of the community's 50 MLS closings in the last 12 months, and on September 29, 2026 it held 7 active listings: one coach home at $499,900 and six elevator condos from $297,900 to $439,000. In a neighborhood with two markets, the seller who prices against the right half closes.
Selling an Island Sound home in Pelican Sound? Get a free Island Sound home valuation or Call Jesse direct at (239) 898-6072. Our Island Sound at Pelican Sound seller's guide walks through the sale step by step, and the Island Sound 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 Island Sound? Call Marc at (239) 287-5873, start with our Island Sound at Pelican Sound buyer's guide or our Pelican Sound buyer's guide, or read how we represent buyers.
This is a public-record sale, and it is the most recent Island Sound closing. An upper-floor Island Sound I coach home, two bedrooms plus a den and 1,670 square feet of MLS living area, closed in July 2026 at $565,000, its full asking price, after 7 days on market. Three facts stand out. It is the highest Island Sound price of the last 12 months and the only one at 100% of list. It closed $35,000 above the May 2026 sale of the same floor plan at $530,000, which took 85 days at 96.5% of list. And it shows the premium for the larger upper plan: the three ground-floor coach homes of the last 12 months closed at $450,000 to $500,000.
For the buyer, that sale carried costs the price does not show: a one-time club charge at closing of $20,300 for a first-time Pelican Sound owner or $11,495 for a repeat owner, plus a $299 estoppel fee, and then the $11,495 annual club assessment and about $1,209 a year in River Ridge CDD assessments, together about 2.2 percent of that price every year before the neighborhood dues, tax and insurance (our arithmetic on the club's and the district's 2026 schedules).
An Island Sound II flat, two bedrooms and 1,300 square feet of MLS living area, closed in April 2026 at $320,000 after 28 days, at 98.5% of a $325,000 list. It matches the January 2026 sale of the same plan, also at $320,000, and sits $95,000 below a March 2024 sale of a 1,300 square foot flat at $415,000. On that $320,000 price, the club assessment and the CDD line come to about 4.0 percent of the price a year before the neighborhood dues (our arithmetic), and that ratio is one reason the elevator condos have softened more than the coach homes.
Island Sound I at Pelican Sound is 84 coach homes in 14 two-story buildings on Island Sound Circle, each with a one-car garage, three ground-floor and three upper-floor units per building, all built in 2002. Over the last 12 months six sold at a $515,000 median, a small sample, and one was for sale on September 29, 2026.
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 Island Sound I as 14 buildings of six units: units 101 to 103 on the ground floor and 201 to 203 above them. The roll records 1,406 heated square feet on every ground-floor unit and 1,535 on every upper-floor unit, two bedrooms and two baths on all 84, and a year built of 2002 on all 84. The club's Types of Residences flyer markets the same coach homes as "2 Story Buildings with 1 car garage; Lower units 1551 sf, Upper units 1669 sf". The MLS records every Island Sound I sale as two bedrooms plus a den, at 1,550 or 1,551 square feet for the ground floor and 1,669 to 1,675 for the upper floor.
A one-car garage is the defining difference from Island Sound II. A 2018 FEMA Elevation Certificate for one ground-floor Island Sound I home, filed with the Village of Estero, records an attached garage of 219 square feet. We have not measured any other unit's garage and do not claim every garage is the same size.
Upper-floor coach homes have closed higher. Over 60 months, 11 upper-floor closings had a $565,000 median and 6 ground-floor closings a $507,500 median (mean of $500,000 and $515,000), both small samples. In the last 12 months the three upper-floor sales ran $530,000 to $565,000 and the three ground-floor sales $450,000 to $500,000. The upper plan is larger, and the ground-floor plan is the one that sits closest to the flood elevation discussed in the storm section below.
Island Sound I at Pelican Sound Condominium Association, Inc. (Sunbiz N00000003526) was filed on May 22, 2000, is active, and filed its 2026 annual report on April 7, 2026. Its principal address is on Island Sound Circle, and its mailing address and registered agent have been Frankly Coastal Financial Services LLC in Naples since April 29, 2023. The state's corporate record shows no amendments to its articles. The state's condominium register lists the project as approved and recorded, with 84 units and a recording date of May 22, 2002, and the county roll and the Elevation Certificate cite its declaration at Official Records Book 3651, Page 972.
| Closed | Floor | MLS living area | Sold price | Days on market |
|---|---|---|---|---|
| Jul 2026 | Upper | 1,670 | $565,000 | 7 |
| May 2026 | Upper | 1,670 | $530,000 | 85 |
| Mar 2026 | Upper | 1,669 | $550,000 | 93 |
| Mar 2026 | Ground | 1,551 | $500,000 | 386 |
| Dec 2025 | Ground | 1,550 | $450,000 | 24 |
| Nov 2025 | Ground | 1,551 | $470,000 | 27 |
Six closings in 12 months at a $515,000 median (mean of $500,000 and $530,000), $3,065,000 in volume, a $319.87 median per square foot of MLS living area and a 95.9% median sold-to-list. The one active on September 29, 2026 was a ground-floor plan at $499,900 after 12 days, about 2.0 months of supply.
