Bonita Springs, Florida
How to sell a Pelican Landing home in 2026: recorded sales by village, the master fee and $6,000 resale capital assessment, flood and condominium rules and a free valuation.
Home › Bonita Springs › Pelican Landing › Sell Your Home in Pelican Landing
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar of Domain Realty.
Updated October 2026
Selling a home in Pelican Landing starts with the village, not the gate: the county recorded 58 condominium sales at a $453,250 median and 57 single-family sales at $1,055,556 in the latest 12 months, and each village prices off its own sales. Lee County recorded 115 sales across the 2,180 mainland home parcels in the 12 months to September 25, 2026. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida in the 2026 RealTrends rankings and the #1 real estate team in Bonita Springs, and our office is on US 41 under a mile north of the Pelican Landing Parkway entrance. For the full community picture start with our Pelican Landing community guide, and for the city see our Bonita Springs area guide.
If you are still choosing who should list your home, our guide to the best real estate agents in Bonita Springs sets out the criteria we think a seller should use, and we are comfortable being measured against them. Call Jesse McGreevy direct at (239) 898-6072, request a free Pelican Landing home valuation, or use our Pelican Landing valuation form. We send you the recorded sales we used, labelled by date and source.
To sell a Pelican Landing home in 2026, price it against recorded sales in your own village, hand buyers the association's 2026 fee schedule and the $6,000 resale capital assessment, and explain the optional golf and the island beach with documents. Lee County recorded 115 mainland Pelican Landing sales in the latest 12 months.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
In the 12 months to September 25, 2026 the county recorded 115 qualified sales across the 2,180 mainland home parcels at a median of $575,000, from $300,000 to $2,800,000, or $309.59 per square foot of county heated area. Every one was a resale. The Southwest Florida MLS pull of July 1, 2026 adds speed and negotiation: 127 closings in its own window, a median of 59 days on market and an average 94.27 percent sale-to-list ratio. We print each instrument with its own window rather than blending them.
The Colony at Pelican Landing and The Tides are separate markets with separate guides, so this page covers the mainland villages: the single-family plats, Pelican's Nest, the villas and the condominium villages.
The village and product first: a coach home in Sawgrass Point and a single-family home on Ridge Oak Drive are different markets. Second, water and view: bay, creek, lake, golf or preserve. Third, the flood zone, which changes from the bay and creek edges to the higher villages near US 41. Fourth, the paperwork: chapter 720 for houses on lots, chapter 718 for condominiums. Fifth, the charges a buyer adds: the $3,478 master assessment, the village assessment, the district line and the $6,000 resale capital assessment.
Other resales inside the gate, the towers of The Colony at Pelican Landing for buyers who want height and views, and Bonita Bay across Spring Creek. The listing that wins answers, with documents, what the buyer will pay each year and what the beach and golf arrangements are.
Why to list with us, the recorded market by village, pricing, the MLS picture, the benchmark against Bonita Bay and The Colony, timing, the fee schedule and districts, the optional clubs and the beach park, condominium law, flood and insurance, disclosures, marketing, negotiation, costs at three price points and more than thirty seller questions.
McGreevy and Comisar price Pelican Landing homes on the records that move them: Lee County's recorded sales for your village, the association's fee schedule and declaration, the district's budget and the flood map at your parcel. We are the #1 team in Southwest Florida since 2012, both partners work every listing, and our Bonita Springs office is a mile from the gates.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
We are the partners who price your home, sit at the negotiating table and answer your phone. Nobody hands your offer to an assistant. Here is the record behind that promise:
RealTrends ranked our team the #5 real estate team in Florida and the #1 real estate team in Bonita Springs for 2026. As the leaders of Domain Realty Group, our team has closed 4,000+ transactions, and Jesse McGreevy and Marc Comisar bring over 45 years of combined direct experience to every Pelican Landing listing. Our office is at 24031 S Tamiami Trl #101 in Bonita Springs, about three-quarters of a mile north of the Pelican Landing Parkway entrance on US 41.
A Pelican Landing listing agent has to know that the master association is self-managed under chapter 720, that golf is optional and run by separate clubs, that the beach park on Big Hickory Island is the association's and reached by its shuttle boat, that Phase I sits in the Bayside Improvement district, that The Colony is a separate foundation, and that the county records many villages under names without the words Pelican Landing, such as Sawgrass Point, Southbridge and Lakemont Cove.
Nineteen recorded sections closed sales in the latest 12 months, and only the single-family plats cleared ten. We list the sales section by section and print no median under ten, so the number a buyer's appraiser sees is one we can defend.
Jesse McGreevy prices the home and builds the resale package; Marc Comisar negotiates once an offer arrives. When a buyer asks about the resale capital assessment or the shuttle schedule, a partner answers with the document.
We will not price your home from an automated estimate, and we will not borrow a days-on-market figure from another community to make a page look complete. We will not promise a sale date or a premium the record does not show. We will show you the evidence, name the documents and let the market answer.
Lee County recorded 115 mainland Pelican Landing sales in the 12 months to September 25, 2026 at a $575,000 median, but the figure blends 58 condominium sales at $453,250 and 57 single-family sales at $1,055,556. Price your Bonita Springs home against its own product and village.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
We pulled every recorded sale for the 2,180 mainland home parcels for the 12 months to September 25, 2026: 115 resales. The parcel set is built from the recorded legal names, Pelican Landing's own plats plus the villages the roll records under their own names, and it excludes The Colony and The Tides.
| Window | Sales | Median | Low | High |
|---|---|---|---|---|
| 12 months (2025-09-26 to 2026-09-25) | 115 | $575,000 | $300,000 | $2,800,000 |
| 24 months (2024-09-26 to 2026-09-25) | 211 | $630,000 | $300,000 | $4,800,000 |
| 36 months (2023-09-26 to 2026-09-25) | 305 | $650,000 | $268,695 | $4,800,000 |
| 60 months (2021-09-26 to 2026-09-25) | 544 | $640,000 | $232,000 | $4,800,000 |
The 12-month window holds 115 sales. The 24-month window holds 211 at $630,000 and the 36-month window 305 at $650,000, so the latest year's median sits below the two-year and three-year figures, partly because more condominiums sold.
