Sell Your Home in Pelican Sound, FL

By Jesse McGreevy and Marc Comisar, Domain Realty. Updated September 2026.

Pelican Sound owners sell into a bundled-golf and river community of 1,299 residences on the Estero River, and 50 of those homes closed on the Southwest Florida MLS in the last 12 months. This seller guide sits beside our full Pelican Sound community guide, which covers the history, the club, the golf, the boating and the storm record in depth. Everything on this page answers one owner's question: how to sell a Pelican Sound condominium, coach home, carriage home or single-family home for the most money, with the fewest surprises, on a timeline you control. If you are still comparing listing teams, our guide to the best real estate agents in Estero sets the options side by side on the public record.

This seller guide covers how to sell. The Pelican Sound valuation guide covers what your home is worth, and the Pelican Sound buyer guide shows what your buyer will weigh.

Selling elsewhere in the village, or comparing notes with a neighbor across town? Our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero apply the same record-first method to those markets. Want a number first? Start with our free home valuation, and if you are also buying, our Estero buyer guide covers the purchase side.

Why McGreevy and Comisar Are the Best Realtor for Pelican Sound

McGreevy and Comisar are the best realtor for selling a Pelican Sound home because we price each of the community's neighborhoods against its own recent closings, prepare the club and association paperwork before a buyer asks, and personally negotiate every offer. We are the #1 Team in Southwest Florida since 2012, and Top 1% nationally since 2008.

Sell Your Pelican Sound Home with the #1 Team in Southwest Florida since 2012

Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the club and association paperwork on every listing we take. We lead Domain Realty Group, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate across Southwest Florida. Our office is in Bonita Springs, a short drive south of the Williams Road gate, and Estero is a market we work every week.

Recent Pelican Sound market record (12 months to September 29, 2026): 50 closed sales · $33,862,201 in total volume · $550,000 median sold price · $343 median price per square foot of living area · a range of $320,000 to $1,400,000 · a median 25 days on market · a median 96.9% of list price · 12 active listings on September 29, 2026, asking $297,900 to $875,000, about 2.9 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026 [Source: Pelican Sound community guide]. We keep these numbers current from the MLS so your pricing conversation starts from fact, not guesswork.

For Pelican Sound sellers: professional photography, aerial and video that show the course, the River Club and the boat ramp, a documents file that answers the club-fee, flood and leasing questions before they are asked, a regional buyer database, and discreet off-market options when a seller wants privacy.

Honors and recognition:

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

Those are career honors across Lee and Collier County. What we claim about Pelican Sound is narrower and checkable: we have read the club's published 2026 Fact Sheet and member Q&A, the River Ridge CDD budget, the recorded zoning ordinances, and every closed sale in the MLS record, and we bring all of it to your kitchen table.

How We Work a Listing, and Who Actually Does It

You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the club, association and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.

Selling your Pelican Sound home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Key Takeaways

Pelican Sound sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to this bundled-golf community between US-41 and Estero Bay.

• Two markets inside one gate. In the 12 months to September 29, 2026, 9 fee-simple single-family sales in The Masters, Gleneagles and Torrey Pines had a $1,249,000 median at a median 4 days on market, and 41 attached-home sales (coach, carriage and mid-rise condominiums) had a $530,000 median at 28 days, per Southwest Florida MLS.

• The whole community: 50 closed sales, a $550,000 median, $343 per square foot and a $320,000 to $1,400,000 range, at a median 25 days on market and 96.9% of list price.

• Supply is thin and all attached. 12 homes were listed on September 29, 2026, about 2.9 months of supply, and none was a single-family home; every listing was a coach, carriage or mid-rise condominium.

• Your buyer pays a club fee at closing. The 2026 Fact Sheet lists a $20,300 initiation for a buyer new to Pelican Sound or an $11,495 resale capital fee for a repeat owner, plus a $299 estoppel, on top of the $11,495 annual assessment. That cash to close shapes what a buyer can pay you.

• Two legal regimes may apply to you. About 1,024 homes are condominiums, so the condominium resale documents in section 718.503 apply to those sellers; the section 720.401 homeowners association summary applies only where a mandatory homeowners association governs the parcel.

• A CDD sits on the tax bill. River Ridge Community Development District charges about $1,209 per home for FY2026, a line your buyer will see.

• In Lee County the seller customarily pays the owner's title policy and the $0.70 per $100 documentary stamp tax on the deed; at the $550,000 median that is $2,825 for the promulgated title premium and $3,850 in doc stamps.

• Rentals are limited. A 30-day minimum lease, lessees 25 or older, no lessee pets and per-neighborhood caps mean your buyers are overwhelmingly owner-occupants.

• Flood zone is parcel-specific. Island Sound and other waterfront enclaves sit in FEMA Zone AE (a real elevation certificate shows a 10.0-foot base flood elevation on panel 12071C0587F), while higher interior lots are likely Zone X, so your listing file needs your address's zone.

• Timing matters. March, April and May carried 95 of the 202 closings in the last 60 months, so a listing photographed before the new year meets the spring buyers first.

Table of Contents

Pelican Sound sellers can use the links below to jump straight to pricing, costs, disclosure, the Grandezza comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.

Start Here: Why McGreevy and Comisar Are the Best Realtor for Pelican Sound · Key Takeaways · What Makes Selling in Pelican Sound Different? · Is Now a Good Time to Sell in Pelican Sound? · What Have Pelican Sound Homes Sold For Since 2021? · Which Recent Pelican Sound Sales Matter Most to Your Price?

The Essentials: How Do Pelican Sound Prices Compare With Nearby Estero Communities? · Pelican Sound vs Grandezza: Which Buyer Will Your Home Meet? · How Do We Price a Pelican Sound Home? · How Do We Market a Pelican Sound Home? · How Do We Negotiate a Pelican Sound Contract? · What Does It Cost to Sell a Home in Pelican Sound?

The Details: What Must a Pelican Sound Seller Disclose Under Florida Law? · What Fees and Dues Will Your Buyer Pay to Own a Pelican Sound Home? · How Do the Flood Zone and Storm Record Affect Selling a Pelican Sound Home? · Which Pelican Sound Rules Affect a Sale? · How Long Does It Take to Sell a Pelican Sound Home? · How Should You Prepare a Pelican Sound Home for Sale?

More Details: What Should Your Listing Say About Life in Pelican Sound? · What Does the MLS Record Teach About a Real Pelican Sound Resale? · How Do You Get a Free Pelican Sound Home Valuation? · Thinking of Selling Your Pelican Sound Home? List With the #1 Team in Southwest Florida Since 2012 · What Do Sellers Say About Working With McGreevy and Comisar? · Why Does a Pelican Sound Specialist Matter When You Sell?

Questions, Contacts and Sources: Are You Also Buying Your Next Home in Southwest Florida? · Frequently Asked Questions, Seller Edition: Selling a Home in Pelican Sound · Your Local Real Estate Experts · Sources and Authoritative References · Downloadable Documents

What Makes Selling in Pelican Sound Different?

Pelican Sound differs from most Estero sales in six ways: a bundled, non-equity club membership passes to your buyer at closing with a capital fee attached, condominium and single-family homes share the gate, a Community Development District sits on the tax bill, waterfront enclaves are in a flood zone, rentals are restricted, and only a handful of homes list at once.

A Membership That Transfers With the Deed

Membership in the Pelican Sound Golf and River Club comes with your home, activates at closing and ends when you sell; there are 1,299 homes and 1,299 memberships in a single class with no equity deposit and no golf waitlist [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Membership page]. For a seller, that is the headline of the listing: your buyer gets 27 holes, six pools, a members-only boat ramp and a beach shuttle without a separate club purchase. It is also the reason you will not get an initiation refund, because there is nothing to refund.

Condominiums and Single-Family Homes in One Gate

Of the 1,299 residences, 275 are fee-simple single-family homes in Pinehurst, The Masters, Gleneagles and Torrey Pines, and about 1,024 are attached coach, carriage and mid-rise condominium homes, each a recorded condominium with its own declaration and association [Source: Pelican Sound Real Estate page] [Source: Pelican Sound Types of Residences flyer]. That split decides which disclosure documents you owe, which lender rules your buyer meets and how quickly your home sells, and the sections below take each in turn.

A CDD on the Tax Bill

Pelican Sound sits inside the River Ridge Community Development District, a Chapter 190 special district created by Lee County Ordinance 96-02 in 1996; for FY2026 a Pelican Sound home pays about $1,209, made up of $177.21 general fund and $1,031.71 Pelican Sound program charges [Source: River Ridge CDD FY2026 budget] [Source: River Ridge CDD about page]. Your buyer's lender and estimator will see it, so we state it in the listing rather than leaving it to be discovered.

Waterfront Homes in a Flood Zone

The waterfront Island Sound enclave sits in FEMA Zone AE, and a recorded elevation certificate for a real Island Sound unit shows a base flood elevation of 10.0 feet on FIRM panel 12071C0587F [Source: FEMA Elevation Certificate, 20975 Island Sound Circle #103]. The riverfront River Club took about three feet of water in Hurricane Ian and reopened rebuilt around March 2024 [Source: RG Architects River Club project page]. A seller who prints the exact zone for the address answers the lender's first question before it is asked.

Owner-Occupied by Rule

Leases must run at least 30 days, lessees must be 25 or older, lessees may not keep pets and each neighborhood may cap leasing [Source: Pelican Sound membership Q&A]. The rental record in our community guide showed one active for-rent listing and two recorded leases over the trailing 12 months. Your buyer is almost always an owner who will live here or use the home seasonally, not an investor, and the listing should speak to that person.

Few Homes List at Once

12 homes were for sale on September 29, 2026 against 50 closings in the year, and all 12 were attached. A well-presented, correctly priced listing meets a thin field, which is an advantage only if the price is right, because the record below shows what happens to the ones that are not.

If you want to know how these six differences apply to your own home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer weighing Pelican Sound, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Is Now a Good Time to Sell in Pelican Sound?

Pelican Sound is a workable place to sell right now for an owner who prices to the current record. In the 12 months to September 29, 2026, 50 homes closed at a $550,000 median, and 12 were listed on September 29, about 2.9 months of supply, a market that favors sellers with correct pricing and punishes overpricing.

Data updated: September 2026

The Four Windows From the MLS Record

Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, pulled September 29, 2026 by McGreevy and Comisar; windows are counted back from that date, and the 12-month window already holds 10 or more closings. [Source: Pelican Sound community guide]

Every window has at least 50 closings, so each median rests on a real sample. The 60-month median of 8 days on market reflects the fast 2021 and 2022 market, when the fifth year block below shows a 7-day median, and it should not be read as a forecast.