Selling your Island Sound I coach home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying an Island Sound I coach home? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Island Sound II at Pelican Sound is 132 condominium flats in six four-story buildings with elevators and carports, built in 2001 and 2002, with two- and three-bedroom plans of 1,207 to 1,375 heated square feet on the county roll. Five sold in 12 months at a $345,000 median, a small sample.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
The county roll describes Island Sound II as six buildings of 22 units each. Floors one to three hold six units each, numbered 01 to 06, and the fourth floor holds four, numbered 02 to 05. On every floor of every building, the roll records units 01 and 06 at 1,375 heated square feet with three bedrooms, units 02 and 05 at 1,258 with two bedrooms, and units 03 and 04 at 1,207 with two bedrooms. Across the six buildings that is 36 three-bedroom flats, 48 at 1,258 square feet and 48 at 1,207. The club's flyer markets them as "4 Story Buildings with carports and elevators; 1250 sf 1560 sf". The MLS records the two-bedroom sales at 1,207 to 1,350 square feet and the three-bedroom sales at 1,375 or 1,450.
Two of the six buildings carry a 2001 year built on the roll and four carry 2002. The state's condominium register lists Island Sound II as approved and recorded, with 132 units and a recording date of November 27, 2001, six months before Island Sound I. The county roll cites the declaration at Official Records Book 3527, Page 598, and lists six later Official Records instruments in the condominium's legal description, which a buyer's title agent can pull from the Lee County Clerk. The roll also carries one common-elements parcel labeled for Island Sound I and II together.
Island Sound II at Pelican Sound Condominium Association, Inc. (Sunbiz N00000003531) was also filed on May 22, 2000 and is active. Its state record shows reinstatements in August 2002 and August 2004, an amendment filed August 11, 2016, and a 2026 annual report filed April 7, 2026, with Frankly Coastal Financial Services LLC as registered agent and mailing address since April 29, 2023. We have not read the 2016 amendment and do not describe its contents.
Over 60 months, 18 two-bedroom closings had a $402,500 median (mean of $400,000 and $405,000) and 7 three-bedroom closings a $470,000 median, a small sample. In the last 24 months the gap widened: five two-bedroom flats closed at $320,000 to $350,000 and three three-bedroom flats at $380,000 to $545,000.
| Closed | Beds | MLS living area | Sold price | Days on market |
|---|---|---|---|---|
| Apr 2026 | 2 | 1,300 | $350,000 | 3 |
| Apr 2026 | 2 | 1,300 | $320,000 | 28 |
| Apr 2026 | 2 | 1,275 | $345,000 | 116 |
| Jan 2026 | 2 | 1,300 | $320,000 | 48 |
| Dec 2025 | 3 | 1,450 | $437,000 | 72 |
Five closings in 12 months at a $345,000 median, $1,772,000 in volume, a $269.23 median per square foot of MLS living area and a 97.1% median sold-to-list. Six actives on September 29, 2026, from $297,900 to $439,000, make about 14.4 months of supply at that pace (our arithmetic).
At a $345,000 median over 12 months, Island Sound II and Hammock Greens are the two cheapest ways into Pelican Sound's bundled club, and Hammock Greens' 12-month median of $357,000 rests on two sales. The club charges the same $11,495 annual assessment on a $320,000 flat as on a $1.4 million home on Masters Circle. That is the trade at Island Sound II: the lowest price into 27 holes, a boat ramp and the Lovers Key shuttle, against the highest club cost as a share of price.
Selling your Island Sound II condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying an Island Sound II condo? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Island Sound at Pelican Sound was the last neighborhood built in Pelican Sound: both associations were filed in May 2000, Island Sound II's declaration was recorded in November 2001 and Island Sound I's in May 2002, and first deeds were recorded from December 2001, as the club passed to its members in January 2003.
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 Island Sound I and Island Sound II condominium associations both filed on May 22, 2000. Two associations from the start is why Island Sound has always been two condominiums with separate budgets and separate boards under one marketed name.
The state's condominium register records Island Sound II on November 27, 2001 and Island Sound I on May 22, 2002, the latest recording date of any Pelican Sound condominium in the register extract we read. The county roll dates two Island Sound II buildings to 2001 and the rest of the neighborhood to 2002.
The county's sales file shows the first recorded deeds in Island Sound II from December 2001 and in Island Sound I from June 2002, with most first sales recorded by May 2003. Those were developer sales and are not flagged as qualified arm's-length sales, so we do not quote them as market prices.
Island Sound's buildings are the youngest condominium stock in Pelican Sound, by one to four years against Edgewater, Hammock Greens, Seaside and Turnberry on the roll. They are still 24 to 25 years old in 2026, which matters for roofs, elevators, the milestone inspection rules that apply to the four-story buildings, and what the association has set aside in reserves.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
An Island Sound 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. It also says every member must have a certificate of approval from their neighborhood association, which for an Island Sound buyer means the Island Sound I or Island Sound II association.
Twenty-seven holes designed by Chip Powell and Mike Hill, played as three nines. 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.