Condominiums recorded 58 sales at $453,250, $269.40 per square foot, from $300,000 to $714,000; single-family homes 57 at $1,055,556, $410.50 per square foot, from $440,000 to $2,800,000. The overlap is in the low single-family band, where Galashields Circle and Wildwood Lake Circle homes traded near the top of the condominium range.
| Price band | Recorded sales, 12 months |
|---|---|
| Under $200,000 | 0 |
| $200,000 to $299,999 | 0 |
| $300,000 to $399,999 | 20 |
| $400,000 to $499,999 | 23 |
| $500,000 to $749,999 | 29 |
| $750,000 to $999,999 | 10 |
| $1,000,000 and up | 33 |
Twenty sales closed between $300,000 and $399,999, 23 between $400,000 and $499,999, 29 between $500,000 and $749,999, 10 between $750,000 and $999,999 and 33 at $1,000,000 or more.
| Calendar year | Recorded sales | Median | Low | High | Builder-direct (estimate) |
|---|---|---|---|---|---|
| 2019 | 155 | $397,500 | $205,000 | $1,800,000 | 0 |
| 2020 | 164 | $395,250 | $185,000 | $2,900,000 | 0 |
| 2021 | 197 | $480,000 | $100,000 | $1,899,000 | 0 |
| 2022 | 114 | $639,500 | $280,000 | $3,850,000 | 0 |
| 2023 | 112 | $635,000 | $400,000 | $2,625,000 | 0 |
| 2024 | 87 | $710,000 | $268,695 | $4,800,000 | 0 |
| 2025 | 105 | $667,000 | $345,000 | $2,600,000 | 0 |
| 2026 (to September 25) | 93 | $559,000 | $300,000 | $2,800,000 | 0 |
The county's calendar-year medians ran $397,500 in 2019, $639,500 in 2022, a peak of $710,000 in 2024, $667,000 in 2025 and $559,000 for 2026 through September 25. The 2026 figure reflects a mix with more condominium sales as well as price, so read your village's own sales.
| Section (recorded name) | Sales, 12 months | Median (10+ sales only) | Low | High |
|---|---|---|---|---|
| Single-family homes on the Pelican Landing unit plats | 37 | $1,150,000 | $450,000 | $2,800,000 |
| Sawgrass Point | 9 | count and range only | $325,000 | $431,000 |
| The Pointe | 9 | count and range only | $300,000 | $440,000 |
| Lakemont Cove | 8 | count and range only | $325,000 | $539,000 |
| Southbridge | 8 | count and range only | $375,000 | $632,000 |
| Pelican's Nest | 6 | count and range only | $1,055,000 | $2,499,900 |
| Baycrest Villas | 5 | count and range only | $440,000 | $600,000 |
| Palm Colony | 5 | count and range only | $575,000 | $714,000 |
| Mystic Ridge | 4 | count and range only | $470,000 | $559,000 |
| The Reserve | 4 | count and range only | $300,000 | $585,000 |
| Sandpiper Isle | 3 | count and range only | $375,000 | $639,450 |
| Creekside Crossing | 3 | count and range only | $449,000 | $520,000 |
| Capri | 3 | count and range only | $765,000 | $835,000 |
| Cypress Island | 3 | count and range only | $440,000 | $475,000 |
| Sandpiper Greens | 2 | count and range only | $340,000 | $410,000 |
| Heron Glen | 2 | count and range only | $475,000 | $500,000 |
| The Sanctuary | 2 | count and range only | $1,520,000 | $1,600,000 |
| Heron Cove | 1 | count and range only | $650,000 | $650,000 |
| Ascot | 1 | count and range only | $1,100,000 | $1,100,000 |
Only the single-family plats cleared ten sales, 37 of them at a $1,150,000 median, from $450,000 to $2,800,000; every condominium village closed nine or fewer, so we print counts and ranges: Sawgrass Point 9 from $325,000 to $431,000, The Pointe 9 from $300,000 to $440,000, Southbridge 8 from $375,000 to $632,000.
The highest recorded sale was a Bay Creek Drive home at $2,800,000 in March 2026, built in 1995; Ridge Oak Drive recorded $2,595,000 and Pennyroyal Drive $2,499,900. At the other end, The Pointe and Sawgrass Point condominiums closed from $300,000.
Bay Cedar Drive recorded six sales from $525,000 to $850,000, Galashields Circle five from $440,000 to $600,000, Lakemont Drive four from $1,050,000 to $1,500,000, and Woodsage and Ridge Oak Drives three each at $1,569,900 or more. Street is a proxy for lot, water and era.
We price a Pelican Landing home from recorded sales in its own village, adjust for water, view, lot and condition, add the charges a buyer will carry, and check the result against the listings it will compete with in Bonita Springs on launch day. The number comes with the sales behind it.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
Recorded sales in your village for 12 months, widened to 24 or 36 when it is thin, then the neighboring village with the same product. A Lakemont Cove condominium is compared with Lakemont Cove first.
Bay or creek frontage, a long lake view, a renovated kitchen, impact glass, a newer roof, a pool or a deeded slip: none is visible to an automated estimate, and each moves a Pelican Landing price.
A buyer prices the year: $3,478 master assessment, the village assessment, the district line and property tax, and optional club dues. Two homes at the same price with different village assessments are not the same price to a buyer.
The $6,000 resale capital assessment from January 1, 2026 falls on the buyer under the declaration unless the contract says otherwise, and buyers subtract it from what they will pay.
The July 1, 2026 MLS pull showed 27 active mainland listings at a $575,000 median and a 59-day median to sell. We re-read the live count the day we price, and set the number inside the band that is closing.
Mainland Pelican Landing recorded 115 sales in the latest 12 months, condominiums at a $453,250 median and single-family homes at $1,055,556, so the first conversation is your village. Call Jesse McGreevy direct at (239) 898-6072, request a free Pelican Landing home valuation, or start with the Pelican Landing seller valuation form. Buying your next home at the same time? See our guide to buying a home in Pelican Landing or call Marc at (239) 287-5873.
We pulled every recorded sale in mainland Pelican Landing for the 12 months to September 25, 2026, 115 of them, and found that the county records more than half the community's condominium villages without the words Pelican Landing in the legal name, Sawgrass Point, Southbridge, Lakemont Cove, Creekside Crossing, Cypress Island and Mystic Ridge among them. Together those villages closed 35 of the 58 condominium sales. A pricing pull that searches only for the community name misses most of the condominium market.