Months of Supply

On September 29, 2026, 12 Pelican Sound homes were listed at a median asking price of $354,950, with asks from $297,900 to $875,000. Against 50 closings in 12 months, about 4.2 a month, that is about 2.9 months of supply by our arithmetic. Seven of the twelve are in Island Sound, and there was no single-family listing at all.

Single-Family Homes and Attached Homes Are Two Markets

The 9 fee-simple single-family closings had a $1,249,000 median, $571 per square foot and a 4-day median on market, at a median 100.0% of list. The 41 attached closings had a $530,000 median, $335 per square foot and a 28-day median on market, at a median 96.5% of list. A seller of a coach home who reads the single-family numbers will overprice, and a seller of a Masters Circle home who reads the community median will underprice.

The County's Recorded Sales, Beside the MLS

The Lee County Property Appraiser's recorded, qualified sales for Pelican Sound show 66 sales from September 2025 through August 10, 2026, at a $575,000 median and a $219,900 to $1,425,000 range, with none of them a builder's first sale of a new home. The county file matched 1,335 parcels against the club's 1,299 residences. It counts more qualified sales than the MLS shows closed (66 against 50), so some recorded sales never appear as MLS closings, and the county roll cannot give days on market or list ratios. We read both.

What the Record Means for Your List Price

The honest read is that the market pays for condition, position and correct pricing. Across the 50 closings, 11 took longer than 90 days to sell and 29 sold within 30 days, and 14 sold below 95% of list while 13 sold at or above list. Waiting for a better year is a forecast, not a plan. Pricing to the last six to twelve months of sales in your own neighborhood and size is a plan.

If you are weighing a sale this season, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Have Pelican Sound Homes Sold For Since 2021?

Pelican Sound's median sold price ran $591,000 in the oldest 12-month block of the last 60 months, peaked at $660,000 four years back, and was $550,000 in the latest block, per the Southwest Florida MLS. Median days on market moved from 7 to 25 over the same five years.

Data updated: September 2026

Median by 12-Month Block

Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, pulled September 29, 2026; blocks are counted in 365-day steps back from September 29, 2026. [Source: Pelican Sound community guide]

What the Blocks Say About Timing

Year 5 tells the story of the fastest market: 41 sales at a median of 7 days and 105.2% of list. By year 4 the median had risen to $660,000 on 35 sales, and by the latest block it had eased to $550,000 with days on market back to 25. Sold-to-list has slipped from 105.2% to 96.9%. That is a buyer who negotiates, not one who has left, and the community's supply is still small.

Where Sales Land by Price

Pelican Sound spans a wide price range for a single gate: 9 of the 50 sales were under $400,000 and 7 were $1,000,000 or more. A listing that fits one band has a very different buyer from a listing in the next.

What Your Purchase Year Means Today

If you bought in year 5's fast market, your equity may be real. If you bought in year 4, the block median was $660,000 against $550,000 today, and your neighborhood median may sit near or below your purchase price. A buyer's appraiser will use the last six to twelve months of sales for your neighborhood and size, so a list price anchored to your purchase price will be tested. We show you all five blocks so you can see where your purchase year sits, then price from the sales that will decide the appraisal.

If you own in Pelican Sound and want to see where your purchase year sits, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same history for a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Ready to Sell in Pelican Sound? Talk to Jesse and Marc

Pelican Sound has 1,299 residences and an $11,495 annual club assessment, so pricing here rewards local knowledge. If you are selling a home in Estero, get a free Pelican Sound home valuation or call Jesse direct at (239) 898-6072. If you are also buying a home in Estero, start your home search with Marc or call Marc at (239) 287-5873.

Which Recent Pelican Sound Sales Matter Most to Your Price?

Pelican Sound sales that matter most to your price are the recent closings in your own neighborhood and size range. In the 12 months to September 29, 2026, 50 homes sold from $320,000 to $1,400,000, and the table below lists every one with its date, size, price and days on market.

Data updated: September 2026

All 50 Closed Sales in the Last 12 Months

Beds and baths are as the MLS reports them: 2+Den/2(0) means two bedrooms plus a den and two full baths. Owner names are not in the MLS record and are not shown.

Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, September 29, 2025 to September 29, 2026, pulled September 29, 2026; $ per sq ft is the sold price divided by MLS living area; sold as % of list uses the MLS list price on each record. [Source: Pelican Sound community guide]

Sales by Neighborhood

Source: Southwest Florida MLS (Matrix), pulled September 29, 2026; the MLS subdivision field carries the neighborhood names as the club spells them, with Gleneagles appearing as Glen Eagles. A median of one to three sales is shown for reference only. [Source: Pelican Sound Real Estate page]

What the Neighborhood Table Tells a Seller

Every neighborhood in the table has fewer than 12 closings in 12 months, so we read the sales themselves, not just the medians. Island Sound led with 11 sales at a $450,000 median, then Turnberry, Edgewater and The Masters with 7 each. Pinehurst, the Estate neighborhood, had no closing in the last 12 months but 6 in the last 60, at a $1,085,300 median, so a Pinehurst owner is pricing off a five-year record, not a one-year one.

The Masters: Seven Sales at the Top of the Community

The Masters had 7 sales from $950,000 to $1,400,000 at a $1,249,000 median and a median of 4 days on market, and no active listing on September 29. A 2,719-square-foot home sold at $1,400,000 on November 10, 2025 in 5 days against a $1,399,995 list, and a 2,106-square-foot home sold at $1,400,000 on April 17, 2026 in 6 days against a $1,499,000 list, 93.4% of list. Same price, different sizes, and the gap between those two list prices is the whole pricing lesson.

Island Sound: The Community's Busiest Neighborhood

Island Sound had 11 closings at a $450,000 median and 7 of the 12 active listings, the highest supply in the community. Two-bedroom, 1,300-square-foot homes sold at $350,000 in 3 days, $320,000 in 28 days and $320,000 in 48 days, and three 2+Den homes of 1,550 to 1,551 square feet sold at $450,000, $470,000 and $500,000 after 24, 27 and 386 days. That is the ladder within one neighborhood, and a seller here needs the comparable set, not the label.

The Coach and Carriage Homes

Edgewater had 7 sales at a $585,000 median, Southern Hills 6 at $537,500 and Turnberry 7 at $470,000 with a 102-day median on market. Oak Run's 4 carriage-home sales closed at $761,000 to $995,000 with a 2.5-day median, and Palmetto Dunes' 3 at $800,000 to $990,000 with a 4-day median. Attached homes with two-car garages and larger floor plans sell fast when priced correctly, and Turnberry, a mid-rise carport neighborhood, rewards sharper pricing.

If you want to know which of these groups your home belongs to, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the sales behind a specific neighborhood, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do Pelican Sound Prices Compare With Nearby Estero Communities?

Pelican Sound sits mid-range on price and at the top on speed among named Estero neighbors. Its $550,000 median for the 12 months to September 29, 2026 compares with $335,000 to $930,000 across the seven neighbors below, and its 25-day median on market compares with 36 to 90 days.

Data updated: September 2026

The Benchmark, on One Stated Yardstick

The yardstick is closed sales in the last 12 months from one Southwest Florida MLS pull, September 29, 2026, so every row uses the same dates and the same method. Prices are not adjusted for home size, and each community's product mix differs.

Source: Southwest Florida MLS (Matrix), closed and active residential listings, pulled September 29, 2026; months of supply is active listings divided by closings over 12, each computed the same way for every row. [Source: Estero HOA and CDD fees guide]

What the Benchmark Means for Your Listing

A buyer who has toured West Bay Club sees a $930,000 median and an 87-day median on market; your Pelican Sound listing answers with bundled golf, no equity deposit and a river ramp, and it sells in a median 25 days. A buyer who has toured Stoneybrook or Bella Terra sees medians of $420,000 and $447,510; your listing asks for more, so the first price you publish has to be explained by the club, the size and the position.

Speed Is the Seller's Yardstick Here

Pelican Sound's 25-day median is the fastest in the table, against 36 days at Stoneybrook and 37 at Grandezza, and its 2.9 months of supply sits between Grandezza's 2.8 and Wildcat Run's 3.3. Fast sales come from correct pricing, and the slow ones in the record, at 193, 196, 235 and 386 days, were priced against the wrong rung of their neighborhood's ladder.

If you want to see exactly where your home lands against these neighbors, call Jesse direct at (239) 898-6072 or request a free home valuation. If you want to tour Pelican Sound and two or three of them in one morning, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Pelican Sound vs Grandezza: Which Buyer Will Your Home Meet?

Pelican Sound and Grandezza are both gated Estero golf communities, but Pelican Sound bundles golf and a boat ramp into one annual assessment at a $550,000 median across 1,299 residences, while Grandezza makes golf optional behind a compulsory social membership at a $625,000 median across roughly 978 homes with no CDD. Your listing has to win that comparison.

Data updated: September 2026

The Decision Table, From a Seller's Side

Sources: Pelican Sound figures from the Pelican Sound community guide, the 2026 Fact Sheet and the September 29, 2026 Southwest Florida MLS pull; Grandezza figures from the Grandezza community guide and the same pull. [Source: Pelican Sound 2026 Fact Sheet]

The Dollar Gap Your Buyer Is Calculating

A Pelican Sound owner pays an $11,495 club assessment plus neighborhood dues and about $1,209 in CDD, roughly $12,704 a year before neighborhood dues, and it buys golf, six pools, boating, fitness, bulk cable and internet. A Grandezza owner pays a master and a village assessment with no CDD line, and adds a golf membership only if they want one. A Pelican Sound seller who states the whole stack in one line lets the buyer compare like with like.

Who Should Choose Pelican Sound

Pelican Sound suits the buyer who wants golf, boating and racquet sports all included, will use the club, and wants river access to Estero Bay without an equity deposit. It also suits a buyer who values the tight supply: a $320,000 Turnberry condo and a $1,400,000 Masters Circle home both sold in the last year, both with the identical club membership.

Who Should Choose Grandezza

Grandezza suits the buyer who wants to use the club without paying for golf, prefers a tax bill with no CDD line, and wants a wider range of village types on an inland lot east of I-75, mostly in Zone X. Our Grandezza community guide sets out its villages and club tiers. When we list a Pelican Sound home, we do not argue with that buyer; we find the other one.

What the Comparison Means for Your Price

Your buyer has very likely seen a Grandezza listing. A Pelican Sound coach home at $500,000 to $600,000 is competing with Grandezza's $625,000 median, and that buyer will compare fees, size and position. Your listing has to state the fee stack, the square footage and the bundled amenities plainly, then let the buyer do the arithmetic. If you own in either community and want to know which buyer pool your home will meet, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer choosing between them, call Marc at (239) 287-5873 and see how we represent buyers in Estero.

