Estero, Florida
Sell your Edgewater at Pelican Sound coach home with McGreevy and Comisar, Top 1% nationally since 2008. Every recent closing by floor, the club and estoppel costs, and the condo resale rules a seller needs. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Selling an Edgewater at Pelican Sound coach home means selling one of 114 garage condominium homes in four associations inside the gated, bundled community of Pelican Sound in Estero, Florida. Our Edgewater at Pelican Sound neighborhood guide covers the buildings, the associations and the records; this page is the seller's side of the same facts: what the last 21 MLS closings say about your price, which floor you own and why it matters, what your buyer must bring to the club at closing, and what Florida's condominium law asks of you before the contract is signed.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. The record here is short and specific: 11 Southwest Florida MLS closings in the 24 months to September 29, 2026 at a $585,000 median, upper-floor homes at a $615,000 median and ground-floor homes at $551,000, and one home for sale on the day of our pull. A seller who prices to the right floor and has the association paperwork ready is the seller who closes.
A word on the name. This page covers the four Edgewater condominiums at Pelican Sound in Estero, Lee County, ZIP 33928. It is not the City of Edgewater in Volusia County, and it is not any other Pelican Sound neighborhood, each of which is its own condominium with its own association and dues.
Two companion pages finish the set. For a written opinion of value built from the same sales, read what an Edgewater at Pelican Sound home is worth, and if you are also buying, read our Edgewater at Pelican Sound buyer's guide. For the whole community, see our guide to selling a home in Pelican Sound.
McGreevy and Comisar are the best realtor for Edgewater at Pelican Sound because a two-floor, four-association coach-home neighborhood rewards preparation. We price from the floor and the association, not a community average, we read the club's 2026 fee schedule and the condominium statutes before advising a seller, and we say plainly where the public record stops.
If you're searching for the best realtor for Edgewater at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Edgewater at Pelican Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers comparing the best real estate agents in Estero should ask each agent to price a specific Edgewater coach home from its own floor and its own recent sales, and we do that on this page in the open.
Recent Edgewater at Pelican Sound track record (last 12 months): In the last 12 months Edgewater at Pelican Sound has seen 7 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $585,000 (n = 7, small sample), a range of $530,000 to $635,000, $4,080,000 in total volume, a median of 52 days on market and a median sold-to-list ratio of 96.8%. Over 24 months, the first window with 10 or more closings, 11 homes closed at a $585,000 median and $6,451,000 in volume.
In the last 12 months we tracked every one of the 7 Edgewater at Pelican Sound closings in the Southwest Florida MLS, and we tracked all 21 MLS closings recorded here since April 2022, matching each to its recorded county deed to learn its floor and its association.
For Edgewater at Pelican Sound sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At this price the marketing has to reach the seasonal buyer who wants a garage, a private entry and the full Pelican Sound membership for less than a carriage home costs, and the paperwork has to be ready early.
Honors and recognition:
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. See what your Edgewater at Pelican Sound home is worth today.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida, or start with our Edgewater at Pelican Sound buyer's guide.
These are the points an Edgewater at Pelican Sound seller should carry into any pricing conversation, each one sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 documents or Florida statutes.
Selling an Edgewater at Pelican Sound coach home today means selling one of two floor plans, in one of four condominium associations, to a buyer who must also join the Pelican Sound club at closing. The floor sets the comparable sales, the association sets the paperwork, and the club sets the buyer's cash to close.
Edgewater is one name on the map and in the MLS, and four corporations on paper: Edgewater I (36 homes), Edgewater II (18), Edgewater III (30) and Edgewater IV (30), each with its own declaration, board, budget and estoppel. The club's 2026 Fact Sheet lists Cambridge Management for Edgewater I and II, Compass Rose for Edgewater III and KPG Accounting for Edgewater IV, while the state's corporate record shows Edgewater IV in care of NextGen Community Management since March 2024. Confirm your association's current manager before any document request goes out.