The Southwest Florida MLS pull of July 1, 2026 shows 127 mainland Pelican Landing closings from June 30, 2025 to June 30, 2026, a median of 59 days on market and an average sale-to-list ratio of 94.27 percent. It measures speed and negotiation well, so we read it beside the county record for every Bonita Springs price we set.
Data updated: October 2026 (Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
The July 1, 2026 pull counted 127 closings at a $630,000 median, about $109 million in volume, a median of 59 days on market and an average 94.27 percent sale-to-list ratio, with 27 active listings at a $575,000 median. The pull excludes The Colony and The Tides, which the MLS carries as separate developments.
The county counted 115 sales at $575,000 over a window ending September 25, 2026; the MLS counted 127 at $630,000 over a window ending June 30. Different windows and different coverage, so we print each with its label.
Speed and inventory move by season. We re-read the live MLS the day we price your home and use the July pull as context, not as today's count.
Every recorded deed whether listed or not, the county's heated area and year built for the parcel, and the sale by legal section, which is how we split the market into villages.
Against its neighbors, mainland Pelican Landing's $575,000 recorded median over the 12 months to September 25, 2026 sits below Bonita Bay's $945,000 and The Colony's $2,165,000, and its $309.59 per square foot is the lowest of the three. Every figure uses the same Bonita Springs county method.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; the same county method for every community).
| Community | Home parcels matched | Recorded sales, 12 months | Median | Median $ per county heated sq ft |
|---|---|---|---|---|
| Pelican Landing | 2,180 | 115 | $575,000 | $309.59 |
| Bonita Bay | 3,057 | 204 | $945,000 | $404.29 |
| The Colony at Pelican Landing | 1,172 | 148 | $2,165,000 | $419.82 |
Bonita Bay recorded 204 sales at $404.29 per square foot and The Colony 148 at $419.82, lifted by 76 builder-direct first sales, almost all in its new Infinity tower. Pelican Landing's lower figure reflects its larger share of 1990s coach homes and condominiums.
A buyer who weighs a Pelican Landing coach home against a Bonita Bay coach home will see the price gap at once, and the island beach, the lower master assessment and the optional golf are what that buyer is weighing against it.
A per-foot median holds no view, floor, renovation or carry. The district line on a Pelican Landing bill and the resale charges on each side belong in the conversation, not a single number.
Now is a reasonable time to sell a Pelican Landing home if you price to the current record: the county median for 2026 to date is $559,000 against $667,000 for 2025, the MLS showed a 59-day median to sell in July, and season begins in Bonita Springs in November. Timing counts back from the date you need to close.
Data updated: October 2026 (Lee County recorded sales by calendar year; Pelican Landing Community Association fee schedule; Citizens flood page read October 2026; Florida Senate CS/HJR 1-F).
The buyer pool grows from November through April. A home photographed, documented and listed by late October meets it on its first weekend.
The association's fee schedule lists the Resale Capital Assessment at $6,000 for closings on or after January 1, 2026, up from $5,000 in 2025. Buyers know it, and a seller should price with it in view.
From January 1, 2027, Citizens requires flood coverage on new and renewing personal residential wind policies, whatever the zone, with condominium unit-owner, tenant and wind-excluded policies exempt. A single-family buyer on a Citizens policy will price it in.
The county tax bill arrives in November, with the district line on it, and the seller's share is credited at closing. Amendment 3, the constitutional amendment on the November 3, 2026 ballot, passed with 61.99 percent yes on the Florida Division of Elections’ unofficial count (Florida Election Watch, Amendments). From January 1, 2027 it raises the non-school homestead exemption to $150,000 in 2027 and $250,000 in 2028 and cuts the non-homestead assessment cap from 10 percent to 5 percent (the Florida Senate record, CS/HJR 1-F); we state no dollar effect.
Allow two weeks for documents and photography, add the MLS's 59-day median, then a 30 to 45 day closing. If you must close by a date, we build the plan backward from it.
A Pelican Landing buyer pays the master association's 2026 assessment of $3,478, a village or condominium assessment, a community development district operations line on the Lee County tax bill and property tax, and only by choice golf club dues. The resale capital assessment is a one-time $6,000 at closing in Bonita Springs.
Data updated: October 2026 (Pelican Landing Community Association fee schedule read October 17, 2026; Florida Auditor General district audits).
The association's fee schedule lists a $3,478 annual assessment due January 1, 2026, up from $3,298 in 2025, when a $906.75 special assessment was also billed. The schedule lists the estoppel fee at $299.
The same schedule lists a $6,000 Resale Capital Assessment and transfer fee for closings on or after January 1, 2026, which the declaration levies on the transferee, the buyer.
Phase I sits in the Bayside Improvement Community Development District, with part in Bay Creek. Both bill operations assessments on the tax bill, and the Auditor General's audits are public. The Colony sits inside the Bayside district too, under its own foundation.
Each village or condominium association bills its own assessment and publishes its own budget, and that figure is often larger than the master assessment. We put it in the listing file.
Golf is not part of the master assessment. The Nest, a 36-hole Tom Fazio club, and The Colony Golf and Country Club are separate clubs with their own membership terms.
In Pelican Landing the beach park belongs to the master association, so every owner has it, while golf is optional and sold by separate clubs. A Pelican Landing home sells without a golf membership attached unless the seller's own club terms say otherwise, which widens the Bonita Springs buyer pool.
Data updated: October 2026 (Pelican Landing Community Association beach park, marina and amenity pages read June 2026).
The association describes a private beach park on Big Hickory Island reached by its shuttle boat across Estero Bay; our Pelican Landing community guide describes it as 34 acres. Beach access comes with ownership, not with a club.
The association's marina and sailing center pages describe slips, a ramp and a community sailing fleet; slip leases are billed to users. If your sale includes a slip arrangement, we confirm its transfer terms in writing.
The Nest offers 36 Tom Fazio holes and The Colony Golf and Country Club 18 holes with capped equity membership, according to our Pelican Landing community guide; each sets its own transfer rules, which we read from your membership documents.
The association runs a tennis center, pickleball center, bocce, a wellness center and a community center, all funded through the master assessment, according to its pages.
A Pelican Landing sale surfaces the master association's estoppel at $299, the village or condominium association's documents and estoppel, the $6,000 resale capital assessment, the district's assessment and the community rules. We gather it before the first showing in Bonita Springs.