Eight Hydro-Grid tennis courts, 14 pickleball courts and 5 bocce courts, per the 2026 Fact Sheet. 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. Where each pool sits relative to Island Sound Circle is shown on the club's community map; we do not claim a pool inside Island Sound without reading the map for the specific building.
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 Island Sound I or II neighborhood 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.
Island Sound at Pelican Sound owners pay two recurring association charges: the club's 2026 annual assessment of $11,495, billed on the November statement, and the Island Sound I or Island Sound II condominium dues, which neither association 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 Frankly Coastal for Island Sound I and II. Neither association publishes its budget or dues, so we do not state a figure. The estoppel certificate for the specific unit 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, roofs 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. Island Sound II's six buildings carry elevators that Island Sound I's coach buildings do not, so the two budgets should not be assumed to match.
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 medians, the club assessment and the CDD line together, $12,703.92 a year, are about 2.5 percent of the Island Sound I price of $515,000 and about 3.7 percent of the Island Sound II price of $345,000, before neighborhood dues, tax and insurance (our arithmetic). We do not publish an all-in monthly figure for Island Sound because the neighborhood dues are not public.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Island Sound at Pelican Sound buyers pay layered costs: the club's $11,495 annual assessment, the Island Sound I or II condominium dues, the River Ridge CDD line, a one-time club charge at closing of $20,300 for a first-time owner or $11,495 for a repeat owner, a $299 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.
Island Sound I or Island Sound II dues, not published. The estoppel from Frankly Coastal states them.
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 Island Sound 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, $310 in Island Sound II, plus 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 an Island Sound unit. Insurance is an HO-6 policy on the unit's interior, contents and loss assessment, with the association's master policy on the building, and at Island Sound the flood map makes flood coverage part of the conversation (see the storm section).
On a $345,000 Island Sound II flat, cash at closing beyond the price and any lender costs includes $20,599 in club charges ($20,300 initiation and $299 estoppel), and then $12,703.92 a year in club and district charges before the condominium dues (our arithmetic on the 2026 schedules). On a $515,000 Island Sound I coach home the one-time and annual club charges are the same dollars.
Island Sound at Pelican Sound is governed by two recorded condominium declarations, one for Island Sound I and one for Island Sound II, 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 and a 2018 FEMA Elevation Certificate cite the Island Sound I declaration at Official Records Book 3651, Page 972. The roll cites the Island Sound II declaration at Official Records Book 3527, Page 598, and lists six later instruments in its legal description. We have not read either declaration page by page and do not paraphrase their clauses. We tell buyers to request both the declaration and every amendment for the condominium they are buying and to read the use, leasing, pet 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 Island Sound documents both apply to a lease. The Fact Sheet's membership, lessee and guest rules are the club's published rules; 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 an Island Sound buyer that is a certificate from the Island Sound I or Island Sound II association, so the sale contract should allow time for it. The application form, any fee and any interview are set by the association, through Frankly Coastal.
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 Island Sound II application fee is $310, and the standard fee elsewhere in Pelican Sound, including Island Sound I, is $260.
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 in Island Sound I or II need the condominium association's approval as well as a Village of Estero permit.
Section 718.110 governs how a condominium declaration is amended, and the Island Sound II association's corporate record shows an amendment filed in 2016. A buyer's title agent can pull every recorded amendment 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.
Island Sound 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 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 an Island Sound 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 Island Sound II application fee is $310.
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 Island Sound I or II is one of them; the 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.
The Fact Sheet lists one neighborhood-specific lease fee in all of Pelican Sound, the $310 "Island Sound 2 Lease Application", against $260 elsewhere. We do not know from the public record what the association does with the extra $50; it tells a landlord that Island Sound II runs its own leasing administration, and the association's rules are the place to read it.
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 unit, before making an offer.
Island Sound at Pelican Sound is one of three Pelican Sound neighborhoods where an owner may register unaccompanied houseguests only twice a year, against six times everywhere else. The club's 2026 Fact Sheet names Island Sound 1, Island Sound 2 and Turnberry 1 as the exceptions, and each registration costs $100 plus tax.
When the owner is not present, guests must be registered with the club five business days before arrival on a Houseguest Registration Form. Each registration is valid for up to two weeks, 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.
An owner who lends the condo to family for the winter has two registrations of up to two weeks each, not six, under the published rule. For a seasonal owner who plans to share the unit, that is a reason to read the Island Sound declaration and rules before buying, and a reason to compare Island Sound with neighborhoods such as Southern Hills and Edgewater, which carry the community's standard six.
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 Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Pet rules for owners at Island Sound at Pelican Sound are set by the Island Sound I and Island Sound II 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 either condominium, and we do not publish a blanket rule. Assistance animals for a person with a disability are handled under federal fair housing rules, which apply to condominiums 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 Frankly Coastal for the Island Sound I or Island Sound II pet rule 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 Island Sound II's six four-story elevator buildings and, by their terms, not Island Sound I's two-story coach buildings. A buyer in Island Sound II should ask the association for its milestone and reserve study status.
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 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 reserve study.