Every Edgewater building holds three ground-floor and three upper-floor homes. The county roll records 1,406 heated square feet downstairs and 1,535 upstairs; the club markets the same plans at about 1,551 and 1,669 square feet. Over 24 months, seven upper-floor homes closed at a $615,000 median and four ground-floor homes at $551,000. Your comparable sales are the sales on your floor.
Membership in Pelican Sound Golf and River Club comes with ownership and ends when you sell. Your buyer's membership begins at closing, after the neighborhood association approves the purchase and the buyer pays the club's one-time charge. That charge is part of the buyer's budget, so it is part of your price conversation.
The Edgewater record is small. Seven MLS closings in 12 months and eleven in 24 cannot carry a precise forecast, and a single sale moves a median. What the record can do is bracket your home: by floor, by size measure, by condition and by how long a home sat before it sold. That is how we use it, and we show every sale below so you can check our reading.
The Edgewater at Pelican Sound market is tight on supply and softer on price than in 2025. One home was for sale on September 29, 2026 against seven MLS closings in 12 months, about 1.7 months of supply, while the four 2026 closings took a median 65 days and all closed below their final list price.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area. Medians use the mean of the middle pair when n is even, and every n is named. Two of the 21 MLS sales in five years were entered after closing and were not marketed through the MLS; the medians below use marketed sales only. County recorded sales are never mixed with MLS square-foot figures.
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 7 (small sample) | $585,000 | $354.84 | 52 | 96.8% |
| 24 months, first window with 10+ | 11 | $585,000 | $356.13 | 44 | 97.5% |
| 36 months | 14 | $592,000 (mean of $585,000 and $599,000) | $362.20 | 18.5 | 97.6% |
| 60 months | 19 | $599,000 | $368.26 | 8 | 100.0% |
The longer windows sit higher and faster because they carry the 2022 to 2024 market, when Edgewater homes routinely sold at or above list in under two weeks. Read the 12-month and 24-month rows as today and the longer rows as history.
Eleven closings is enough for a median, but a two-floor neighborhood is read sale by sale. Floor and association come from matching each sale to its recorded county deed.
| Closed | Floor | MLS beds and baths | MLS living area | Association | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Aug 2026 | Ground | 2 plus den, 2 | 1,551 | Edgewater I | $569,000 | $530,000 | 93.1% | 97 |
| Mar 2026 | Upper | 3, 2 | 1,669 | Edgewater II | $569,000 | $540,000 | 94.9% | 78 |
| Mar 2026 | Upper | 2 plus den, 2 | 1,670 | Edgewater I | $624,900 | $615,000 | 98.4% | 16 |
| Mar 2026 | Ground | 3, 2 | 1,550 | Edgewater II | $574,900 | $550,000 | 95.7% | 52 |
| Dec 2025 | Upper | 3, 2 | 1,536 | Edgewater I | $635,000 | $635,000 | 100.0% | 4 |
| Nov 2025 | Upper | 3, 2 | 1,669 | Edgewater II | $645,900 | $625,000 | 96.8% | 8 |
| Oct 2025 | Upper | 3, 2 | 1,670 | Edgewater IV | $599,900 | $585,000 | 97.5% | 125 |
| Jun 2025 | Upper | 2 plus den, 2 | 1,670 | Edgewater I | $624,900 | $585,000 | 93.6% | 83 |
| Apr 2025 | Upper | 2 plus den, 2 | 1,669 | Edgewater IV | $649,900 | $635,000 | 97.7% | 44 |
| Apr 2025 | Ground | 2 plus den, 2 | 1,551 | Edgewater III | $585,000 | $599,000 | 102.4% | 4 |
| Mar 2025 | Ground | 3, 1 and a half | 1,550 | Edgewater III | $535,000 | $552,000 | 103.2% | 3 |
The MLS calls some homes two bedrooms plus a den and others three bedrooms; the county roll codes all 114 as three bedrooms. It is the same plan per floor described two ways, so we compare by floor, not by the bedroom label.