Data updated: October 2026 (Pelican Landing Community Association governing documents and fee schedule).
The Pelican Landing Community Association, Inc. is the master association, Florida document N27971, self-managed and resident-controlled since its 2001 turnover; the village and condominium associations sit beneath it. The Colony at Pelican Landing Foundation is a separate master for The Colony.
The Amended and Restated Declaration and General Protective Covenants, the bylaws and the rules are posted on the association's governing documents page, and your village adds its own declaration.
The master declaration sets a 30-day minimum lease inside a neighborhood association, and the association publishes a tenant application; villages add their own rules.
The estoppel shows unpaid assessments, and a title company will look for open permits. Keep approval letters for exterior work with your file.
Yes. Pelican Landing's condominium villages, from Sawgrass Point and The Pointe to Southbridge and Lakemont Cove, are sold under chapter 718, so the seller delivers the section 718.503 package and the buyer gets a seven-day review right, and buildings of three or more habitable stories carry milestone and reserve study records in Bonita Springs.
Data updated: October 2026 (Florida Statutes sections 553.899, 718.112 and 718.503 read October 2026).
The county roll records 1,142 of the 2,180 matched mainland homes as condominium units, across villages built mostly in the 1990s.
Section 553.899 and section 718.112 apply to condominium buildings of three or more habitable stories; many Pelican Landing villages are low-rise, so whether your building is covered is a fact we confirm with the association before pricing.
Section 718.503 requires the declaration, articles, bylaws and rules, the budget and financial statement, inspection and reserve records and the question and answer sheet, at the owner's expense.
A lender reviews the project's budget, reserves, insurance and any deferred repairs. We ask your association the lender's questions first.
A Pelican Landing buyer will ask about flood zone, Hurricane Ian and insurance. The answer changes across the community: villages on Estero Bay, Spring Creek and the canals sit in or beside high-hazard zones, and villages near US 41 sit higher. We assemble the parcel's own file before the first showing in Bonita Springs.
Data updated: October 2026 (FEMA Map Service Center and National Flood Hazard Layer; National Hurricane Center Ian report; City of Bonita Springs CRS page; Citizens flood page read October 2026).
Bay-front, creek-front and canal villages sit in or beside A zones, and inland single-family villages near US 41 sit mostly in Zone X. We pull the FEMA position and elevation for your parcel.
Hurricane Ian made landfall as a category 4 storm at Cayo Costa on September 28, 2022, and the National Hurricane Center reports 8 to 12 feet of coastal inundation in Estero, Bonita Beach, Bonita Springs and North Naples, with inland high water marks of 5 to 7 feet. The beach park and marina took surge; inland damage was mostly wind. Your flood disclosure covers your own home.
In a special flood hazard area, repairs or improvements costing 50 percent or more of a structure's value require the whole building to meet current flood rules. Buyers of older bay-side villas ask, and the floodplain office holds the record.
The City of Bonita Springs holds a Community Rating System Class 5 rating, a 25 percent NFIP discount. From January 1, 2027 Citizens requires flood coverage on new and renewing personal residential wind policies, condominium unit-owner policies exempt.
The state form OIR-B1-1802 records the features that earn wind credits under section 627.711; for homes built from 1989, roof covering and opening protection decide the credit. A current form belongs in the file.
We print no premiums. We tell a buyer what the insurer will ask, and for condominiums we point to the master policy and deductible.
A Pelican Landing seller owes a flood disclosure at or before contract, disclosure of known defects that materially affect value, the property tax disclosure in the contract and, depending on the home, either the homeowners' association disclosure summary under section 720.401 or the condominium resale documents under section 718.503. Your closing agent confirms which apply.
Data updated: October 2026 (Florida Statutes 720.401, 718.503, 689.302, 689.261, 553.79, 720.30851 and 718.116 read October 2026; Lee County Clerk recorded declarations; Florida Division of Corporations records).
This is general information, not legal advice. Your closing agent or real estate attorney confirms which duties apply to your parcel, and several of them carry a cancellation right for the buyer if they are missed, so we gather the documents before anyone signs.
Pelican Landing sits under two statutory regimes. The Pelican Landing Community Association is a chapter 720 master association, so a single-family or villa seller on a platted lot supplies the section 720.401 summary. The many condominium villages, Sawgrass Point, The Pointe, Southbridge, Lakemont Cove, Creekside Crossing, Cypress Island, Mystic Ridge and others, are governed by chapter 718, so their sellers deliver the section 718.503 package, with the master association's documents alongside. We state the fork and let your closing agent confirm your parcel.
For a lot or house in a community with a mandatory homeowners' association, the prospective buyer must be presented with the disclosure summary before executing the contract, and on a resale the parcel owner supplies it (section 720.401). The contract must carry a conspicuous clause making it voidable if the summary was not provided first, and the buyer may void by written notice within 3 days after receiving the summary or before closing, whichever occurs first. That right cannot be waived and ends at closing. Section 720.401 does not apply to associations governed by chapters 718, 719, 721 or 723.
The master declaration adds its own charge at every conveyance: the association's fee schedule lists a $6,000 Resale Capital Assessment and transfer fee for closings on or after January 1, 2026, which the declaration levies on the transferee.
For a condominium unit, the owner provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspection and structural integrity reserve study records where they exist and the state's question and answer sheet, at the owner's expense (section 718.503). The contract carries either an acknowledgment that the buyer received them more than seven days before signing or a clause letting the buyer cancel within seven days after signing, and a waiver of that right is void.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract is signed. It asks whether the seller knows of flooding that damaged the property during ownership, whether a flood insurance claim was filed and whether the seller received federal flood-damage assistance. The duty does not depend on the FEMA zone. In Pelican Landing that matters, because a bay or creek-front villa and an inland house near US 41 can sit in different flood zones, and the duty applies to both.
The Florida Supreme Court held in Johnson v. Davis (1985) that a home seller must disclose known facts that materially affect the property's value and are not readily observable to the buyer. For a Pelican Landing home that can include past water intrusion, a roof or window leak, an unapproved exterior change, an unpermitted enclosure or an open permit. When in doubt, disclose, and put it in writing.