Island Sound II's buildings carry a 2001 or 2002 year built on the county roll, so they reach 30 years in 2031 or 2032. If the Village of Estero, which issues building permits here, applies the 25-year local option to them, the date is earlier. We have not seen the Village's determination or the association's milestone or reserve study records, and we do not describe what they contain.
Island Sound I's coach 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 2002 building is for its next roof.
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 an Island Sound II flat, that package should include any structural integrity reserve study or milestone report, or a statement that none applies yet. The state's Division of Condominiums publishes a database of associations that have reported a completed reserve study.
The state's condominium register lists both Island Sound projects 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 five Island Sound at Pelican Sound addresses we queried on October 7, 2026, three in Island Sound II and two in Island Sound I, FEMA's National Flood Hazard Layer returns Zone AE, a coastal floodplain inside the special flood hazard area, with a base flood elevation of 11.0 feet, on FIRM panel 12071C0587G effective November 17, 2022.
We geocoded five Island Sound Circle addresses with the U.S. Census Bureau geocoder and queried FEMA's flood hazard and FIRM panel layers at each point, plus the latitude and longitude recorded on a 2018 Elevation Certificate. All six points returned the same answer: Zone AE, subtype coastal floodplain, special flood hazard area true, static base flood elevation 11.0 feet, panel 12071C0587G, effective November 17, 2022. Lee County's evacuation zone layer returns Zone A, the county's first zone to evacuate for storm surge, at the Island Sound points we tested. These are map readings at geocoded points, not surveys, and the exact unit should be checked before you buy.
A FEMA Elevation Certificate for one ground-floor Island Sound I coach home, sealed by a licensed surveyor in February 2018 and filed with the Village of Estero, was written against the earlier FIRM panel 12071C0587F, effective August 28, 2008. It records Zone AE, a base flood elevation of 10.0 feet (NAVD 88), a top of bottom floor of 10.0 feet, an attached garage slab at 9.8 feet and a lowest adjacent grade of 9.4 feet. The 2022 map raised the base flood elevation at that location to 11.0 feet. By our arithmetic the surveyed floor now sits about one foot below the current base flood elevation; a new certificate on the current map is what an insurer or lender would rate.
A federally backed mortgage requires flood insurance on a building in a special flood hazard area, which means zones starting with A or V. At Island Sound the building is in Zone AE, so a mortgaged buyer should expect the requirement, and in a condominium the association's master flood policy on the building matters as much as the owner's own coverage.
Under the National Flood Insurance Program's substantial improvement rule, which Florida applies through the Florida Building Code, a building in a flood hazard area that is substantially improved or substantially damaged, meaning work or damage costing 50 percent or more of the structure's market value, must be brought into compliance with current flood-resistant construction requirements, which for residential buildings put the lowest floor at least one foot above the base flood elevation. For a ground-floor unit near 10 feet against an 11-foot base flood elevation, a buyer planning a major remodel should get a professional estimate of value and cost first, and the association, not the unit owner, controls the building.
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.
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, and owners in a coastal floodplain are often advised to carry more. 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. Citizens Property Insurance publishes its own flood coverage requirement for policyholders.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound 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 Hurricane Ian repair work concentrated in Island Sound II's ground floors: two ground-floor repair permits in June 2023 valued at $70,000 and $100,372.50, and 36 permits in May 2024 covering ground-floor units in all six Island Sound II buildings, most at $20,000 each.
The Village's June 2023 report lists a ground-floor Island Sound II unit with the description "CONDO REPAIR (HURRICANE IAN)" at $70,000 and a second ground-floor unit with "CONDO REMODEL (HURRICANE IAN)" at $100,372.50. The same report lists a third-floor Island Sound II kitchen remodel at $30,000, which is not described as storm work.
The Village's May 2024 report lists 36 commercial alteration and renovation permits in Island Sound II, all on ground-floor units numbered 101 to 106, across the six buildings. Thirty-five are valued at $20,000 each, with descriptions such as "CONDO REPAIR (IAN DAMAGE)", and one, at $81,459.50, reads "INTERIOR CONDO REPAIR/REMODEL (HURRICANE IAN)". They were issued between May 3 and May 30, 2024, about 20 months after the storm.
The permits show that Ian repair work in Island Sound II was filed for ground-floor units, building by building, and that work was still being permitted in 2024. They do not tell us the depth of water, the cause of each repair, which upper floors were affected, or whether Island Sound I coach homes were repaired under permits we did not search. We did not search every monthly report. For a specific unit, the Village's permit history and the association's records are the place to look.
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, which the club rebuilt. Hurricane Milton in October 2024 made landfall near Siesta Key, north of Lee County.
For an Island Sound II ground-floor flat, ask whether the unit was repaired after Ian, under which permit, whether the work closed with a final inspection, and whether any repair crossed the substantial improvement threshold. For any Island Sound unit, ask the association what flood and wind claims it made, how they were paid, and whether any special assessment followed.
Island Sound 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 an Island Sound Circle address.
Florida Gulf Coast University, a public university, is on Estero's northeast side, roughly 20 minutes from Pelican Sound's gate by our earlier community research.