On the day of our pull the MLS showed one Edgewater home for sale: a ground-floor home described as two bedrooms plus a den and two baths, 1,406 square feet of MLS living area, listed at $519,000 after 1 day on market. That ask sits below every ground-floor Edgewater closing in the last 36 months, which ran from $530,000 to $605,000. If you own a ground-floor home, that listing is your nearest competitor until it sells.
One active listing against seven closings in 12 months is about 1.7 months of supply at the 12-month pace. A low number like that reflects how few Edgewater owners list at once, not a frenzy of buyers: the same 12 months produced a median 52 days on market. Low supply helps a well-priced home stand out; it does not rescue an ask set above the floor's recent closings.
The county's qualified recorded sales are the long view. Since September 29, 2025 the county file shows 8 qualified Edgewater sales at a $567,500 median, one more than the MLS: an upper-floor Edgewater IV home recorded in March 2026 at $550,000 that never appeared as an MLS closing. In 2025 the county recorded 10 Edgewater sales at a $612,000 median against the MLS's 7. County figures are recorded deed prices and are never compared with MLS square-foot figures.
The MLS medians tell the year-on-year story: 7 closings at a $599,000 median in 2025 with a median 8 days on market, and 4 closings at a $545,000 median (the mean of $540,000 and $550,000) in 2026 to September 29, with a median 65 days. Every 2026 sale closed below its final list. Four sales describe a direction, not a rate, but the direction matters for your opening price.
Edgewater at Pelican Sound had one home for sale on September 29, 2026 and eleven closings in the prior 24 months at a $585,000 median, with the upper floor about $64,000 above the ground floor at the median. The seller who prices to the floor and has the association paperwork in hand is the one who closes.
Selling an Edgewater coach home? Get a free Edgewater at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. You can also read how an Edgewater at Pelican Sound home is valued, floor by floor.
Buying at Edgewater at Pelican Sound? Call Marc at (239) 287-5873, start with our Edgewater at Pelican Sound buyer's guide, or read how we represent buyers.
We price an Edgewater at Pelican Sound coach home from the recent closings on its own floor, then adjust for which square-foot measure the listing will quote, for condition and updates, for the association it sits in, and for how long recent homes sat before selling. A community-wide Pelican Sound average plays no part in that number.
Over 24 months the seven upper-floor sales ran from $540,000 to $635,000 at a $615,000 median, and the four ground-floor sales from $530,000 to $599,000 at a $551,000 median. Per square foot of MLS living area the upper-floor median was $368.26 and the ground-floor median $355.48 (our arithmetic on the eleven sales). An upper-floor home priced off ground-floor sales leaves money behind; a ground-floor home priced off upper-floor sales sits.
The county roll records 1,406 and 1,535 heated square feet; the club's guide gives about 1,551 and 1,669; most MLS listings use figures near the club's, though the September 2026 active listing used 1,406. Mixing the two measures makes a home look larger or smaller than its comparables on a price-per-square-foot screen. We pick one basis, say which, and price against comparables on the same basis.
Within one floor the spread is real: upper-floor homes closed at $540,000 and at $635,000 within the same year. The MLS does not tag renovation consistently, so we cannot measure an update premium from the record. Our reading, which we test at each home, is that kitchens, baths, flooring, air conditioning age and impact protection explain much of that spread.
Over 24 months Edgewater I recorded 4 of the 11 MLS sales, Edgewater II 3, Edgewater III 2 and Edgewater IV 2. With two sales each in III and IV, no association-level median means anything yet, and the record shows price following floor and condition more than association. Where the association matters is the sale process: its dues, any special assessment, its approval timeline and its reserves are what a careful buyer asks about.
Across the 24 months, the five homes that sold in 16 days or fewer closed at a median 100.0% of their final list, and the six that took more than 30 days closed at a median 95.3% (our arithmetic). The gap is the cost of a first price the market did not accept. We would rather open at the price the floor supports than reduce into it.
We do not price from an online estimate, from a Pelican Sound average that blends condominiums with single-family homes, or from the active listing alone. We do not publish an association-level price, because the samples are too small. And we do not promise a number we cannot show you in the closings.