How Do We Price a Pelican Sound Home?

McGreevy and Comisar price a Pelican Sound home against recent closings in the same neighborhood and a similar size, then adjust for condition, floor, view, roof and air conditioning age, flood zone and approved improvements. We never start from the community median, a portal estimate or the current asking prices next door.

Data updated: September 2026

Step One: The Neighborhood and Size Set the Comparable Set

The MLS record shows four size groups that behave very differently: under 1,400 square feet at a $345,000 median, 1,400 to 1,799 square feet at $540,000, 1,800 to 2,199 square feet at $995,000, and two homes of 2,200 square feet or more at $1,387,500. We take the last 6 to 12 months of closings for your neighborhood, rank them, and ask where your home belongs.

Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, 12 months to September 29, 2026. [Source: Pelican Sound community guide]

Step Two: Condition and Systems

Pelican Sound's homes were built by WCI Communities between roughly 1997 and 2003, so roofs, air conditioning, water heaters and windows are often at or past mid-life [Source: Pelican Sound history] [Source: Village of Estero history page]. We walk the home with a checklist that mirrors a buyer's inspector: equipment dates, opening protection, lanai and pool condition, the file of Architectural Review Committee approvals, and for a condominium the building's reserve study. Three Island Sound 2+Den homes of the same plan sold at $450,000, $470,000 and $500,000; the difference is condition, floor, position and timing, and the listing has to prove which one yours is.

Step Three: The Features a Model Cannot See

• Golf, lake, preserve or river view. The course occupies 266 acres and 95 acres are permanent preserve, so views vary widely, and we price a view against sales of the same view type [Source: Village of Estero Ordinance 2022-15].

• Floor and elevator. Second-floor coach and carriage units have larger plans and sometimes price at or above smaller single-family homes; a mid-rise unit with an elevator serves a different buyer than a walk-up.

• Flood zone. A home in Zone X and a home in Zone AE differ in insurance cost and in lender rules, so the zone for your address belongs in the price conversation.

• Approved improvements. Impact windows, a newer roof or a renovated kitchen with Architectural Review Committee approval is worth more than the same work with no paper.

• Neighborhood dues and building condition. A buyer underwrites the club assessment plus the neighborhood fee, and a building with higher dues or a pending assessment has to close the gap in price.

Why Automated Estimates Miss Here

Portal estimates, including the best-known portal estimate, cannot weigh an $11,495 annual assessment, a one-time capital fee, a CDD line or the neighborhood label, and they blend a $320,000 condo with a $1,400,000 estate into one story. A buyer sees the same estimate you do. Your list price needs a written, sourced rationale behind it, built from closings that match your home.

Pricing Against the Live Competition

On September 29, 2026, 12 Pelican Sound listings asked $297,900 to $875,000. Asking prices are not sale prices: the attached closings in the last year had a $530,000 median while the active asks have a $354,950 median. We read each competing listing's neighborhood, condition and price history, then set your number where it wins the comparison on the first day rather than where it merely matches it.

Source: Southwest Florida MLS (Matrix), active residential listings inside Pelican Sound, pulled September 29, 2026. [Source: Pelican Sound community guide]

If you want your home placed on its neighborhood's ladder before you decide anything, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying and want the same analysis on a home you are considering, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do We Market a Pelican Sound Home?

McGreevy and Comisar market a Pelican Sound home to the buyers actually buying here: golf-and-boating owners who want a bundled club without an equity deposit, seasonal owners who want a lock-and-leave condominium near Coconut Point, and move-up buyers who want an Estate or Executive home. That means professional photography, aerial and video, a documents file ready on day one and database outreach.

Data updated: September 2026

Who Buys in Pelican Sound

The MLS record shows buying decisions at every price step: 9 of the 50 sales were under $400,000, 19 were between $400,000 and $599,999 and 7 were $1,000,000 or more. We market each home to the buyer for its band: a first bundled-golf address, a seasonal home, a step up to a larger carriage home, or a fee-simple Executive home. We describe the home and the amenities, and we let the buyer decide whether they fit.

Photography, Aerial and Video

Pelican Sound's strengths are clearer from above: a gated community wrapped around 27 holes, six pools, the River Club on the Estero River and a members-only boat ramp, with the Coconut Point corridor across US-41 [Source: Pelican Sound Golf page] [Source: Pelican Sound Boating page]. Professional photography, aerial capture, twilight exteriors, a measured floor plan and a video walk-through are standard on every McGreevy and Comisar listing, not an upgrade. The aerial is what shows the buyer the fairway, preserve or water view that a single room photo cannot.

The Documents File

The strongest marketing piece for a Pelican Sound home is a folder, not a photo. Ours holds the club estoppel and the 2026 fee schedule, your neighborhood association's governing documents, budget and reserve study, the fee stack in one table, the FEMA zone for your address, the Architectural Review Committee approvals for exterior work, equipment dates and any wind mitigation report [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound Architectural Review Committee guidelines]. A buyer who never has to ask the fee, flood and rental-rule questions writes an offer sooner, and a buyer's agent who can send that folder the same night becomes your ally.

Where the Listing Gets Seen

The listing goes into the Southwest Florida MLS and out through its syndication, onto our own sites, and into targeted email and social campaigns to our database of Southwest Florida contacts, including out-of-state and Canadian seasonal buyers. With 50 closings in a year, the next Pelican Sound buyer may already be touring West Bay Club or Grandezza, renting a condominium nearby, or owning in a neighborhood and wanting a different plan. Finding that person is a database problem before it is an advertising problem. Follow our current listings on Instagram.

Showings Through a Staffed Gate

Pelican Sound is a single-gate community with a staffed guardhouse, a roving patrol and app-based smart-pass guest access, and guests are not admitted unless they are on the electronic list [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound membership Q&A]. We arrange showing access with you and the club before launch so no buyer waits at the gate. Marc handles the field side, and for seasonal owners we keep a key protocol, a showing log and feedback after every visit.

Discreet and Off-Market Options

Not every Pelican Sound seller wants a public launch. An estate sale, a health change or a tenant in place is often better handled quietly, through direct agent-to-agent outreach and our own buyer database. Less exposure can mean a lower price, and we will tell you plainly which way that trade lands for your home.

Our Credentials Behind the Campaign

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

If you want to see the marketing plan for your home before you commit, call Jesse direct at (239) 898-6072 or start with a free home valuation. If you are a buyer who wants early notice when a Pelican Sound home comes to market, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do We Negotiate a Pelican Sound Contract?

Jesse McGreevy and Marc Comisar negotiate every Pelican Sound offer themselves. In a community with a master club, neighborhood associations, a CDD and a mix of condominium and single-family homes, the negotiation runs past the price into the disclosure delivery, the inspection, the buyer's insurance quote, the association approval and the club fees, and each is a point where a seller's money is protected or given away.

Partner-Level Negotiation, Never an Assistant

The person who priced your home is the person across the table from the buyer's agent. Offers are not relayed by a coordinator and counters are not written from a template. That matters most where the buyer's agent will cite the lowest sale in your neighborhood and we will cite the ones that match your home's size and condition.

Using the Disclosure Windows Instead of Fearing Them

If your home is a condominium, the buyer's cancellation right runs 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the resale documents; if a mandatory homeowners association under Chapter 720 governs your parcel, the buyer's right runs 3 days from receiving the disclosure summary or until closing, whichever comes first [Source: Florida Statutes 718.503] [Source: Florida Statutes 720.401]. We order and deliver the documents with or before the contract, so the clock starts the day the buyer signs and ends while the deal is fresh.

Inspection and the Age-of-Systems Question

A buyer's inspector will date the roof, air conditioning, water heater and windows in a home built between 1997 and 2003. A pre-listing inspection finds those items on your schedule, not inside the buyer's inspection window. When a repair request arrives, we compare the cost of the fix with the cost of a credit and with the price of the next-best listing in your neighborhood, and we answer with numbers.

The Insurance Quote

The buyer's homeowners or unit-owner premium depends on the roof, the openings, the flood zone and the carrier. Florida requires insurers to offer discounts for windstorm-mitigation features such as opening protection and roof-deck attachment [Source: Florida Statutes 627.0629]. A wind mitigation report in the file often turns an insurance objection into a smaller number, and for a condominium the association's master policy and the buyer's loss-assessment coverage decide the rest.

Association Approval and the Closing Date

The neighborhood association must issue a certificate of approval to purchase before closing, according to the club's Fact Sheet, and the estoppel is where the amounts due show [Source: Pelican Sound 2026 Fact Sheet] [Source: Florida Statutes 718.116]. We learn each requirement at listing and build the approval time into the contract, including the club's fees at closing.

Credits Versus Price Cuts

Some concessions cost a seller less than the headline suggests. Covering a buyer's estoppel fee, crediting a water heater replacement or paying for a roof certification can be cheaper than a price cut of the same size, and it does not lower the recorded sale price the next appraisal will read. We model each option before we answer an offer.

If you have an offer in hand or expect one, call Jesse direct at (239) 898-6072 or request a free home valuation to test it. If you are a buyer preparing an offer on a Pelican Sound home, call Marc at (239) 287-5873 and see how we represent buyers in Estero.

What Does It Cost to Sell a Home in Pelican Sound?

Selling a Pelican Sound home costs the negotiated brokerage commission, Florida documentary stamp tax on the deed at $0.70 per $100 of price, the owner's title policy customarily paid by the seller in Lee County, the association estoppel certificate, and prorated property taxes and assessments. At the $550,000 median, doc stamps are $3,850 and the promulgated title premium is $2,825.

Data updated: September 2026

Documentary Stamp Tax on the Deed

Florida charges documentary stamp tax of $0.70 per $100 of consideration, or portion thereof, on a deed, and the seller customarily pays it on a Florida resale [Source: Florida Statutes 201.02] [Source: Florida DOR documentary stamp tax page]. At the $550,000 12-month median it is $3,850, and it appears on your closing statement as one line.

Title Insurance and the Lee County Custom

In Lee County, the seller customarily chooses the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. The premium is promulgated by the state under Florida Administrative Code Rule 69O-186.003, so the base rate is the same at every title company, but the contract controls who pays [Source: Florida Administrative Code Rule 69O-186.003] [Source: Florida DFS title insurance overview]. A buyer relocating from Collier may assume the opposite, so we confirm the allocation in writing.