The Village of Estero's Community Development Department issues building permits for Island Sound at Pelican Sound, the Lee County Clerk records the declarations and deeds, and the Lee County Property Appraiser carries each unit's parcel record. Permit history and recorded instruments are the documents to check for any specific unit.
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 Island Sound Ian permits above appear.
For an Island Sound unit, the useful permit questions are interior storm repairs, air-conditioning replacement, water heater replacement, windows and doors (which are association-controlled in a condominium), electrical work 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 Island Sound address, either condominium declaration, the amendments, or either 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 Island Sound purchase.
Near Island Sound 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 Island Sound 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 Island Sound at Pelican Sound runs through Pelican Sound's staffed gate and the club at 4569 Pelican Sound Boulevard, with building questions handled by Frankly Coastal for the Island Sound associations. Coconut Point, a 24-hour emergency department, I-75 and the Gulf beaches are each a short drive away.
Guests are admitted only from a member's gate guest list, and unaccompanied houseguests need a registration, per the Fact Sheet. The club's Q and A sends questions about smart passes, gate access and leasing to the club's accounting office. For a showing, the listing agent arranges gate access.
Island Sound I homes have a one-car garage and Island Sound II flats have carports, per the club's flyer; how outdoor 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 Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Island Sound at Pelican Sound is the largest neighborhood family in Pelican Sound at 216 residences, the youngest condominium stock with Southern Hills and Palmetto Dunes, and the busiest resale market, with 11 of the community's 50 MLS closings in the last 12 months at a $450,000 median, the second-lowest neighborhood median after Hammock Greens.
| Neighborhood | Units | Ownership and product | Built (county roll) | MLS closings, 12 months | 12-month median | 12-month median $ per MLS sq ft |
|---|---|---|---|---|---|---|
| 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 |
| Hammock Greens | 98 | Condominium, four associations | 1998 to 1999 | 2 | $357,000 (mean of $345,000 and $369,000, small sample) | $274.62 |
| 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.
Turnberry is the closest match to Island Sound II: Turnberry I is 132 condos in four-story elevator buildings with carports, the same building description and the same unit count as Island Sound II, per the club's flyer. The full comparison is in the next section.
The club's flyer lists three coach home neighborhoods with the same marketed plans, 1,551 square feet below and 1,669 above with a one-car garage: Island Sound I, Edgewater and Southern Hills. Over 12 months, Edgewater closed 7 at a $585,000 median, Southern Hills 6 at $537,500 and Island Sound I 6 at $515,000. The difference between the three is not the floor plan; it is the location, the association, the flood map, and in Island Sound's case the two-registration guest rule.
Hammock Greens I to III are also four-story elevator condos with carports, per the flyer, and Hammock Greens IV is two-story. Hammock Greens is the community's other entry point, with 2 closings in 12 months at a $357,000 median against Island Sound II's 5 at $345,000.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Choose Island Sound at Pelican Sound for the choice of a garaged coach home or an elevator condo, the most resale activity in Pelican Sound and the youngest condominium buildings; choose Turnberry for elevator and two-story condos mapped outside the special flood hazard area at the points we checked, with fewer sales.
| Factor | Island Sound at Pelican Sound | Turnberry at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 216: I 84, II 132 | 180: I 132, II 48 |
| Product (club flyer) | I: two-story coach homes, one-car garage; II: four-story, carports and elevators | I: four-story, carports and elevators; II: two-story, carports |
| Associations (Sunbiz) | N00000003526 (I), N00000003531 (II) | N99000005728 (I), N99000005726 (II) |
| Built (roll) | 2001 to 2002 | 2000 to 2001 |
| Declarations recorded (state register) | November 27, 2001 (II); May 22, 2002 (I) | September 11, 2000 (II); September 15, 2000 (I) |
| Heated area (roll) | 1,207 to 1,535 | 1,207 to 1,375 |
| Bedrooms (roll) | 2 on 180, 3 on 36 | 2 on 120, 3 on 60 |
| Neighborhood manager (club Fact Sheet) | Frankly Coastal | Frankly Coastal |
| Houseguest registrations a year | 2 in I and II | 2 in I, 6 in II |
| Lease application fee | $260 in I, $310 in II | $260 |
| FEMA zone at the points we queried | AE, coastal floodplain, base flood elevation 11.0 feet | X, 0.2 percent annual chance flood hazard |
| MLS, 12 months | 11 closings, $450,000 median | 7 closings, $470,000 median (small sample) |
| MLS, 24 months | 18, $472,500 | 9, $470,000 (small sample) |
| MLS, 36 months | 30, $485,000 | 13, $470,000 |
| MLS, 60 months | 42, $470,000 | 24, $470,000 |
| Two-bedroom elevator-type condos, 12 months | Island Sound II: 4, $332,500 (mean of $320,000 and $345,000) | 3, $332,500 |
| Three-bedroom condos, 12 months | Island Sound II: 1 at $437,000 | 4, all at $470,000 |
| Median $ per MLS sq ft, 12 months | $301.38 | $301.28 |
| Median days on market, 12 months | 48 | 102 |
| Median sold-to-list, 12 months | 96.5% | 94.2% |
| Active listings, September 29, 2026 | 7, median $324,900 | 2, median $326,500 |
| Months of supply | 7.6 | 3.4 |
| County qualified sales since September 29, 2025 | 12, $443,500 median | 9, $435,000 median |
| County qualified sales, 2025 | 10, $460,000 median | 8, $418,100 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, queried October 7, 2026 at geocoded points. MLS and county figures are never mixed.