The Edgewater at Pelican Sound sales that matter most to your price are the most recent closings on your floor: the August 2026 ground-floor sale at $530,000, the three March 2026 sales from $540,000 to $615,000, and the December 2025 upper-floor sale at $635,000 that closed at full price in 4 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
This is a public-record sale handled by other brokerages, and it is the most recent Edgewater closing. A ground-floor Edgewater I home of 1,551 MLS square feet, listed at $569,000, closed at $530,000 after 97 days, at 93.1% of list, the weakest ratio in 24 months. It ties the lowest price in the 36-month record. For a ground-floor seller it sets the current floor of the market: buyers paid $530,000 to $552,000 for ground-floor homes in 2025 and 2026, except one April 2025 sale at $599,000.
Three Edgewater homes closed in March 2026. An upper-floor Edgewater I home listed at $624,900 sold at $615,000 in 16 days. An upper-floor Edgewater II home listed at $569,000 sold at $540,000 after 78 days. A ground-floor Edgewater II home listed at $574,900 sold at $550,000 after 52 days. Two upper-floor homes in the same month closed $75,000 apart, which is the condition and presentation spread at work.
An upper-floor Edgewater I home of 1,536 MLS square feet, listed at $635,000, closed at exactly $635,000 in 4 days, the highest price per MLS square foot in the 24 months at about $413. Whatever its interior, the lesson for a seller is pricing: an ask the market accepts on day one draws a full-price contract in season.
An upper-floor Edgewater IV home listed at $599,900 closed at $585,000 after 125 days, the longest market time in 24 months. It still closed at 97.5% of its final list, which suggests the price was close and the timing, an off-season listing that closed in October, carried most of the wait.
An Edgewater at Pelican Sound home took a median 44 days to sell over the 24 months to September 29, 2026, and a median 52 days over the last 12, with a range of 3 to 125 days. Six of those eleven closings fell in March or April, so a listing that is live before season reaches the most buyers.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Five of the eleven 24-month sales went under contract in 16 days or fewer: 3, 4, 4, 8 and 16 days. Their sold-to-list ratios were 103.2%, 102.4%, 100.0%, 96.8% and 98.4%, a median of 100.0%. Each was priced where buyers already were.
The six sales that took more than 30 days closed at 97.7%, 93.6%, 97.5%, 95.7%, 94.9% and 93.1% of their final list, a median of 95.3%, and several had already reduced before that final list. Time on market at Edgewater has cost sellers money in the record, not bought them a better offer.
Of the 11 Edgewater MLS closings in 24 months, six closed in March or April, three from October to December, one in June and one in August. Closing dates trail contract dates, so the buyers who closed in March and April were shopping from January onward. A home photographed, priced and live by early season meets them.
The first two weeks bring the buyers who have been waiting for an Edgewater home on your floor. If the price meets them, the record says you sell near list. If it does not, the record says the next price will be lower than the one that would have sold in week one.
Edgewater at Pelican Sound and Southern Hills sell the same two coach-home plans, so an Edgewater seller meets the Southern Hills buyer too. Over 36 months Edgewater closed 14 times at a $592,000 median against Southern Hills' 14 at $567,500, and Edgewater sold faster and nearer to list.
For the other side of that comparison, see our guide to selling a home in Southern Hills.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Edgewater at Pelican Sound | Southern Hills |
|---|---|---|
| Residential parcels (2026 roll) | 114 | 84 |
| Associations | Four (Edgewater I, II, III and IV) | One |
| Built (county roll) | 1998 to 2000 | 2001 |
| Heated area (roll) | 1,406 ground, 1,535 upper | 1,406 to 1,535 |
| MLS, 12 months | 7 closings, $585,000 median | 6 closings, $537,500 median |
| MLS, 24 months | 11, $585,000 | 9, $545,000 |
| MLS, 36 months | 14, $592,000 | 14, $567,500 |
| Median $ per MLS sq ft, 36 months | $362.20 | $349.77 |
| Median days on market, 36 months | 18.5 | 27.5 |
| Median sold-to-list, 36 months | 97.6% | 96.5% |
| Active listings, September 29, 2026 | 1 at $519,000 (ground floor) | 1 at $649,900 (upper floor) |
| Months of supply, 12-month pace | 1.7 | 2.0 |
| County qualified sales since September 29, 2025 | 8, $567,500 median | 7, $540,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026 (marketed closings only); Lee County Property Appraiser 2026 roll and recorded-sales file; club 2026 Fact Sheet. MLS and county figures are never mixed.