The Estoppel Certificate, Club and Neighborhood

An estoppel certificate states what is owed on your home and any fees due at transfer. Florida caps the fee at a base of $250 when the account is current, $100 more for delivery within three business days and $150 more if the account is delinquent, adjusted every five years for inflation, and the certificate is valid for 30 days; our shared 2026 cost research reports the adjusted amounts as $299, $119 and $179, which the issuing association confirms [Source: Florida Statutes 720.30851] [Source: HB 979 (2024) staff analysis]. The 2026 Fact Sheet lists a $299 estoppel among the club's closing fees, and a condominium neighborhood issues its own under section 718.116 [Source: Pelican Sound 2026 Fact Sheet] [Source: Florida Statutes 718.116]. Who pays is a contract term, and the Lee County custom is the seller, so we order early and confirm the allocation.

The Club Fees Your Buyer Pays at Closing

A buyer who has never owned in Pelican Sound pays a one-time $20,300 initiation fee, and a buyer who owns or has owned here pays an $11,495 resale capital fee instead; both are non-refundable capital contributions, not an equity stake, and the resale fee equals one year's assessment by design [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound membership Q&A]. You do not pay these, but your buyer's cash to close includes them, and a buyer who has budgeted $20,300 for the club has $20,300 less to put toward your price. Confirm the allocation in your contract.

Prorations: Taxes, Assessments and the CDD

Florida property tax is assessed on a calendar year and paid in arrears, so a seller closing before the bill is issued credits the buyer with the seller's share of the year, days owned divided by 365 times the annual tax, usually estimated from the prior year's bill [Source: Florida DOR taxpayer information] [Source: Lee County Tax Collector, property taxes]. The River Ridge CDD assessment, about $1,209 per home for FY2026, appears as a non-ad-valorem line on that bill and is prorated the same way. The annual club assessment is billed on the November statement, and neighborhood dues are prorated as your contract directs.

Commission After the NAR Settlement

Since August 17, 2024, offers of buyer broker compensation may not be advertised in the MLS, buyers sign written agreements with their own agents before touring, and every commission is negotiable and not set by law [Source: NAR settlement FAQs] [Source: NAR written buyer agreements]. What you negotiate with us is the listing side. Whether to offer anything toward the buyer's agent is a separate decision we make together, off the MLS, based on the buyers your home is likely to meet. Florida law also requires us to disclose the brokerage relationship [Source: Florida Statutes 475.278].

Fixed Costs at Four Price Points

Sources: Florida Statutes 201.02 and 720.30851 with the adjusted estoppel cap from the shared 2026 cost research; Florida Administrative Code Rule 69O-186.003 premium schedule of $5.75 per $1,000 to $100,000, $5.00 per $1,000 from $100,000 to $1,000,000 and $2.50 per $1,000 from $1,000,000; our arithmetic. Estimates for illustration, and your closing agent's statement controls. [Source: Florida Statutes 201.02]

A Seller Net Sheet at the Pelican Sound Median

Sources: Florida Statutes 201.02 and 720.30851; the shared 2026 cost-of-selling research on title, settlement and lien-search ranges, which the title company confirms. [Source: Florida DOR documentary stamp tax page]

Your own net sheet uses your contract price, your tax bill and your closing date, and we build it with you before you sign a listing agreement. For the statewide breakdown of every line, see our guide to seller closing costs in Florida.

If you want a net sheet for your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants to know which of these lines move to your side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Must a Pelican Sound Seller Disclose Under Florida Law?

A Pelican Sound seller's disclosure duties depend on the home. Condominium sellers under Chapter 718 deliver the section 718.503 documents at their own expense, a seller in a mandatory homeowners association under Chapter 720 supplies the section 720.401 summary before contract, and every seller gives the property tax summary in section 689.261, the flood disclosure in section 689.302 and known material defects.

The Statutory Seller Disclosure Duty in an HOA Neighborhood

Section 720.401 sets four facts a seller should know. First, timing: the disclosure is due before the buyer executes the contract, not at closing. Second, who supplies it: on a resale, the owner who is not the developer. Third, the contract must carry the statute's voidability clause in conspicuous type. Fourth, if the disclosure was not provided, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived and ends at closing [Source: Florida Statutes 720.401]. The 275 single-family homes sit in neighborhood associations of their own, and our community guide does not state which chapter governs each of them or the master club, so your closing agent or attorney confirms whether section 720.401 applies to your parcel.

The Condominium Fork

Section 720.401(2) says the summary does not apply to associations regulated under chapters 718, 719, 721 or 723. Pelican Sound's coach, carriage and mid-rise homes, about 1,024 of the 1,299, are recorded condominiums, so their sellers deliver the resale documents in section 718.503 instead, at the seller's expense: the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the milestone inspection summary where one applies, and the most recent structural integrity reserve study or a statement that none has been completed. The buyer's cancellation window is 7 days, excluding Saturdays, Sundays and legal holidays [Source: Florida Statutes 718.503]. Which regime governs your parcel, and which forms your buyer needs, is a question for your closing agent or attorney. This is information, not legal advice.

What We Know and What We Do Not About the Covenant Half

We have not confirmed whether the recorded master Declaration of Covenants, Conditions, Restrictions and Easements restates the disclosure duty, because our community guide reports that its recorded Lee County reference must still be pulled from the Clerk's Official Records, and we do not publish a reading of a document we have not pulled [Source: Pelican Sound Architectural Review Committee guidelines]. What the sources do show is a documented split: the seller owes the disclosure before contract, and the incoming owner pays the club's initiation or capital fee and the estoppel at closing [Source: Pelican Sound 2026 Fact Sheet].

The Property Tax Disclosure Summary

Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership can trigger reassessment [Source: Florida Statutes 689.261]. Pelican Sound's tax bill also carries the River Ridge CDD line, which we point out to buyers.

The Flood Disclosure Under Section 689.302

Florida's residential flood disclosure requires a seller to give the buyer, at or before contract, answers on known flooding during ownership, flood insurance claims and federal assistance [Source: Florida Statutes 689.302]. Because Pelican Sound's waterfront and riverfront enclaves are in Zone AE and the River Club took about three feet of water in Hurricane Ian, the honest answers depend on your address, and the panel number belongs next to them.

Known Material Defects: Johnson v. Davis

Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting a home's value that are not readily observable must disclose them. In Pelican Sound that means known leaks, roof or systems problems, storm damage and repairs, insurance claims, open permits, unapproved exterior work and assessments you know about. Transaction brokers carry a matching duty [Source: Florida Statutes 475.278].

Nothing in this section is legal advice; confirm the forms with your closing agent or attorney. If you want your disclosure file assembled before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants help reading a resale package, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Fees and Dues Will Your Buyer Pay to Own a Pelican Sound Home?

Pelican Sound buyers pay an $11,495 annual club assessment, their neighborhood association's dues, about $1,209 a year to the River Ridge CDD on the tax bill, a one-time $20,300 initiation or $11,495 resale capital fee at closing plus a $299 estoppel, and their own insurance and property tax. Neighborhood dues vary and appear on the estoppel.

Data updated: September 2026

Neighborhood dues are not published in one place for the whole community, and we do not print a figure from any source other than the estoppel or the neighborhood's own budget. Every buyer confirms the current numbers in the resale package, which is why a seller who orders it first controls the conversation [Source: Pelican Sound 2026 Fact Sheet].

The Fee Stack Your Buyer Underwrites

What the Annual Assessment Pays For

The assessment covers amenities (food and beverage, the golf shop and course maintenance, the racquet center, fitness, and the marina with its shuttle boat, boat yard, canoes and kayaks), property management (bulk fiber-optic internet and cable television for every home, common-area maintenance and landscaping, security and pool maintenance) and replacement reserves sized by an independent annual reserve study [Source: Pelican Sound membership Q&A]. Condominium neighborhoods may also cover building insurance and exterior maintenance in their own dues, so tell your buyer which parts of the home are theirs to insure and they will quote faster.

The Tax Reset Your Buyer Inherits

In Florida a change of ownership resets a homestead's assessed value to just value as of the next January 1, and the seller's Save Our Homes cap does not transfer with the home [Source: Florida Statutes 193.155]. Your current bill is not what a new owner will pay. Showing that math before the buyer's lender does builds trust.

If you want the fee stack for your home set out before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the numbers checked line by line, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do the Flood Zone and Storm Record Affect Selling a Pelican Sound Home?

Pelican Sound's flood exposure varies by location: waterfront and riverfront enclaves such as Island Sound sit in FEMA Zone AE, with a base flood elevation of 10.0 feet on FIRM panel 12071C0587F, while higher interior lots are likely Zone X. A seller who prints the exact zone for the address answers a buyer's first insurance question before it is asked.

Zone AE at Island Sound

A recorded FEMA Elevation Certificate for 20975 Island Sound Circle Unit 103 confirms Zone AE, a base flood elevation of 10.0 feet and Lee County community number 125124 on panel 12071C0587F effective August 28, 2008 [Source: FEMA Elevation Certificate, 20975 Island Sound Circle #103] [Source: Village of Estero flood zones page]. Flood insurance is required for a federally backed mortgage in Zone AE and is not required in Zone X, though it is still recommended. Look up the exact address on the Village of Estero flood-map tool.

What Hurricane Ian Did Here

Hurricane Ian made landfall in Lee County on September 28, 2022 as a Category 4 storm [Source: NOAA Hurricane Ian report]. At Pelican Sound, the architect of record for the River Club rebuild reports about three feet of water in the riverfront clubhouse, and the club reopened it rebuilt to current code around March 2024 [Source: RG Architects River Club project page]. Village permit reports show storm-repair permits in Island Sound II through mid-2024 [Source: Village of Estero building permit report, June 2023] [Source: Village of Estero building permit report, May 2024]. Higher-ground homes and the course saw mainly wind and rain, per the same record.

The 50 Percent Rule

Lee County's Ordinance 22-30 requires that a structure be brought into compliance with flood-resistant construction rules when the cost of improvements or repairs over five years reaches 50 percent of its market value, excluding land [Source: Lee County Ordinance 22-30]. A buyer planning to renovate an older Zone AE unit will ask about it, so a seller with a permit history and any prior repair record in the file answers the question first.

The Discount That Makes a Flood Quote Read Better

The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, which provides a 20% discount on National Flood Insurance Program premiums, and FEMA notified the Village on November 21, 2024 that it would maintain the rating [Source: Village of Estero Community Rating System page] [Source: Village of Estero CRS notice]. Confirm the current standing at the time of your sale.

What Goes in the Listing File

• The FEMA panel, zone and effective date for your address, printed from the Flood Map Service Center.

• Your completed section 689.302 flood disclosure, with honest answers on flooding, claims and federal assistance.

• A wind mitigation report and the architectural approvals for any shutters, impact glass or roof work.

• For a condominium, the association's insurance summary, reserve study and any post-storm assessment.