The flood map and the coach homes. At the Turnberry Lake Drive points we queried, FEMA shows Zone X outside the special flood hazard area; at the Island Sound Circle points 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 Island Sound has something Turnberry does not: 84 coach homes with their own garages, which have closed at a $515,000 median over 12 months.
The two-bedroom elevator condos. Over 12 months Island Sound II's four two-bedroom sales and Turnberry's three two-bedroom sales both had a $332,500 median, and the 12-month price per square foot of the two neighborhoods differs by ten cents. A buyer choosing between a two-bedroom flat in Island Sound II and one in Turnberry I is choosing on building, view, floor, association and flood map, not on price.
Island Sound turns over faster, with 11 closings in 12 months against Turnberry's 7 and a 48-day median against 102. Turnberry's 7 sales are a small sample, so we read the whole 36-month window too: 30 Island Sound closings at $485,000 against 13 Turnberry closings at $470,000.
Choose Island Sound at Pelican Sound if you want a coach home with a garage, 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. Choose Turnberry if you want an elevator or two-story condo mapped in Zone X at the points we checked, and, in Turnberry II, the community's standard six houseguest registrations. The club, the gate and the annual assessment are identical; the buildings, associations and flood map differ. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both on one morning.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Island Sound at Pelican Sound's strengths are the lowest price into Pelican Sound's club in Island Sound II, garaged coach homes in Island Sound I, the most resale activity and the youngest condominium buildings; its weaknesses are Zone AE at an 11-foot base flood elevation, a high club cost relative to price, unpublished dues and strict guest limits.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for an Island Sound at Pelican Sound listing agent, or thinking, 'I need someone to sell my Island Sound at Pelican Sound home...' you are selling into Pelican Sound's busiest neighborhood, where building type, flood story and club charges decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 11 Island Sound closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 42 the MLS has recorded since May 2022, sorted into Island Sound I and II. 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 Island Sound home valuation. Jesse follows up with the Island Sound closings that fit your unit: the same section, floor and plan, adjusted for condition, updates, furnishings and any lease in place. Our Island Sound at Pelican Sound seller's guide walks through the sale step by step.
(239) 898-6072, text or call. Confidential conversations welcome.
For an Island Sound I coach home priced to the recent closings, the market is tight: one active against six closings a year is about 2.0 months of supply, and the July 2026 upper-floor sale closed at full price in 7 days (Southwest Florida MLS, September 29, 2026).
It is a competitive moment. Six Island Sound II flats were for sale on September 29, 2026 against five closings in 12 months, and the four two-bedroom sales of 2026 closed at $320,000 to $350,000. Price against those, not against 2024.
By section, floor and plan. Over 12 months, ground-floor coach homes closed at $450,000 to $500,000, upper-floor coach homes at $530,000 to $565,000, and Island Sound II two-bedroom flats at $320,000 to $350,000.
The 12-month median is 48 days, with a range of 3 to 386. In 2026 the four Island Sound II sales took 3 to 116 days and the four Island Sound I sales 7 to 386 days. Price was the difference.
The buyer needs a certificate of approval from the Island Sound I or II association to become a club member, per the club's Fact Sheet. Ask Frankly Coastal for the current procedure and fee before you list.
Island Sound at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Island Sound sale, the county roll and the flood map 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 Island Sound 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 Island Sound at Pelican Sound realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive.” Eric Acra, verified Google review
★★★★★ “I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!” Dennis Overton, verified Google review
★★★★★ “He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs.” Mary Tengel, verified Google review
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound 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 Island Sound at Pelican Sound condos for sale, coach homes for sale, HOA fees, flood zones and living in Estero, answered from the records cited below. Each answer names Island Sound and points to the section that holds the detail. Where a record is not public, the answer says so.
Island Sound at Pelican Sound is a 216-residence condominium neighborhood inside Pelican Sound Golf & River Club in Estero, Florida, made up of two condominiums: Island Sound I, 84 two-story coach homes with a one-car garage, and Island Sound II, 132 flats in six four-story elevator buildings with carports.
No. The Island Sound Homeowners' Association filed in 2021 has no link to Pelican Sound. The Island Sound associations at Pelican Sound are Island Sound I at Pelican Sound Condominium Association, Inc. (N00000003526) and Island Sound II at Pelican Sound Condominium Association, Inc. (N00000003531), both filed in 2000.
No. Island Sound is inside Pelican Sound in Estero. Pelican Landing is a separate community in Bonita Springs and Pelican Bay is in Naples.
On Island Sound Circle inside the gated Pelican Sound community in Estero, ZIP 33928, between US-41 and Estero Bay. The club's address is 4569 Pelican Sound Boulevard.