Price, for the same product. Over the same 36 months the gap is $24,500 at the median, about 4 percent, for homes the county roll measures identically. Edgewater also sold faster, 18.5 median days against 27.5, and nearer to list, 97.6% against 96.5%. Our reading is that Edgewater's larger pool and longer resale record give buyers more confidence in its comparables.
A buyer who wants a coach home shops both names. On September 29, 2026 the one Southern Hills listing was an upper-floor home at $649,900, and the one Edgewater listing a ground-floor home at $519,000. An Edgewater upper-floor seller listing into that market is priced against $649,900 next door as well as against Edgewater's own $615,000 upper-floor median.
The Southern Hills record on county deeds shows second-floor homes about $92,500 above first-floor homes over two years, and the Edgewater MLS record shows about $64,000 at the 24-month median. Both are small samples, but both point the same way: the upper plan prices higher in Pelican Sound's coach homes.
We market an Edgewater at Pelican Sound coach home by making three things plain that buyers are paying for: the floor and its plan, the private one-car garage, and the full Pelican Sound membership that comes with ownership. Photography, video, drone, our buyer database and careful showings through the gate carry that message.
Professional photography carries the interior, video walks a buyer from the garage to the lanai, and drone footage shows where the building sits on Pelican Sound Drive relative to the clubhouse, the River Club and the gate. Drone work inside a gated community is coordinated with the club first.
A buyer scrolling past ten Pelican Sound condominiums needs to see in the first photo and the first line that this is a coach home with its own garage, and which floor it is. Upper-floor listings name the larger plan and the stairs; ground-floor listings name the no-stairs entry. Each is a reason a specific buyer chooses the home.
The club's 2026 Fact Sheet describes one membership type with access to all amenities: 27 holes of golf, eight tennis courts, 14 pickleball courts, six pools, four dining venues, a boat ramp and a shuttle to Lovers Key. An Edgewater listing carries the same access as an estate home in Pinehurst, and the marketing says so with the club's own figures.
Domain Realty Group's buyer database and agent network reach seasonal and relocating buyers before and during season. When a buyer asks us for a garage condominium inside a bundled golf community, an Edgewater home on the right floor is a direct match, and we call before the listing is public where the seller wants discretion.
Pelican Sound admits guests only from a member's gate list, so every showing runs through the gate's procedure. We schedule showings in blocks, brief the gate, and give buyers the club facts on the drive in.
We negotiate an Edgewater at Pelican Sound contract partner-level, Jesse or Marc directly, using the 24-month record to defend your price, setting the association approval and closing timeline in the contract, and settling who pays each club and association charge before the buyer's inspection period ends.
The record gives us two numbers to negotiate with: the floor's recent closings and the cost of time, a median 95.3% of list for the homes that sat more than 30 days. When a first offer comes in low, we answer with the floor's closings, not with adjectives.
Buyers will ask about the roof, the windows, the air conditioning, the water heater and the electrical panel. The roof and exterior belong to the association, so the answer comes from its records and reserves; the unit's systems are yours. We prepare those answers before listing so an inspection item becomes a credit conversation, not a lost contract.
The club's closing-cost list puts the initiation or resale capital fee, the club estoppel and any unpaid annual assessment on the buyer, and outstanding club charges on the seller. Lee County custom often has the seller pay estoppel fees. The contract controls, so we write the allocation in plainly.