If you want the flood and storm file built for your home, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the flood zone explained for a specific address, call Marc at (239) 287-5873 and see how we represent buyers in Estero.

Which Pelican Sound Rules Affect a Sale?

Pelican Sound rules that affect a sale live in the master Declaration, the neighborhood declarations and the club's published Fact Sheet and Q&A: a 30-day minimum lease with lessees 25 or older, no lessee pets, per-neighborhood pet limits, architectural approval for exterior work, houseguest registration and a gate access system. Confirm each before you market it.

Leasing: 30 Days, Age 25, No Pets

The owner files an application to lease with the club's accounting office 20 business days before the lease starts, the lessee must be 25 or older and approved by the neighborhood association, and lessees may not keep pets, service animals excepted; a few associations require 60 days and the club itself does not handle rentals [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Leasing page]. For a seller, the leasing rule decides whether an investor is a real buyer, so we state it plainly in the listing.

Pets

Owner pet limits on number, size and breed are set by each neighborhood association, community-wide rules prohibit dog runs, animal pens and fences including invisible pet fencing, and there is an on-site dog park [Source: Pelican Sound Architectural Review Committee guidelines]. A seller with pets tells the buyer which neighborhood's rules apply.

Houseguests and Gate Access

Unaccompanied houseguests must be pre-registered at $130, five business days ahead, with a two-week maximum stay and six registrations a year, but only two a year in Island Sound I, Island Sound II and Turnberry I, and registered houseguests may not bring pets [Source: Pelican Sound 2026 Fact Sheet]. A buyer who plans to host family will read that, and so should your listing.

Buyer Approval

The neighborhood association must issue a certificate of approval to purchase before closing, per the club's Fact Sheet, and the estoppel says what else is required [Source: Pelican Sound 2026 Fact Sheet] [Source: Florida Statutes 718.116]. We learn the requirement for your neighborhood at listing and build the time into the contract.

Exterior Changes Before Listing

Paint, windows, shutters, roofs, lanais, landscaping and solar all require an Architectural Review Committee application, the master committee sets the floor and each neighborhood may add stricter rules, and a Village of Estero permit is also needed [Source: Pelican Sound Architectural Review Committee guidelines]. Before any pre-listing exterior work, submit the request early.

If you want the rules that affect your sale confirmed before you list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who needs the leasing or pet rules read before you commit, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Long Does It Take to Sell a Pelican Sound Home?

Pelican Sound homes sold in a median 25 days on market over the last 12 months, and 95 of the 202 closings in the last 60 months landed in March, April and May. Allow a contract period of 30 to 60 days after that for the documents, inspection, insurance, association approval and the estoppel.

Data updated: September 2026

When Pelican Sound Homes Close

Source: Southwest Florida MLS (Matrix), closed residential sales inside Pelican Sound, 202 sales in the 60 months to September 29, 2026. [Source: Pelican Sound community guide]

March, April and May accounted for 95 of the 202 closings, about 47%, and July and September for only 11. Closings trail contracts by 30 to 60 days in our experience, so the busy closing months point to contracts written in the winter and early spring. The community is seasonal, with roughly 450 of the 1,299 homes occupied year-round, and the best time to have your home listed and photographed is before the new year.

How Long the 50 Sales Took

Of the 50 closings in the last 12 months, 29 sold within 30 days, 10 took 31 to 90 days and 11 took longer than 90 days, with the longest at 386 days. The median was 25 days. The four that took longer than 190 days took 193, 196, 235 and 386 days, and a home that sits that long is usually priced against the wrong rung of its neighborhood's ladder or missing the paperwork a buyer needs.

A Realistic Sequence

• Four weeks before listing: valuation, pre-listing inspection, wind mitigation report, equipment dates, architectural approvals, photography.

• At listing: order the estoppel and neighborhood documents, and publish the fee stack and flood file.

• At contract: deliver the section 718.503 or 720.401 documents, and start the association's approval.

• During the contract: inspection, appraisal, insurance binding, title work, club and association approval.

• Closing: estoppel figures paid from proceeds, documentary stamp tax paid, gate credentials and keys handed over.

Selling While You Are Up North

Many owners are seasonal, and a sale can run without you flying down. Documents are signed electronically or with a mobile notary, the title company can close by mail, and the association documents are ordered online. Marc manages showings, vendor visits and storm checks on site. If you are a foreign seller, the federal FIRPTA withholding rules apply, and your closing agent and tax adviser should see them early [Source: IRS FIRPTA withholding].

If you want a calendar built backward from your target closing, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer timing a purchase for next season, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Should You Prepare a Pelican Sound Home for Sale?

Pelican Sound homes sell best when the paperwork is finished before the photographs. Gather the architectural approvals, date the roof, air conditioning and water heater, document the storm protection, fix what an inspector will flag, order the club and association documents, then stage and photograph. The steps below run in that order.

Data updated: September 2026

The Pre-Listing Checklist

1. Architectural approvals. Gather the Architectural Review Committee approvals for paint, windows, shutters, roof, lanai and landscaping, and resolve anything unapproved before it surfaces.

2. Roof. Note the roof's age and material and any insurance inspection; in a home built between 1997 and 2003 it is often the largest single item a buyer's inspector dates.

3. Air conditioning. Photograph the condenser and air handler data plates. A recent system is a selling point, so keep the invoice.

4. Water heater. Photograph the date plate. A failing tank that leaks is a claim no buyer wants to inherit.

5. Storm protection. List every opening and its protection, with product and permit, and get a wind mitigation inspection.

6. Flood zone. Print the FEMA zone and panel for your address.

7. Association and club account. Confirm you are current, so the estoppel is clean and the current-account fee cap applies [Source: Florida Statutes 720.30851].

8. Condominium building file. Gather the budget, the reserve study and any milestone or structural integrity summary for your building.

Fix, Refresh or Remodel?

Fix what an inspector will flag: leaks, failing equipment, damaged screens, open permits. Refresh what a buyer sees first: paint, lighting, dated flooring, hardware. Think carefully before a full remodel. The 12-month record shows the market paying for move-in condition and position, with three Island Sound homes of the same plan selling from $450,000 to $500,000, but a remodel costs time and money and has to be priced against the top of your neighborhood's ladder. We tell you which dollars come back.

Furnished or Unfurnished?

The snowbird and second-home buyer pool often wants a turnkey home, so decide early whether the furniture stays, because it changes the comparable set and the buyer pool. If it does, list the inventory in writing and exclude items with sentimental value before the first showing. Stage the lanai and the golf or preserve view, which are what a buyer at this price actually walks toward.

If you want a walk-through with a prioritized repair list, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants to know what a well-prepared Pelican Sound home looks like before you tour, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Should Your Listing Say About Life in Pelican Sound?

Pelican Sound listings should sell the club and the location before anything else: 27 holes across three par-36 nines, six heated pools, eight Har-Tru tennis courts, 14 pickleball courts, five bocce courts, a members-only boat ramp with a complimentary Lovers Key shuttle, and about 5 minutes to Coconut Point across US-41 and 17 to 22 minutes to Southwest Florida International Airport.

The Course and the Water

The club describes 27 holes opened in May 1998, designed by Chip Powell and Senior PGA Tour player Mike Hill, Audubon certified, with rolling terrain and doglegs [Source: Pelican Sound Golf page] [Source: Pelican Sound golf scorecard]. The members-only ramp and 125-lot dry-storage yard sit off Williams Road, the boat shuttle to Lovers Key State Park is complimentary to members and registered houseguests, and kayaks and paddleboards are provided to residents [Source: Pelican Sound Boating page] [Source: Pelican Sound Personal Watercraft page]. Describe them exactly, and add that the upper Estero River is shallow and tidal, so a large vessel needs the club's rules checked first.

The Location

Approximate drive times from the gate: groceries, the Coconut Point mall, Lee Health Coconut Point's 24/7 emergency room and pharmacies are all within about 5 minutes across US-41, Southwest Florida International Airport is roughly 17 to 22 minutes and the Gulf beaches are about 20 minutes, per the community guide [Source: Pelican Sound community guide].

What to Say, and What Not to Say

Say what the record supports: a bundled, non-equity membership, an $11,495 annual assessment with bulk cable and internet included, no food and beverage minimum, a 30-day minimum lease, and the exact FEMA zone for the address. Do not say "no initiation fee," because there is one; do not call the club equity; do not promise rental income; and do not claim a flood-free address for a home in Zone AE. Our Estero community guide covers the wider village for buyers who are new to the area.

If you want your listing remarks drafted from the record, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer who wants the honest version of Pelican Sound before a showing, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

What Does the MLS Record Teach About a Real Pelican Sound Resale?

Pelican Sound's most instructive recent sales are three Island Sound homes of the same 1,550 to 1,551 square-foot plan that sold at $450,000, $470,000 and $500,000, after 24, 27 and 386 days. This guide does not cite a Pelican Sound closing of our own, so we teach from the community's public MLS record instead.

Data updated: September 2026

Why We Use the Public Record Here

We will be straight with you: the market pull behind this page is the community's whole closed MLS record, not our transaction file, and we do not present a Pelican Sound sale of our own that we cannot show you. We would rather say that than dress up a story. The record teaches the same lessons a first-hand story would, and every figure in it can be checked against the MLS.

Three Sales, Fifty Thousand Dollars Apart

On December 17, 2025 a 1,550-square-foot Island Sound home with a den sold for $450,000 in 24 days against a $499,000 list. On November 11, 2025 a 1,551-square-foot home sold for $470,000 in 27 days against a $499,000 list. On March 2, 2026 another 1,551-square-foot home sold for $500,000 after 386 days against a $525,000 list, 95.2% of list. The highest price came last, and it came after the longest wait.

What That Seller Could Have Done Differently

We do not know any of those sellers' circumstances, and a long listing can be the right answer for an estate or a home that needs work. But the numbers frame the choice any Pelican Sound owner faces. A $50,000 spread between near-identical homes is real money, and so are 386 days of assessments, insurance and taxes on an unsold home. An owner who knows the ladder before listing can decide which rung to aim for instead of discovering it in the offers.

The Top of the Record

At the other end, a 2,719-square-foot Masters Circle home with a den sold for $1,400,000 on November 10, 2025 in 5 days against a $1,399,995 list, and a 2,106-square-foot one sold for $1,400,000 on April 17, 2026. Same community, same year, $1,080,000 apart from the $320,000 Turnberry sale. That is the range your pricing has to navigate, and it is why we start every Pelican Sound valuation by placing your home on its neighborhood's ladder.

If you want to know which rung your home sits on, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are a buyer looking for a home with room to improve, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

How Do You Get a Free Pelican Sound Home Valuation?