Section 689.261 requires the contract to carry a property tax disclosure summary warning the buyer not to rely on the seller's current taxes, because a change of ownership or improvements can reset the assessment. A seller's homestead exemption and Save Our Homes cap end with the seller's ownership. Phase I of Pelican Landing sits in the Bayside Improvement Community Development District, and parts in the Bay Creek district, whose operations assessments appear on the November bill and carry over to the buyer; the Auditor General's FY2024 audit shows no remaining Bayside bond debt.
Section 553.79 bars a local building agency from penalizing an arm's-length buyer because a previous owner's permit was never closed, and lets an owner close a permit with a different licensed contractor. It does not stop a lender, title underwriter or buyer from requiring the permit to be closed before closing, so we check the City of Bonita Springs (or Village of Estero for the northern parcels) permit record before listing.
Section 720.30851 governs the homeowners' association estoppel certificate and section 718.116 the condominium certificate. The statutes set a $250 base fee, and the Department of Business and Professional Regulation's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent; the association's actual fee can be lower. The Pelican Landing Community Association's fee schedule lists its estoppel fee at $299, and a condominium or village sale usually needs a second certificate from the village association.
We market a Pelican Landing home with professional photography, video and drone footage of the bay, creek, lake or fairway setting, a listing file that answers the fee, district, beach and golf questions, and our qualified-buyer database, following the association's rules for showings in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule read October 17, 2026; Southwest Florida MLS, Development PELICAN LANDING (mainland, excluding The Colony and The Tides), closed June 30, 2025 to June 30, 2026, pulled July 1, 2026).
A drone shows the home's place between Estero Bay, Spring Creek and the courses, and the boat run to Big Hickory Island.
The fee schedule, the village budget, the resale capital assessment, the district line, the wind mitigation form and the flood position.
Golf is optional and sold by separate clubs; the beach park comes with ownership. We say both plainly, attributed to the association.
We list Sawgrass Point, Southbridge and the other villages as Pelican Landing so buyers searching the community find them, and keep unit numbers out of public copy.
The home goes on the MLS, on our team site, to our qualified-buyer database and to the Domain Realty Group network. For a higher-priced home we offer a confidential, off-market conversation before a public launch when the owner wants one, and we explain the trade-off: a quiet sale narrows the buyer pool, and a public listing generally reaches more buyers.
We negotiate a Pelican Landing sale as the partners who priced it, with the county record and the MLS pull in hand. That means answering fee, district, flood and condominium questions with documents rather than concessions, and protecting your net at inspection, appraisal and repair-credit stages in Bonita Springs.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; NAR settlement terms effective August 17, 2024).
Homes built from 1989 often raise roof, window and air conditioning questions. When the file answers them, the buyer's leverage shrinks.
A village with nine sales gives an appraiser little, so we give the appraiser the county record by village and date. We do not promise an appraisal will meet the price.
We answer with documents: the sales by product on each side, each master assessment and resale charge, and the beach arrangements. We never argue one must be cheaper.
Financing type, insurance readiness, the inspection period, the closing date and the estoppel timing all change what you net and how likely the sale is to close. We lay competing offers side by side and walk you through each line before you counter.
Commissions have always been negotiable. Since August 17, 2024, offers of compensation to a buyer's broker cannot be advertised on the MLS, and buyers sign a written agreement with their own agent before touring. A Pelican Landing seller can still choose to offer buyer-broker compensation or a concession toward the buyer's costs, and that choice is made with the offer in front of you. The listing agreement, which holds our fee, is negotiated with you before the home goes on the market.
In Lee County the seller customarily pays the owner's title policy and the deed's documentary stamp tax of $0.70 per $100 of price, and the contract controls. On a Pelican Landing $575,000 sale that is $4,025 in stamps and about $2,950 in title premium. Commission, estoppel and prorations come on top and are agreed in writing.
Data updated: October 2026 (Florida Statutes section 201.02; Florida Administrative Code rule 69O-186.003; our Florida cost-of-selling reference, 2026; Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026).
| Item | Condominium median ($453,250) | Community median ($575,000) | Single-family median ($1,055,556) |
|---|---|---|---|
| Documentary stamp tax at $0.70 per $100 | $3,173.10 | $4,025.00 | $7,389.20 |
| Owner's title premium (promulgated rate) | $2,341.25 | $2,950.00 | $5,213.89 |
| Subtotal of the two fixed items | $5,514.35 | $6,975.00 | $12,603.09 |
These are statutory and promulgated amounts computed on the recorded medians as illustrations, not quotes for your home. The commission, the estoppel, the municipal lien search, the settlement fee, the title search and any proration are separate and are agreed in writing. The Auditor General's FY2024 audit shows the Bayside Improvement CDD's original bonds retired, so no bond payoff appears; the operations assessment is prorated with the taxes.
Florida charges $0.70 per $100 of consideration on the deed, rounded up to the next $100 (section 201.02). In Lee County the seller customarily pays it, and the contract controls.
Florida sets the owner's policy premium by rule: $5.75 per $1,000 of coverage up to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000, $2.50 per $1,000 from $1,000,000 to $5,000,000 and $2.25 per $1,000 from $5,000,000 to $10,000,000. In Lee County the seller customarily selects the closing agent and pays for the owner's policy. That is custom, not law, and the contract controls.
The seller customarily pays for the estoppel certificates, which the master association lists at $299. The master association's fee schedule lists a $6,000 Resale Capital Assessment and transfer fee for closings on or after January 1, 2026, levied on the buyer under the declaration; the contract can allocate it differently, and we confirm it per transaction. A village or condominium association may add its own charge.
Florida property taxes run on the calendar year and are paid in arrears in November, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. As an illustration, a $575,000 value at the final 2026 district 017 rate of 12.7942 mills (City of Bonita Springs parcels) is $7,357 before exemptions, plus the district's operations assessment, and a June 30 closing with 181 days of seller ownership credits about half of the year's total to the buyer. Parcels on the Estero side carry the Village of Estero's district rate instead. The title company prorates on the actual figures.
Capital gains on a home sale are a federal tax question, and the IRS explains the exclusion for a main home in Publication 523. If you will buy another Florida homestead, portability can move up to $500,000 of your Save Our Homes difference to the new home if you establish it within three years of January 1 of the year you gave up the old one; in Lee County you file with the Property Appraiser. A seller who is a foreign person should also ask the closing agent about FIRPTA withholding. Confirm all three with your tax adviser before you list.