Your buyer needs the association's approval before closing, and the club requires a certificate of approval for membership. We set a realistic approval period in the contract and start the application the day the contract is signed.
Selling an Edgewater at Pelican Sound home in Lee County typically costs the seller the negotiated commission, documentary stamps on the deed at $0.70 per $100, the owner's title insurance premium, closing and lien-search fees, any estoppel fee the contract assigns to the seller, and the property tax proration. At the $585,000 median, doc stamps are $4,095.
Florida law does not assign closing costs to either party. In Lee County the seller customarily pays the deed's documentary stamp tax and the owner's title insurance policy and usually selects the closing agent; the buyer records the deed and pays any lender's policy. The purchase contract controls over custom.
The deed tax is $0.70 per $100 of price, rounded up to the next $100. At Edgewater prices: $530,000 is $3,710; $551,000 is $3,857; $585,000 is $4,095; $615,000 is $4,305; $635,000 is $4,445 (our arithmetic on the statutory rate).
Florida promulgates title insurance premiums, so every title company charges the same premium for the same coverage: $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,000 to $1 million. At $585,000 the owner's policy premium is about $3,000; at $551,000 about $2,830; at $615,000 about $3,150 (estimates before any reissue credit).
These are estimates for illustration on a debt-free home. Commission is a negotiated example, not a fixed rate.
| Item | Estimate | Basis |
|---|---|---|
| Sale price | $585,000 | Edgewater 24-month MLS median |
| Listing commission (example 2.75%) | $16,087.50 | Negotiated |
| Buyer-agent compensation, if offered (example 2.5%) | $14,625 | Optional, negotiated |
| Doc stamps on the deed | $4,095 | 5,850 units at $0.70 |
| Owner's title policy premium | $3,000 | Promulgated rate |
| Title search and settlement fee (estimate) | $1,200 | Varies by title company |
| Municipal lien search (estimate) | $175 | Varies |
| Association estoppel, current account | $299 | Statutory cap |
| Estimated seller costs | about $39,482 | About 6.7% of price with a buyer-agent offer |
| Estimated net before payoff and tax proration | about $545,519 | Price less the lines above |
Without a buyer-agent offer the estimated costs fall to about $24,857, about 4.2% of price, and the estimated net rises to about $560,144. Property tax proration and any mortgage payoff come off separately.
Since the National Association of REALTORS settlement practice changes of August 17, 2024, offers of buyer-broker compensation cannot appear in the MLS, and buyers must sign a written agreement with their own agent before touring. Commissions are fully negotiable and not set by law. A seller may still offer to pay or contribute to the buyer's agent off the MLS, or offer a closing-cost concession; we talk through which makes sense for your floor and price.
Florida property taxes are paid in arrears for the calendar year, so at a closing before the bill is paid the seller credits the buyer for the seller's days of ownership. The title company prorates from the prior year's bill when the current one is not yet issued.
An Edgewater sale needs two estoppels: one from your Edgewater association and one from the club. Section 718.116 caps a condominium estoppel for a current account at $299 under the 2024 indexing, with $119 more for delivery within three business days and $179 more if the account is delinquent. The club lists its own $299 estoppel fee at closing and places it on the buyer.
An Edgewater at Pelican Sound seller sells a condominium unit under Chapter 718, so the seller owes the buyer the section 718.503 resale package at the seller's expense, plus the property tax disclosure, the flood disclosure and any known material defect that is not readily observable. This is information, not legal advice; your closing agent or attorney confirms it.
Each Edgewater association runs a condominium under Chapter 718. Section 720.401's homeowners' association disclosure summary does not apply to an association regulated under Chapter 718, or where the association disclosure is made under Chapter 718's requirements. Pelican Sound's master club sits above all 22 neighborhood associations, so ask your closing agent whether any additional master disclosure is customary on your contract form.
Section 718.503(2) entitles a resale buyer, at the seller's expense, to current copies of the declaration, the association's articles, bylaws and rules, the annual financial statement and budget, the milestone inspection summary if one applies, the association's most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report described in the statute, and the Frequently Asked Questions and Answers sheet required by section 718.504, plus the division's governance form.