Pelican Sound owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from closed sales in your own neighborhood and size range, placed on the community's price ladder, with your fee stack, flood file and net sheet beside it. There is no cost and no obligation.

Data updated: September 2026

What the Valuation Includes

You receive the recent closed sales in your neighborhood with dates and days on market, a per-square-foot analysis based on MLS living area, the live competition with price histories, your home's position on its neighborhood's ladder with the reasons, the fee stack your buyer will underwrite, and a recommended list price with a defensible range. Request it through our McGreevy and Comisar valuation form.

Why the Valuation Comes Before the Listing Agreement

In a community where similar homes sold for $320,000 and $1,400,000 in one year and the same plan sold for $450,000 in 24 days and $500,000 in 386, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Pelican Sound owners use the valuation to decide whether to sell this season or next.

How to Reach Us Today

Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your address, your timeline and the one thing you are most worried about, and you will get a straight answer.

Thinking of Selling Your Pelican Sound Home? List With the #1 Team in Southwest Florida Since 2012

Pelican Sound sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because a 1,299-residence community with a bundled club, a CDD and two legal regimes rewards neighborhood-level pricing and a documents file ready on day one. In one year, sales here ranged from $320,000 to $1,400,000.

Data updated: September 2026

If you are searching for the best Pelican Sound listing agent, or thinking, "I need to sell my home in Pelican Sound," here is the short version of everything above. We place your home on its own neighborhood's ladder of closed sales. We build the documents file (estoppel, association documents, architectural approvals, flood disclosure) before the first showing. We market to the buyers who actually buy here, and we negotiate every offer ourselves, through the review window and the closing table.

Listing-team credentials:

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

What Is Your Pelican Sound Home Worth? Get a Free Valuation in 60 Seconds.

Start with our free home valuation. We follow up with a written comparable set from the MLS record and current listings. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.

Buying instead? Call Marc at (239) 287-5873, read our Estero buyer guide, and see how we represent buyers in Estero.

Will my Pelican Sound home sell faster if I list before the new year?

List before the new year if you can. Our tabulation of the MLS record shows 95 of the 202 closings in the last 60 months in March, April and May, which means contracts written in the winter and early spring. A home that is photographed, documented and live by early January meets the first spring buyers on the first tour, not the fifth.

Is my condominium worth less per square foot than a single-family home?

In the last 12 months, the single-family homes had a $571 median per square foot and the attached homes $335, per the MLS record. In total dollars the single-family homes sell much higher, at $1,249,000 against $530,000. A view, a renovation or a quiet floor is how an attached home closes part of the gap.

What should I do first if my home has been listed for months?

Read the closed sales in your neighborhood and size range, then compare your list price with them. Three Island Sound homes of the same plan sold at $450,000 in 24 days and $500,000 in 386. Reprice to the right rung, complete the documents file and refresh the photos before you assume the market is the problem.

Do I need to order the association documents before I have a buyer?

We recommend it. A condominium seller owes the section 718.503 documents at the seller's expense, and a seller in a mandatory homeowners association owes the section 720.401 summary before the buyer signs, so ordering at listing starts the buyer's review clock on day one [Source: Florida Statutes 718.503].

Can I sell quietly without a public listing?

Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database before, or instead of, a public launch. Less exposure can mean a lower price, and we will show you both scenarios with numbers before you choose.

How do I compare listing teams for Pelican Sound?

Ask each team three things: its comparable set for your neighborhood, its explanation of the club, neighborhood and CDD fee layers, and its plan for the association documents. Our best real estate agents in Estero guide compares teams on the public record, and Jesse direct at (239) 898-6072 will walk you through ours.

What Do Sellers Say About Working With McGreevy and Comisar?

McGreevy and Comisar is a top-reviewed Pelican Sound realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the Google profile.

A Seller Who Relied on the Pricing

★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review

In a community with several price ladders, a recommendation that holds up is worth more than a high number. We build the price from the closings that match your home and show you the record behind it.

A Seller Who Lives Elsewhere

★★★★★ "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." Verified Google review

Many owners here are seasonal and many are out of state. We coordinate the home on site, handle the moving parts and keep the owner informed at every step.

A Seller Whose Home Had Sat Unsold

★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review

A listing that sits is usually priced against the wrong rung or missing the documents a buyer needs. Repricing to the right comparables and completing the file is often all it takes.

Why Does a Pelican Sound Specialist Matter When You Sell?

Pelican Sound specialists matter because the facts that decide a sale here live in documents, not in a listing feed: a bundled club with a one-time fee at closing, a master association over 22 neighborhood associations, a CDD, two legal regimes, a flood map that splits by parcel and a price range from $320,000 to $1,400,000.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar. He runs pricing, marketing, data and the club and closing paperwork, which in Pelican Sound means the neighborhood ladders, the estoppels and the net sheet. Reach him direct at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections, contractors and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.

What a General Agent Tends to Miss Here

A general agent may price a Turnberry condo off the community median, hand the buyer an HOA summary when the neighborhood is a condominium, wait until contract to order the estoppel, tell a buyer there is no initiation fee, quote a flood zone for the whole community, or forget the CDD line. None of those mistakes is exotic, and each one costs a seller time or money.

The Credentials, Stated Once More

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

Other Estero-Area Seller Guides

Every Estero community sells differently, and we publish a seller guide for each one we cover. If you own in more than one community, or you are comparing notes with a neighbor, see our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture for the village is on our Estero community hub, and the neighbor we compare most often is covered in our Grandezza guide.

If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.

If you are ready to talk, call Jesse direct at (239) 898-6072 or request a free home valuation. If you are buying rather than selling, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Are You Also Buying Your Next Home in Southwest Florida?

Pelican Sound sellers often buy again in Southwest Florida, sometimes inside the same community, trading a condominium for a single-family home or the reverse. We run both sides as one plan, including the timing of two closings and the Save Our Homes portability claim that can carry accumulated tax savings to your next Florida homestead.

Buying and Selling in the Same Season

Florida's portability rule lets a homestead owner who establishes a new Florida homestead within the statutory window transfer the difference between just value and capped assessed value, up to $500,000, to the new home [Source: Florida Statutes 193.155] [Source: PT-112 portability guide]. The January 1 test matters, because homestead status is fixed on that date each year. We sequence both closings around it.

Moving Within Pelican Sound

Some owners move from a condominium to a carriage home or an Executive home, or the reverse. Both the sale and the purchase run through the same club and the same estoppel process, and a repeat owner pays the $11,495 resale capital fee rather than the $20,300 initiation on the purchase, so a same-community move can cost less at closing than a first purchase. Ask us about it when you call.

Buying Elsewhere in Estero

If your next home is a different golf community, a newer single-family house or a condominium, our guide to buying a home in Estero walks through the contract, inspection and approval steps, and our Estero HOA and CDD fee guide compares carrying costs across the village.

If you want to plan the sale and the purchase together, call Jesse direct at (239) 898-6072 or request a free home valuation. For the purchase side, call Marc at (239) 287-5873 and read how we represent buyers in Estero.

Frequently Asked Questions, Seller Edition: Selling a Home in Pelican Sound

Pelican Sound owners ask these questions before they sell, and each answer below is written for a Lee County seller in a gated golf and river community with a master club, in a single paragraph with its source. They cover price, timing, the club and association documents, the estoppel, disclosure, costs and the choices around renting and preparing.

Data updated: September 2026

Sellers list with McGreevy and Comisar because the answers below show up in the price:

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

Nothing here is legal or tax advice; confirm anything that affects your sale with your closing agent, attorney or CPA.

How do I sell my home in Pelican Sound?

Start with a written valuation built from closed sales in your own neighborhood and size range, then build the documents file before you list. That file holds the club estoppel, your neighborhood's documents, architectural approvals, the flood disclosure, equipment dates and a wind mitigation report. Price the home on its neighborhood's ladder, market it, and deliver the section 718.503 or 720.401 documents with the contract. Call Jesse direct at (239) 898-6072 to begin.

Which realtor should I hire to sell my Pelican Sound home?

Hire a team that prices by neighborhood from the closed record, knows both the Chapter 718 and Chapter 720 resale rules and personally negotiates your offer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and Jesse and Marc handle every listing themselves. Our best real estate agents in Estero guide compares teams on the public record.

How much is my Pelican Sound home worth in 2026?

Most Pelican Sound homes sold between $320,000 and $1,400,000 in the 12 months to September 29, 2026, and the neighborhood and size decide the starting point. The overall median was $550,000, with attached homes at $530,000 and single-family homes at $1,249,000, per the Southwest Florida MLS. A written valuation through our free home valuation places your home.

How long does it take to sell a home in Pelican Sound?

The median Pelican Sound home spent 25 days on the market in the 12 months to September 29, 2026, per the Southwest Florida MLS. Attached homes took a median 28 days and single-family homes 4. Add 30 to 60 days from contract to closing for the documents, inspection, insurance and association approval.

Is it a good time to sell in Pelican Sound?

It is a workable time for a correctly priced home. 12 homes were listed on September 29, 2026 against 50 closings in 12 months, about 2.9 months of supply, and none of the listings was a single-family home. Sold-to-list has slipped to a median 96.9%, so buyers negotiate; price to the recent record, not to last year's.

What is the best time of year to list in Pelican Sound?

List before the new year if you can. Our tabulation of the MLS record shows 95 of the 202 closings in the last 60 months in March, April and May, which means contracts written in the winter and early spring. A home photographed and documented in December meets the first spring buyers on the first tour.

Do Pelican Sound sellers pay a club fee when they sell?

The 2026 Fact Sheet lists the closing fees as the incoming owner's initiation or resale capital fee plus a $299 estoppel, and our community guide states that membership terminates when you sell. Who pays the estoppel is a contract term, and the Lee County custom is the seller, so confirm it in writing and ask the club for your current account statement [Source: Pelican Sound 2026 Fact Sheet] [Source: Pelican Sound membership Q&A].

What is the initiation fee, and does my buyer pay it?

The 2026 Fact Sheet lists a $20,300 initiation for a buyer who has never owned in Pelican Sound and an $11,495 resale capital fee for a repeat owner, both non-refundable capital contributions with no equity stake. Your buyer pays it at closing, so it reduces what a buyer can put toward your price and belongs in your pricing conversation [Source: Pelican Sound 2026 Fact Sheet].

Is Pelican Sound membership mandatory when I sell?

Membership comes with the home and passes to the buyer at closing; there are 1,299 homes and 1,299 memberships in a single class, so the buyer is a member from closing and you are not after it [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Membership page]. You do not sell the membership separately.

Do I need a HOA disclosure or a condominium resale package?