Island Sound I is 84 coach homes in 14 two-story buildings, each with a one-car garage, two bedrooms plus a den in the MLS. Island Sound II is 132 flats in six four-story buildings with elevators and carports, with two- and three-bedroom plans. They are separate condominiums with separate associations and dues.
216 on the 2026 Lee County roll: 84 in Island Sound I and 132 in Island Sound II, which matches the state's condominium register and the club's flyer.
The county roll records 1,406 heated square feet for ground-floor coach homes, 1,535 for upper-floor coach homes, and 1,207, 1,258 or 1,375 for Island Sound II flats. The club markets the coach homes at 1,551 and 1,669 square feet and the Island Sound II flats at 1,250 to 1,560.
The roll records two bedrooms on all 84 Island Sound I homes and on 96 Island Sound II flats, and three bedrooms on 36 Island Sound II flats. The MLS records the coach homes as two bedrooms plus a den.
Island Sound I coach homes have a one-car garage, per the club's flyer; Island Sound II flats have carports. A 2018 Elevation Certificate for one Island Sound I home records a 219 square foot attached garage.
Yes. The club's Types of Residences flyer describes Island Sound II as four-story buildings with carports and elevators. Island Sound I's two-story coach buildings are not described with elevators.
In 2001 and 2002 per the county roll. The state's register records Island Sound II's declaration on November 27, 2001 and Island Sound I's on May 22, 2002, and Island Sound was the last neighborhood built in Pelican Sound.
On September 29, 2026 the MLS showed 7: one Island Sound I coach home at $499,900 and six Island Sound II flats from $297,900 to $439,000. Call Marc at (239) 287-5873 for the live list.
Over the 12 months to September 29, 2026, Island Sound II flats closed from $320,000 to $437,000 at a $345,000 median and Island Sound I coach homes from $450,000 to $565,000 at a $515,000 median. All 11 closings had a $450,000 median.
The 12-month median is $301.38 per square foot of MLS living area for all 11 closings: $319.87 for Island Sound I and $269.23 for Island Sound II. County and MLS square-foot figures measure different things, so we never compare them.
It depends on the section. Island Sound I's MLS median moved from $475,000 in 2025 to $540,000 in 2026 to date; Island Sound II's from $430,000 in 2024 to $332,500 in 2026. Each year is a small sample.
The 12-month median is 48 days on market, with a range of 3 to 386. Island Sound I's 12-month median is 56 days and Island Sound II's 48.
Two recurring association charges: the club's 2026 annual assessment of $11,495, and the Island Sound I or II condominium dues, which are not published. 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 Island Sound 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 neighborhood association.
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 application ($310 in Island Sound II), no pets for lessees and a lessee and primary occupant at least 25. Check the condominium's own minimum, since a few Pelican Sound associations require 60 days.
Not under 30 days, which is the club's published minimum lease. Seasonal rentals of six months or less carry Florida transient rentals tax.
Two unaccompanied houseguest registrations a year in Island Sound I and Island Sound II, each up to two weeks, against six in most of Pelican Sound, per the club's 2026 Fact Sheet. Each registration costs $100 plus tax.
Owner pet rules are in the Island Sound I and II condominium documents, which are not published. 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 the five Island Sound Circle addresses we queried, FEMA's current map shows Zone AE, coastal floodplain, base flood elevation 11.0 feet, panel 12071C0587G effective November 17, 2022. Check the exact unit on FEMA's map service.
A federally backed mortgage requires flood insurance on a building in Zone AE. In a condominium, ask about the association's master flood policy on the building as well as your own coverage, and get an insurance quote for the specific unit.
Lee County's evacuation zone layer returns Zone A, the first zone ordered to leave for storm surge, at the Island Sound points we tested.
The Village of Estero's permit reports list Hurricane Ian repair permits for ground-floor Island Sound II units in 2023 and 2024, 36 of them in May 2024 alone. We hold no water-depth record for Island Sound. Ask about the specific unit's repairs and final inspections.
Island Sound II's four-story buildings fall under Florida's three-story rules, so ask the association for its structural integrity reserve study and milestone inspection status. Island Sound I's two-story coach 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.
Island Sound has more sales, coach homes with garages and the younger buildings; Turnberry mapped in Zone X at the points we checked. Two-bedroom condos in both closed at a $332,500 median over 12 months. See the decision table above.
Ask for the estoppel, the declaration and amendments, rules, budget and reserves, the milestone and reserve study status in Island Sound II, the master insurance and flood policy, the unit's permit history including any Ian repairs, 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 pull the closings by section, the flood map and the association records 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. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we tour Island Sound I, Island Sound II and Turnberry on one morning if you like.
The club's 2026 Fact Sheet lists Frankly Coastal for Island Sound I and II, and the state's corporate record lists Frankly Coastal Financial Services LLC in Naples as each association's registered agent and mailing address.
These are the questions sellers ask most about selling an Island Sound at Pelican Sound coach home or condo in Estero, answered from the recent closings and the public record. Each answer names Island Sound. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from your own section's sales. Over 12 months Island Sound I coach homes closed at a $515,000 median (n = 6) and Island Sound II flats at $345,000 (n = 5). For a number on your unit, use the free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 to September 29, four Island Sound I coach homes closed at $500,000, $530,000, $550,000 and $565,000, and four Island Sound II flats at $320,000, $320,000, $345,000 and $350,000.