Fixed items are fixed, negotiated items are negotiated and unpublished items are obtained in writing. We give you a net sheet at the price we recommend and at two prices below it, so the number you plan on is the number you net.
Sellers in Pelican Landing most often meet buyers who are also touring Bonita Bay, immediately south across Spring Creek in Bonita Springs. Mainland Pelican Landing recorded 115 sales at a $575,000 median in the latest 12 months and Bonita Bay 204 at $945,000. The table shows what a buyer weighs on each side, with sources.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule; Bonita Bay Community Association statement of November 4, 2025; Southwest Florida MLS pulls of July 1 and September 30, 2026).
| What a buyer weighs | Pelican Landing | Bonita Bay |
|---|---|---|
| Location | Immediately south of Coconut Road on Estero Bay, mostly City of Bonita Springs, northern edge in the Village of Estero | Immediately south across Spring Creek on Estero Bay, City of Bonita Springs |
| Home parcels in our county match | 2,180 (mainland, excluding The Colony and The Tides) | 3,057 |
| Recorded sales, 12 months to September 25, 2026 | 115 at a $575,000 median | 204 at a $945,000 median |
| Median $ per county heated square foot | $309.59 | $404.29 |
| Condominium median, 12 months | $453,250 (58 sales) | $650,000 (128 sales) |
| Single-family median, 12 months | $1,055,556 (57 sales) | $1,580,000 (76 sales) |
| Master assessment, 2026 | $3,478 a year (association fee schedule) | $5,450 multifamily, $6,265 single-family (association statement) |
| Master resale charge | $6,000 Resale Capital Assessment from January 1, 2026 | 0.5 percent of price capped at $10,000 (association statement, November 4, 2025) |
| District on the tax bill | Bayside Improvement CDD operations line (no remaining bonds in the FY2024 audit) | None |
| Golf | Optional: The Nest, 36 Tom Fazio holes | Optional: Bonita Bay Club, five courses on two campuses |
| Beach | 34-acre association beach park on Big Hickory Island by shuttle boat | Association beach park on Little Hickory Island by road |
A lower master assessment, an island beach park reached by the community's boat, optional golf and a lower entry price. Bonita Bay's buyer may lead with its marina, towers and the absence of a district line.
A home in Pelican Landing fits a buyer whose priorities are an island beach by boat, a lower master assessment and a lower entry price. A home in Bonita Bay fits a buyer whose priorities are a tower skyline, an on-site marina and a broad optional club. Neither is better in the record; each fits a different list of priorities.
You can get a free Pelican Landing home valuation three ways: through our Pelican Landing home valuation page, through the valuation form for Pelican Landing sellers, or by calling Jesse McGreevy at (239) 898-6072. Each returns a price range built from recorded comparable sales in Bonita Springs, labelled by date and source.
We do not send an automated number. We send the recorded comparables for your village, the MLS context, the master and village charges a buyer will see, the resale capital assessment, your flood position and a net sheet. There is no obligation.
Your address and village, your closing statement, the village association's budget, any approval letters for exterior work, your wind mitigation form or elevation certificate, any club membership terms and whether the home has had water. A walk-through shows condition and view.
Call Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or use the Pelican Landing seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. If you are buying your next home too, see our guide to buying a home in Pelican Landing. For the wider picture, see how we sell homes across Bonita Springs.
Most Pelican Landing owners net more by listing with an experienced agent, because the association, club and insurance questions are what stall a sale in a Bonita Springs community like this one, and an agent resolves them before a buyer asks. A cash sale trades price for speed; selling by owner saves a commission but leaves you every disclosure.
Florida lets an owner sell without an agent, and some cash buyers are legitimate. The question is what each route costs on a Pelican Landing home specifically, where a buyer is weighing an optional golf club, a master association with a $6,000 resale capital assessment, a district line on the tax bill, an island beach reached by boat and 30-plus village associations and where disclosure timing and insurance readiness decide whether a contract survives.
| What you care about | List with McGreevy and Comisar | Sell to a cash buyer or iBuyer | Sell by owner |
|---|---|---|---|
| Exposure to the full buyer pool | MLS, our team site, our buyer database and out-of-state marketing | One buyer | Whatever you arrange |
| Price discipline | Priced from the county record and defended at appraisal | Offer typically discounted for speed and risk | Set by the owner, usually without the county record |
| Association and club questions | Answered in the listing file before showings | Usually absorbed in the offer price | Handled by the owner |
| Statutory paperwork (720.401 summary or 718.503 package, flood form, estoppel) | Gathered and delivered on time | Still owed by the seller | Owed by the seller, unaided |
| Flood, wind and insurance questions | Answered with the wind mitigation form and flood file | Usually absorbed in the offer price | Handled by the owner |
| Negotiation after inspection | Partner-level, evidence-based | Often a second price cut | Owner negotiates directly |
| Who it suits | Most Pelican Landing sellers | Owners who value speed over price, or a home that cannot be insured as it stands | Owners with a buyer already in hand and complete paperwork |
Choose a listing when your home's value depends on facts a buyer has to be shown: the section, the view, the finish, the association file. Choose a cash sale when the home cannot currently be insured or financed and you would rather not repair it. Choose to sell by owner only when a buyer is already in hand, and even then have a closing agent or attorney prepare the disclosures. A free valuation shows you what each route would likely net.
McGreevy and Comisar are a top-reviewed Southwest Florida listing team, recognized with the Gulfshore Life Five Star award for customer satisfaction for 21 straight years. The reviews below, which a Pelican Landing seller can weigh, are quoted exactly as clients wrote them, and each is labelled with the site where it was posted. We do not edit, combine or summarize client words.
★★★★★ "This is the third property that Comisar and McGreevy have handeled for my husband and I with no problems. Marc did a great job each time! Very professional knows the area well ." Verified Zillow review
★★★★★ "Jesse provided timely, relevant advice throughout the long, complex process of selling our house in Southwest Florida. Our original buyer backed out, jeopardizing months of painstaking preparations. Within only a few days, Jesse found a qualified buyer for our home, and the deal sailed through! His aggressive action resurrected a dead sale!" Verified Zillow review
★★★★★ "Marc was a very professional agent. He provided great insight and experience to sell our home quickly and for a good price. Throughout the entire process he was involved and followed up with us to ensure we did not have any questions, concerns or issues. Any time there was a potential item that could cause delays he was on top of it and made sure the process continued smoothly. Would definitely recommend and use in the future." Verified Zillow review
When you list with a top-reviewed team of Top 1% Real Estate Agents Nationally Since 2008, the partners who answer your first call are the partners at your closing. Call Jesse McGreevy direct at (239) 898-6072.