It depends on your parcel. A condominium seller delivers the section 718.503 documents at the seller's expense, and a seller in a mandatory homeowners association delivers the section 720.401 summary before the buyer signs. Section 720.401 says it does not apply to associations under chapters 718, 719, 721 or 723. Your closing agent or attorney confirms which applies to you; this is information, not legal advice [Source: Florida Statutes 718.503] [Source: Florida Statutes 720.401].

Which of my Pelican Sound documents are the seller's expense?

For a condominium, section 718.503 puts the resale documents at the nondeveloper owner's expense, including the declaration, bylaws, rules, budget, frequently asked questions document and reserve information. Estoppel certificates are a separate contract allocation, and in Lee County the seller customarily pays. Confirm each in writing [Source: Florida Statutes 718.503] [Source: Florida Statutes 718.116].

How long does the buyer have to cancel after receiving the documents?

In a condominium resale the buyer may cancel within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the section 718.503 documents. Where a mandatory homeowners association applies under section 720.401, the buyer may cancel within 3 days after receiving the summary or before closing, whichever comes first. Delivering early starts that clock sooner [Source: Florida Statutes 718.503] [Source: Florida Statutes 720.401].

What is an estoppel certificate and what does it cost?

An estoppel certificate states what is owed on your home and any fees due at transfer. Florida caps the association's fee at $250 when the account is current, $100 more for delivery within three business days and $150 more if delinquent, adjusted for inflation, and the certificate is valid for 30 days. Our shared 2026 research reports the adjusted amounts as $299, $119 and $179, and the club's Fact Sheet lists $299 [Source: Florida Statutes 720.30851] [Source: Pelican Sound 2026 Fact Sheet].

Who pays the owner's title policy in Lee County?

In Lee County the seller customarily selects the title company and pays for the buyer's owner's title policy, the reverse of the Collier County habit. The premium is promulgated by the state under Rule 69O-186.003, so it is the same at every title company, and at the $550,000 median it is $2,825. The contract controls, so we confirm it in writing [Source: Florida Administrative Code Rule 69O-186.003] [Source: Florida DFS title insurance overview].

How much are documentary stamps when I sell?

Florida charges $0.70 per $100 of consideration on the deed, and the seller customarily pays on a resale. At the $550,000 median that is $3,850, and at a $1,400,000 sale it is $9,800 [Source: Florida Statutes 201.02] [Source: Florida DOR documentary stamp tax page].

What does it cost to sell a Pelican Sound home in total?

Beyond the negotiated commission, plan for documentary stamps, the owner's title policy, the estoppel certificates, a municipal lien search and prorated taxes and assessments. At the $550,000 median the stamps and title premium alone are $6,675. Our seller closing costs in Florida guide lays out every line.

Can I negotiate the commission?

Yes. Every commission is negotiable and not set by law, and since August 17, 2024 offers of buyer broker compensation may not be advertised in the MLS. What you negotiate with us is the listing side, and whether to offer anything toward a buyer's agent is a separate decision we make together [Source: NAR settlement FAQs] [Source: NAR written buyer agreements].

What is the River Ridge CDD and does the seller owe anything?

River Ridge Community Development District is a Chapter 190 special district created by Lee County Ordinance 96-02 in 1996, and its assessment is about $1,209 per Pelican Sound home for FY2026. It is a non-ad-valorem line on the property tax bill, prorated at closing like the rest of the bill [Source: River Ridge CDD FY2026 budget] [Source: River Ridge CDD about page].

How are property taxes prorated at closing?

Florida property tax is assessed on a calendar year and paid in arrears, so a seller closing before the bill is issued credits the buyer with the seller's share of the year, days owned divided by 365, usually estimated from the prior year's bill. The CDD line prorates the same way [Source: Florida DOR taxpayer information] [Source: Lee County Tax Collector, property taxes].

Will my buyer's property tax be the same as mine?

Not usually. A change of ownership resets a homestead's assessed value to just value as of the next January 1, and the Save Our Homes cap does not transfer with the home. Tell your buyer early, and if you are buying again in Florida, ask us about portability using Form PT-112 [Source: Florida Statutes 193.155] [Source: PT-112 portability guide].

Is my Pelican Sound home in a flood zone?

It depends on the address. The waterfront Island Sound enclave is in FEMA Zone AE with a 10.0-foot base flood elevation on panel 12071C0587F, while higher interior lots are likely Zone X. Print the zone for your address from the FEMA Flood Map Service Center, and complete the section 689.302 flood disclosure honestly [Source: FEMA Elevation Certificate, 20975 Island Sound Circle #103] [Source: Florida Statutes 689.302].

Did Hurricane Ian damage Pelican Sound?

The riverfront River Club took about three feet of water and reopened rebuilt around March 2024, per the architect of record, and Village permit reports show storm repairs in Island Sound II through mid-2024. Higher-ground homes and the course saw mainly wind and rain. Disclose any repairs and claims on your own home [Source: RG Architects River Club project page] [Source: Village of Estero building permit report, June 2023].

Will flood insurance affect my sale?

In Zone AE a federally backed mortgage requires flood insurance, and in Zone X it is recommended but not required. The Village of Estero holds a Class 6 rating in the Community Rating System, a 20% discount on National Flood Insurance premiums, which helps a quote read better. Ask your insurance agent for a current quote to put in the file [Source: Village of Estero Community Rating System page] [Source: Village of Estero CRS notice].

Can I rent my Pelican Sound home before I sell?

Yes, within the rules: a 30-day minimum lease, lessees 25 or older approved by the neighborhood association, no lessee pets, an application 20 business days ahead, and per-neighborhood caps. A tenant in place changes showings and the buyer pool, so we plan the timing with you [Source: Pelican Sound membership Q&A] [Source: Pelican Sound Leasing page].

Do I have to disclose defects I know about?

Yes. Under Johnson v. Davis, 480 So. 2d 625 (Fla. 1985), a seller who knows of facts materially affecting value that are not readily observable must disclose them, and section 475.278 sets a matching duty for brokers. Disclose leaks, repairs, claims, open permits and assessments you know about [Source: Florida Statutes 475.278].

What is the section 689.261 property tax disclosure?

It is a summary that must appear in a residential sale contract, warning the buyer that the seller's current taxes may not reflect the buyer's because a change of ownership can trigger reassessment. It sits at or before contract and is part of the standard Florida contract forms [Source: Florida Statutes 689.261].

Should I get a pre-listing inspection?

In a home built between 1997 and 2003 we usually recommend it, with a wind mitigation report. It dates the roof, air conditioning, water heater and openings on your schedule, so a buyer's inspection holds fewer surprises and a repair request meets a prepared answer [Source: Florida Statutes 627.0629].

Do I need architectural approval for pre-listing work?

Yes for exterior changes. Paint, windows, shutters, roofs, lanais, landscaping and solar need an Architectural Review Committee application, and a Village of Estero permit where the work requires one, so submit early and keep the approval in the file [Source: Pelican Sound Architectural Review Committee guidelines].

Can I sell if I live up north?

Yes. Documents are signed electronically or with a mobile notary, the title company can close by mail, and Marc manages showings, vendor visits and storm checks on site. If you are a foreign seller, the federal FIRPTA withholding rules apply and your closing agent and tax adviser should see them early [Source: IRS FIRPTA withholding].

Will I owe tax on the sale?

It depends on your situation. A homeowner may exclude part of the gain on a primary residence under federal rules, and a second home or rental has different treatment, so talk to your CPA before listing. IRS Publication 523 explains the basics [Source: IRS Publication 523]. We do not give tax advice.

Should I list furnished or unfurnished?

Decide early, because it changes the buyer pool. Snowbird and second-home buyers often want a turnkey home. If the furniture stays, list it in writing and exclude items with sentimental value before the first showing, and stage the lanai and the view.

What happens if my home has been listed for months?

Read the closed sales in your neighborhood and size range, then compare your list price. Three Island Sound homes of the same plan sold at $450,000 in 24 days and $500,000 in 386. Reprice to the right rung, complete the documents file and refresh the photos before assuming the market is the problem.

Can I sell without a public listing?

Yes. An estate, a health change or a tenant in place is often better handled through direct agent outreach and our own buyer database. Less exposure can mean a lower price, and we show you both scenarios with numbers before you choose.

How is Pelican Sound different from Grandezza when I sell?

Pelican Sound bundles golf, boating and racquet sports into one annual assessment with a CDD, and Grandezza makes golf optional with no CDD. Your buyer compares fee stacks, so we state yours in one line. See the Grandezza comparison above and our Grandezza community guide.

Can I buy my next home with you while I sell?

Yes. We run both sides as one plan, including the timing of two closings and the portability claim. A repeat Pelican Sound owner pays the $11,495 resale capital fee instead of the $20,300 initiation on a same-community purchase. Marc handles the purchase at (239) 287-5873.

How do I get a free valuation of my Pelican Sound home?

Request one through our McGreevy and Comisar valuation form or call Jesse direct at (239) 898-6072. You receive recent closings in your neighborhood, the live competition, your home's position on its ladder and a recommended list price, at no cost and no obligation.

Your Local Real Estate Experts

Jesse McGreevy and Marc Comisar are the Estero and Bonita Springs team behind this guide. We price Pelican Sound homes neighborhood by neighborhood from the closed MLS record, and here is what that experience means for you as a seller.

• Top 1% Real Estate Agents Nationally Since 2008

• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)

• #1 Team in Southwest Florida since 2012

• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate

• McGreevy and Comisar alone have over $900 million in Sales

• Nationally Recognized Top Producing Realtors

• Platinum Sales Production Award Winners

Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. Read more about McGreevy and Comisar on our about page, and follow our latest listings on Instagram.

McGreevy and Comisar is a top-reviewed Pelican Sound realtor; read every verified review on our Google profile.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.

Contact us when you are ready:

• Jesse McGreevy: (239) 898-6072 · [email protected]

• Marc Comisar: (239) 287-5873

• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Jesse McGreevy (Sales Associate, SL3101296) and Marc Comisar (Broker Associate, BK3060671) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

Sources and Authoritative References

Pelican Sound facts on this page rest on primary sources: the Pelican Sound Golf and River Club and its published documents, the River Ridge Community Development District, the Village of Estero, Lee County and the Lee County Property Appraiser and Tax Collector, FEMA, Florida statutes, federal agencies and our own guides. No listing portal or competing brokerage is cited. Sources were accessed in September 2026 unless dated.