Because the $450,000 12-month median sits between two markets: coach homes at $515,000 and elevator condos at $345,000. Pricing an Island Sound II flat against $450,000, or a coach home against it, starts the listing in the wrong place.
Not reliably. One MLS name covers two building types, so an automated estimate can blend a $345,000 flat with a $565,000 coach home. A sale-by-sale comparison within your section is better.
Historically yes. Over 60 months upper-floor Island Sound I homes had a $565,000 median (n = 11) and ground-floor homes $507,500 (n = 6). In the last 12 months the uppers closed at $530,000 to $565,000 and the grounds at $450,000 to $500,000.
Yes. Over 60 months three-bedroom flats had a $470,000 median (n = 7) against $402,500 for two-bedroom flats (n = 18). The one three-bedroom sale of the last 12 months closed at $437,000.
The 12-month median is 48 days, with a range of 3 to 386. In 2026 the Island Sound II flat that closed in 3 days was priced at $355,000 and closed at $350,000; the coach home that took 386 days started at $525,000 and closed at $500,000.
Seven on September 29, 2026: one coach home at $499,900, about 2.0 months of supply, and six Island Sound II flats from $297,900 to $439,000, about 14.4 months of supply at the 12-month pace.
On the numbers, yes: six actives against five sales a year. Sellers who price to the 2026 closings, $320,000 to $350,000 for two bedrooms, are the ones who close.
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. Island Sound's 2026 closings ran from January to July.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the bundled club, the garage or elevator, and the facts a buyer will ask about Zone AE, 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 an Island Sound home from its own section's closings, which is why this page lists all 42. Call Jesse at (239) 898-6072.
Your buyer needs a certificate of approval from the Island Sound I or II association to become a club member, per the club's Fact Sheet. Ask Frankly Coastal 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 Island Sound II, include the structural integrity reserve study or milestone information, or the association's statement that none applies yet.
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. If your unit had Ian repairs, have the permit numbers and final inspections ready; the Village's reports list many Island Sound II ground-floor repair permits, and buyers can find them.
It can. Zone AE brings mortgage flood insurance and the substantial improvement rule into a buyer's math. A current elevation certificate on the 2022 map, the association's flood policy and a wind mitigation report help a buyer underwrite the unit.
It is worth discussing. The 2018 certificate we read for one Island Sound I home was written on the 2008 map with a 10-foot base flood elevation, and the 2022 map shows 11 feet. A certificate on the current map tells your buyer's insurer where your floor sits now.
Two in practice: the club's, with its $299 fee per the 2026 Fact Sheet, and the Island Sound I or II association's through Frankly Coastal. 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 $450,000, doc stamps are $3,150 and a promulgated owner's policy is about $2,325, 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, but it must be disclosed and the contract must say who pays. The association's estoppel states any assessment, and we want to see the board's notice and schedule before we set a price.
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 at your section's median. The 30-day minimum, the lessee rules and, in Island Sound II, the $310 application fee all 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.
It can for a buyer who plans to lend the unit to family often. We answer it up front so the right buyer, not a surprised one, makes the offer.
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 your section's 2026 closings. The Island Sound I home that sat 386 days closed at $500,000 after starting at $525,000, and two-bedroom Island Sound II flats in 2026 closed at $320,000 to $350,000. Call Jesse at (239) 898-6072.
Head to head on two-bedroom condos: both closed at a $332,500 median over 12 months. Island Sound sells faster, a 48-day median against 102 in Turnberry, and adds coach homes with garages; Turnberry's points checked in Zone X. We price with both in view.
You can, but you would handle the pricing by section, the association's approval process, the club's estoppel and fees, the flood disclosures, the gate and the contract yourself. A pricing conversation with us costs nothing.
Every fact on this Island Sound at Pelican Sound guide traces to a primary record below: the club's own documents, Florida state records, Lee County, the Village of Estero, FEMA and federal sources, and dated local reporting. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Island Sound 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 recorded condominium declarations are available through the Lee County Clerk's official records, and the association estoppels through Frankly Coastal.
| 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 |
| Elevation Certificate for an Island Sound I home | Licensed surveyor, filed with the Village of Estero | February 2018 | Elevation Certificate, PDF |
| Building Permit Report, June 2023 | Village of Estero | June 2023 | Permit report, PDF |
| Building Permit Report, May 2024 | Village of Estero | May 2024 | Permit report, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Island Sound I association record | Florida Division of Corporations | filed May 22, 2000 | Sunbiz detail |
| Island Sound II association record | Florida Division of Corporations | filed May 22, 2000 | Sunbiz detail |
| Public condominium extract | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Ordinance 2025-07, shuttle moorings (first reading) | Village of Estero | 2025 | Ordinance, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
Market data from Southwest Florida MLS, pulled September 2026. McGreevy and Comisar, Best Realtor for Island Sound 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.