These are the questions Pelican Landing owners ask us most, answered from Lee County's recorded sales, the association's own documents and Florida law. Where a figure is not published we say so and name the document that holds it. For anything specific to your home, call Jesse McGreevy at (239) 898-6072.
Data updated: October 2026 (Lee County Property Appraiser public roll and recorded sales, our analysis, September 26, 2025 to September 25, 2026, newest recorded sale September 25, 2026; Pelican Landing Community Association fee schedule and declaration; Florida Statutes read October 2026).
Your value is set by recorded sales of comparable homes in your own section, at a similar size and position. Condominiums recorded 58 sales at a $453,250 median and single-family homes 57 at $1,055,556, so the product and the village matter more than the community figure. Request a free Pelican Landing home valuation and we will build a number with the comparables attached.
Our Southwest Florida MLS pull of July 1, 2026 for mainland Pelican Landing showed 127 closings from June 30, 2025 to June 30, 2026, a median of 59 days on market and an average sale-to-list ratio of 94.27 percent. That pull is three months old; we re-read the live MLS the day we price a home.
The July 1, 2026 MLS pull showed an average sale-to-list ratio of 94.27 percent for the 127 mainland Pelican Landing closings from June 30, 2025 to June 30, 2026, against final list prices.
The July 1, 2026 MLS pull showed 27 active mainland Pelican Landing listings at a $575,000 median. Inventory moves weekly, so we check the live count the day we price or tour.
The best listing agent prices from the recorded record, knows the association and club documents and answers a buyer's questions with paper. McGreevy and Comisar lead Domain Realty Group, the #5 real estate team in Florida and the #1 real estate team in Bonita Springs in the 2026 RealTrends rankings. Compare agents with the criteria in our guide to the best real estate agents in Bonita Springs, linked near the top of this page.
In Lee County the seller customarily pays the deed's documentary stamp tax of $0.70 per $100 and the owner's title policy. On a $575,000 sale that is $4,025 in stamps and about $2,950 in title premium, before commission, estoppel and prorations.
The statutes set a $250 base, and the state's current adjusted caps are $299 for the certificate, $119 more for expedited delivery within 3 business days and $179 more if the account is delinquent. The association's actual fee can be lower, and a home under two associations may need two certificates.
Usually not a full remodel. Fix what an inspector will flag, close any open permit and keep approval letters for past exterior work. A clean, documented home priced to the record often nets more than a rushed renovation.
Yes. A confidential, off-market conversation is possible for some homes, though it narrows the buyer pool, and a public listing generally reaches more buyers. We discuss the trade-off before deciding.
Possibly. The IRS explains the main-home exclusion in Publication 523, and a seller who is a foreign person may face FIRPTA withholding at closing. Ask your tax adviser before you list.
Yes, if you establish a new Florida homestead within three years of January 1 of the year you gave up the old one, up to $500,000 of the difference can be ported. In Lee County you file with the Property Appraiser.
A flood disclosure at or before contract under section 689.302, known material defects under Johnson v. Davis, the property tax disclosure in the contract and, depending on the home, the section 720.401 summary or the section 718.503 condominium package. Your closing agent confirms which apply.
Bonita Springs buyers arrive in force from November through April, so a home photographed, documented and listed by late October meets that pool on its first weekend. A summer listing faces less competition but should be priced to the record.
Lee County recorded 115 Pelican Landing sales from September 26, 2025 to September 25, 2026 at a median of $575,000, from $300,000 to $2,800,000, or $309.59 per square foot of county heated area. Condominiums recorded 58 sales at a $453,250 median and single-family homes 57 at $1,055,556, so the product and the village matter more than the community figure.
The county roll ties 2,180 home parcels to mainland Pelican Landing in our match, 1,142 condominium units and 1,038 single-family homes built from 1989 onward; the association describes a 2,365-acre master plan, and The Colony and The Tides are counted separately.
The association's fee schedule lists a 2026 annual assessment of $3,478. Add the village or condominium association, the district operations line on the tax bill, property tax and, only by choice, golf club dues.
Phase I sits in the Bayside Improvement Community Development District, with part in the Bay Creek district; both bill operations assessments on the Lee County tax bill, and the Florida Auditor General's FY2024 audit shows the Bayside district's original bonds retired. The Colony sits inside the Bayside district too, under its own foundation.
It depends on the parcel: villages along Estero Bay, Spring Creek and the canals sit in or beside high-hazard A zones, while inland villages near US 41 sit higher, mostly in Zone X. We pull the FEMA position for the specific address.
In Lee County the seller customarily selects the closing agent and pays for the owner's title policy, at the premium the state sets by rule, and a financed buyer pays for the lender's policy. That is custom, not law, and the contract controls.
The master declaration sets a 30-day minimum lease for homes inside a neighborhood association, and most village associations add their own limits; the association publishes a tenant application. Read the village documents for the home.
Lee County uses choice zones. Pelican Landing villages generally draw Spring Creek Elementary or Bonita Springs Elementary, Bonita Springs Middle Center for the Arts, and Estero High or Bonita Springs High depending on the address; confirm it in the district's school zone tool.
Most parcels are in district 017, at a final 2026 millage of 12.7942 mills; on the $575,000 median that is about $7,357 before exemptions, plus the district operations line. Northern parcels carry the Village of Estero rate.
A single-family or villa seller on a platted lot supplies the section 720.401 summary before the contract; a condominium seller delivers the section 718.503 package instead. Both give the section 689.302 flood disclosure.
The association's fee schedule lists $6,000 for closings on or after January 1, 2026, up from $5,000 in 2025, levied on the buyer under the declaration unless the contract allocates it otherwise.
No. Golf is optional and sold by separate clubs, The Nest and The Colony Golf and Country Club, under their own terms.
Beach access comes with ownership in the master association, so every buyer has it; the association runs the shuttle boat to Big Hickory Island.
Geographically yes, but The Colony has its own foundation, its own guide and its own market, and this page covers the mainland villages.