1. Pelican Sound Golf & River Club, home (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

2. Pelican Sound, About and History (golf opened May 1998; clubhouse 1999; member turnover January 2003) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

3. Pelican Sound, Membership Q&A (governance, reserves, fees, bulk cable and internet, year-round residents, leasing) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

4. Pelican Sound, Real Estate and Types of Residences (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

5. Pelican Sound, Golf (27 holes, Chip Powell and Mike Hill, Audubon) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

6. Pelican Sound, Membership (bundled model, pools and fire pits) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

7. Pelican Sound, Boating (ramp, 125-lot dry storage, wash bays, shuttle) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

8. Pelican Sound, Personal Watercraft (complimentary kayaks and paddleboards) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

9. Pelican Sound, Tennis (eight Har-Tru Hydro-Grid courts) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

10. Pelican Sound, Bocce (five courts) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

11. Pelican Sound, Wellness and Fitness (hours, classes, equipment) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

12. Pelican Sound, Dining Amenities (The Vista, Pavilion, Pelican Pub, River Club) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

13. Pelican Sound, Leasing (the club does not handle rentals) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

14. Pelican Sound 2026 Fact Sheet (PDF): fees, amenities, management companies, guest and lease rules (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

15. Pelican Sound golf scorecard (PDF): rotation yardages (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

16. Pelican Sound 2022 Types of Residences flyer (PDF): unit counts and square footage by neighborhood (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

17. Pelican Sound Community Map 2023 (PDF) (Pelican Sound Golf & River Club, retrieved September 2026). pelicansoundgrc.com

18. River Ridge CDD, About the District (about 630 acres; Lee County Ordinance 96-02) (River Ridge CDD, retrieved September 2026). riverridgecdd.net

19. River Ridge CDD, FY2026 Adopted Budget (PDF): per-unit assessments, district composition, notes (River Ridge CDD, retrieved September 2026). riverridgecdd.net

20. Lee County Ordinance 96-02 (PDF): establishes the River Ridge CDD (River Ridge CDD, retrieved September 2026). riverridgecdd.net

21. Florida Auditor General, River Ridge CDD audited financial reports (Florida Auditor General, retrieved September 2026). flauditor.gov

22. Pelican Sound Architectural Review Committee guidelines (PDF; references the master Declaration) (Pelican Sound property owners document host, retrieved September 2026). www.pshg3.com

23. Village of Estero, Ordinance 2022-15 (PDF): Pelican Sound RPD zoning, legal description, land-use summary (Village of Estero, retrieved September 2026). estero-fl.gov

24. Village of Estero, Ordinance 2025-07 first-reading PDF (permanent shuttle mooring) (Village of Estero, retrieved September 2026). play.champds.com

25. Village of Estero, Flood Zones and Evacuation Zones (Village of Estero, retrieved September 2026). estero-fl.gov

26. Village of Estero, Community Rating System (Class 6, 20% discount) (Village of Estero, retrieved September 2026). estero-fl.gov

27. Village of Estero, FEMA maintains CRS rating (November 21, 2024) (Village of Estero, retrieved September 2026). estero-fl.gov

28. Village of Estero, Schools serving Estero (Village of Estero, retrieved September 2026). estero-fl.gov

29. Village of Estero, Estero RiverPark land purchase (Village of Estero, retrieved September 2026). estero-fl.gov

30. Village of Estero, single-day trash collection and Waste Pro (Village of Estero, retrieved September 2026). estero-fl.gov

31. Village of Estero, Estero History (incorporation December 31, 2014) (Village of Estero, retrieved September 2026). estero-fl.gov

32. Village of Estero Building Permit Report, June 2023 (PDF) (Village of Estero, retrieved September 2026). estero-fl.gov

33. Village of Estero Building Permit Report, May 2024 (PDF) (Village of Estero, retrieved September 2026). estero-fl.gov

34. FEMA Elevation Certificate, 20975 Island Sound Circle Unit 103 (Zone AE; BFE 10.0; Panel 12071C0587F) (Village of Estero, retrieved September 2026). estero-fl.gov

35. FEMA Letter of Map Revision 23-04-0622P (Estero River; Lee County 125124) (FEMA, retrieved September 2026). map1.msc.fema.gov

36. Lee County Ordinance 22-30 (PDF): 50 percent substantial-improvement rule; freeboard (Lee County, retrieved September 2026). mcclibraryfunctions.azurewebsites.us

37. Lee County Ian Progress Report (landfall September 28, 2022) (Lee County, retrieved September 2026). ianprogress.leegov.com

38. Citizens Property Insurance, flood requirements (Citizens Property Insurance Corporation, retrieved September 2026). www.citizensfla.com

39. NOAA National Hurricane Center, Tropical Cyclone Report AL092022 (Hurricane Ian) (NOAA National Hurricane Center, retrieved September 2026). www.nhc.noaa.gov

40. RG Architects PA, River Club at Pelican Sound (architect of record) (RG Architects PA, retrieved September 2026). www.rgarchitectspa.com

41. Florida DEP, Estero Bay and River Paddling Guide (PDF) (Florida Department of Environmental Protection, retrieved September 2026). floridadep.gov

42. Lee County Visitor and Convention Bureau, Great Calusa Blueway (Lee County Visitor and Convention Bureau, retrieved September 2026). www.visitfortmyers.com

43. School District of Lee County, School Zones (School District of Lee County, retrieved September 2026). www.leeschools.net

44. Lee County SchoolSite Locator (address-level assignment) (School District of Lee County, retrieved September 2026). www.schoolsitelocator.com

45. Pinewoods Elementary School (School District of Lee County, retrieved September 2026). pin.leeschools.net

46. Three Oaks Middle School (School District of Lee County, retrieved September 2026). okm.leeschools.net

47. Estero High School (School District of Lee County, retrieved September 2026). est.leeschools.net

48. Florida Gulf Coast University (Florida Gulf Coast University, retrieved September 2026). www.fgcu.edu

49. West Bay Club, Membership (West Bay Club, retrieved September 2026). www.westbayclubs.com

50. Shadow Wood Country Club, Membership (Shadow Wood Country Club, retrieved September 2026). www.shadowwoodcc.com

51. Florida Statutes 720.401, disclosure summary for prospective purchasers in a mandatory homeowners association (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

52. Florida Statutes 720.30851, homeowners association estoppel certificates (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

53. Florida Statutes 718.116, condominium assessments and estoppel certificates (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

54. Florida Statutes 718.503, developer and nondeveloper disclosure, voidability (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

55. Florida Statutes 718.111, condominium association powers and insurance (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

56. Florida Statutes 689.261, property tax disclosure summary (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

57. Florida Statutes 689.302, residential flood disclosure (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

58. Florida Statutes 201.02, documentary stamp tax on deeds (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

59. Florida Statutes 475.278, brokerage relationships (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

60. Florida Statutes 193.155, homestead assessments and Save Our Homes (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

61. Florida Statutes 627.0629, residential property insurance mitigation discounts (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

62. Florida Statutes 28.24, clerk service charges and recording fees (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

63. Florida Statutes 720.306, meetings, voting and amendments in a homeowners association (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

64. Florida Statutes 720.3085, assessments and lien rights in a homeowners association (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

65. Florida Statutes 475.25, license discipline and broker duties (Florida Legislature, retrieved September 2026). www.leg.state.fl.us

66. Documentary stamp tax overview and rates (Florida Department of Revenue, retrieved September 2026). floridarevenue.com

67. Nonrecurring intangible tax on mortgages (Florida Department of Revenue, retrieved September 2026). floridarevenue.com

68. Property tax information for taxpayers, calendar year and payment schedule (Florida Department of Revenue, retrieved September 2026). floridarevenue.com

69. Form PT-112, Save Our Homes portability guide (Florida Department of Revenue, retrieved September 2026). floridarevenue.com

70. Exemptions, including homestead, for Florida property owners (Florida Department of Revenue, retrieved September 2026). floridarevenue.com

71. Florida Administrative Code Rule 69O-186.003, title insurance rates (Florida Administrative Code, retrieved September 2026). www.flrules.org

72. Title insurance overview for consumers (Florida Department of Financial Services, retrieved September 2026). www.myfloridacfo.com

73. Understanding insurance, consumer guides (Florida Department of Financial Services, retrieved September 2026). www.myfloridacfo.com

74. HB 979 (2024) staff analysis, estoppel certificate fee caps (Florida Senate, retrieved September 2026). www.flsenate.gov

75. Property taxes, bill dates, discounts and delinquency (Lee County Tax Collector, retrieved September 2026). www.leetc.com

76. Lee County Property Appraiser (Lee County Property Appraiser, retrieved September 2026). www.leepa.org

77. Real property transfer and sale qualification codes (Lee County Property Appraiser, retrieved September 2026). www.leepa.org

78. NAR settlement FAQs (National Association of REALTORS, retrieved September 2026). www.nar.realtor

79. Written buyer agreements 101 (National Association of REALTORS, retrieved September 2026). www.nar.realtor

80. What the NAR settlement means for home buyers and sellers (National Association of REALTORS, retrieved September 2026). www.nar.realtor

81. Publication 523, selling your home (Internal Revenue Service, retrieved September 2026). www.irs.gov

82. FIRPTA withholding for foreign sellers (Internal Revenue Service, retrieved September 2026). www.irs.gov

83. Primary Mortgage Market Survey (Freddie Mac, retrieved September 2026). www.freddiemac.com

84. Homebuyer programs overview, first mortgages and down payment assistance (Florida Housing Finance Corporation, retrieved September 2026). www.floridahousing.org

85. Selling Guide B4-2.1-03, ineligible condominium projects (Fannie Mae, retrieved September 2026). selling-guide.fanniemae.com

86. Consumer Financial Protection Bureau, owning a home guides (Consumer Financial Protection Bureau, retrieved September 2026). www.consumerfinance.gov

87. HUD, buying a home (U.S. Department of Housing and Urban Development, retrieved September 2026). www.hud.gov

88. VA home loan program overview (U.S. Department of Veterans Affairs, retrieved September 2026). www.va.gov

89. Citizens Property Insurance Corporation (Citizens Property Insurance Corporation, retrieved September 2026). www.citizensfla.com

90. Florida Realtors, statewide association and contract forms (Florida Realtors, retrieved September 2026). www.floridarealtors.org

91. FEMA Flood Map Service Center (search by address) (FEMA, retrieved September 2026). msc.fema.gov

92. Pelican Sound community guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com

93. Grandezza community guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com

94. Best real estate agents in Estero (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com

95. Seller closing costs in Florida (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com

96. Estero HOA and CDD fees guide (McGreevy and Comisar, retrieved September 2026). mcgreevyandcomisar.com

Downloadable Documents

Pelican Sound sellers and buyers can pull the documents behind this page directly from the authority that issues each one, so you always see the official, current version rather than a copy. The last row names the records that come from your neighborhood association and where to order them.

Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.