Mainland Pelican Landing recorded 115 sales at a $575,000 median in the latest 12 months against Bonita Bay's 204 at $945,000; Pelican Landing's master assessment is lower and it has the island beach.
The Florida Auditor General's FY2024 audit shows the Bayside Improvement CDD's original bonds retired, so Phase I pays an operations assessment without bond debt service; check the current tax bill and the district's budget.
Our Pelican Landing community guide counts 49 named sub-villages across Phase I and The Colony; the county record for the mainland shows 19 sections with recorded sales in the latest 12 months.
Yes, subject to the master 30-day minimum lease and your village's own leasing rules, which an investor reads before offering.
The master association publishes a tenant application; resale approval, where it exists, is set by the village or condominium association's documents, which we check before listing.
A Pelican Landing specialist matters because value here turns on details a generalist misses: villages recorded under their own names, a self-managed master association with a $6,000 resale capital assessment, a district line on the bill, optional clubs and an island beach reached by boat. Buyers in Bonita Springs pay for that certainty.
If you are thinking, "I need someone to sell my house in Pelican Landing," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Pelican Landing, Bonita Springs, Estero, Naples, Fort Myers, Lee County and Collier County. Whether you are selling a Sawgrass Point or Southbridge condominium, a Pelican's Nest home or a single-family home on Ridge Oak Drive or Bay Creek Drive, our team provides local market guidance, professional listing exposure and a clear plan to help you sell confidently.
A gated, 2,365-acre community on Estero Bay, according to the association, with the beach park on Big Hickory Island, a marina and sailing center, tennis, pickleball, bocce and a wellness center, and Coconut Point minutes north on US 41. Our Pelican Landing community guide covers the rest.
The Property Appraiser holds the sales, the association posts its documents and fee schedule, the districts post their budgets and the Auditor General their audits. Our office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Some of your buyers will compare Pelican Landing with the city itself. Our guides to selling a home in Bonita Springs, Bonita Springs home values and buying a home in Bonita Springs cover the city side, and our Bonita Springs area guide covers the neighborhoods around it.
A free Pelican Landing home valuation tells you what you are working with first. If you are also buying, whether moving within Pelican Landing or relocating, see our guide to buying a home in Pelican Landing and how we represent buyers in Southwest Florida, or call Marc Comisar at (239) 287-5873.
Every document behind the rules and figures in this Pelican Landing guide is public. These are the ones a seller actually uses, each linked to the issuing authority's own copy, so you read the current version.
| Document | Publisher | Why it matters | Link |
|---|---|---|---|
| Fee schedule | Pelican Landing Community Association | The 2026 assessment, resale capital assessment and estoppel fee | Open the fee schedule |
| Amended and Restated Declaration | Pelican Landing Community Association | The master covenants, assessments and leasing rules | Open the declaration |
| Bylaws | Pelican Landing Community Association | How the master association is governed | Open the bylaws |
| Simplified community rules | Pelican Landing Community Association | Day-to-day rules a buyer inherits | Open the rules |
| Community map | Pelican Landing Community Association | Where each village sits | Open the map |
| Bayside Improvement CDD FY2024 audit | Florida Auditor General | The district's bonds and finances | Open the audit |
| Pelican Landing districts documents | Bayside Improvement and Bay Creek CDDs | Budgets, agendas and minutes | Open the district site |
| Section 720.401, homeowners' association disclosure summary | Florida Legislature | The pre-contract disclosure a house or lot seller supplies | Open section 720.401 |
| Section 718.503, condominium resale disclosure | Florida Legislature | The package a condominium seller delivers | Open section 718.503 |
| Section 689.302, flood disclosure | Florida Legislature | The flood form due at or before contract | Open section 689.302 |
| Section 689.261, property tax disclosure summary | Florida Legislature | The tax warning every residential contract carries | Open section 689.261 |
| Section 720.30851, homeowners' association estoppel certificates | Florida Legislature | What the estoppel must state | Open section 720.30851 |
| Estoppel certificate fee schedule | Florida Department of Business and Professional Regulation | The current estoppel fee caps | Open the DBPR schedule |
| FEMA Flood Map Service Center | Federal Emergency Management Agency | The flood zone for a single address | Open the map center |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | The storm record near Bonita Springs | Open the report |
| Flood insurance requirement | Citizens Property Insurance | The January 1, 2027 flood coverage rule | Open the Citizens page |
| Uniform Mitigation Verification Inspection Form OIR-B1-1802 | Florida Office of Insurance Regulation | The wind mitigation form that supports insurance credits | Open the form |
| 2026 Taxing District Millage Book (final) | Lee County Property Appraiser | The millage behind the tax proration | Open the millage book |
| Publication 523, selling your home | Internal Revenue Service | The federal home-sale gain exclusion rules | Open Publication 523 |
Every figure on this page traces to one of the sources below. County sales figures are our analysis of the Lee County Property Appraiser roll and sale file; association, club and district statements are attributed to the body that published them.
Pelican Landing association, district and club records
City, county, storm and school records
Florida statutes, rules and federal references
Our own published guides and records
McGreevy and Comisar are the Bonita Springs listing team Pelican Landing sellers call when a home has to be priced on the record and sold without surprises. Jesse McGreevy and Marc Comisar personally handle every listing from pricing to closing, with over 45 years of combined direct experience, and they have been Top 1% Real Estate Agents Nationally Since 2008.
For this guide we tracked all 115 recorded sales across the 2,180 home parcels of mainland Pelican Landing over the latest 12 months, read the association's fee schedule and declaration and the July 2026 MLS pull, so the figures here come from public records rather than estimates.
Jesse McGreevy (license SL3101296) and Marc Comisar (license BK3060671) are licensed Florida real estate professionals regulated by the Florida Real Estate Commission (FREC) under Chapter 475, Florida Statutes.
Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation, or read more about McGreevy and Comisar. Buying in Pelican Landing or anywhere in Southwest Florida? See how we represent buyers or call Marc at (239) 287-5873.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
Ready to sell? Call Jesse McGreevy direct at (239) 898-6072, or start with the Pelican Landing seller valuation form. You are working with Top 1% Real Estate Agents Nationally Since 2008, and there is no obligation.
Updated October 2026. This seller guide is general information about selling a home in Pelican Landing, not an appraisal and not legal, tax or insurance advice. Market figures change monthly and statutory figures change annually. Brokered by Domain Realty.