A resale contract must state whether the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing. If not, the buyer may cancel within 7 such days after signing and receiving them, and the right ends at closing. Delivering the package with or before the contract starts that clock early.
Florida's Supreme Court held in Johnson v. Davis (1985) that a seller who knows of facts materially affecting value that are not readily observable must disclose them, and an as-is clause does not remove that duty. Most sellers document known conditions on the Florida Realtors seller's disclosure form.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before signing, warning that the seller's current taxes may not reflect the buyer's after a change of ownership.
Section 689.302 requires a residential seller to tell the buyer, at or before contract, whether the seller knows of flooding that damaged the property during the seller's ownership, has filed a flood claim, or has received federal flood assistance. Prepare it with the listing.
Your Edgewater at Pelican Sound buyer pays the club a one-time $20,300 initiation fee at closing, or $11,495 as a returning Pelican Sound owner, plus the club's $299 estoppel, then $11,495 a year to the club, the association's quarterly dues and about $1,209 a year in River Ridge CDD assessments on the tax bill.
The 2026 Fact Sheet lists a $20,300 initiation fee for first-time owners and an $11,495 resale capital fee for owners who own or have owned in Pelican Sound. The club's Q and A says the per-sale capital amount equals that year's annual assessment and funds its Capital Resale Reserve. A first-time buyer at the $585,000 median brings about 3.5% of the price in club cash on top of the down payment (our arithmetic).
The 2026 annual assessment is $11,495 for every owner, billed on the November statement. It covers the amenities, property management items including cable television and fiber internet for every home, common-area landscaping and security, and replacement reserves. At the $585,000 median it is about 2.0% of the price each year.
Each Edgewater association bills its own quarterly dues, and none publishes them. Your association's estoppel states the current figure, any special assessment and any amount owed. A buyer will want that figure and the current budget before the inspection period ends, so we request them at listing.
Pelican Sound sits inside the River Ridge Community Development District, whose fiscal 2026 budget sets $177.21 plus $1,031.71 per Pelican Sound unit, about $1,209 a year, collected on the Lee County tax bill.
Edgewater at Pelican Sound maps in FEMA Zone X, outside the special flood hazard area, at four points along its Pelican Sound Drive address range, on panel 12071C0587G effective November 17, 2022, while the same points fall in Lee County Evacuation Zone A. Buyers ask about both, and a seller who answers early keeps the contract moving.
FEMA's National Flood Hazard Layer returns Zone X at all four points: minimal flood hazard at three and the 0.2 percent annual chance flood hazard at the northern end of the address range. A lender does not require flood insurance on a Zone X reading alone, though a lender or insurer may require or recommend it.
Lee County draws evacuation zones from storm surge, not from the flood insurance map, and its layer places all four Edgewater points in Zone A, the first surge zone. A buyer should understand that an early evacuation order can apply even though the flood zone is X.
The association's master policy covers the building and each owner carries an HO-6 policy for contents, interior and loss assessment. Buyers ask for the master policy summary, the hurricane deductible and the roof age. A current wind mitigation inspection on the state's uniform form can earn premium credits under section 627.711.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, and Hurricane Milton made landfall near Siesta Key in October 2024. We hold no Edgewater-specific damage record; your association's records and the Village of Estero's permit history are where any repair would appear, and the flood disclosure covers your own ownership.
The rules that affect an Edgewater at Pelican Sound sale are the association's approval of your buyer, the club's leasing rules if a tenant is in place, the pet rules that a buyer asks about, and the club's terms for a trust or company buyer. Each is a timeline or a disclosure, not an obstacle, when it is handled early.
The club's membership and real estate pages require an Application for Approval to Purchase to be completed and returned to the neighborhood association before closing, and the Fact Sheet requires every member to hold a certificate of approval from the neighborhood association. Edgewater IV's articles give that association power to approve or disapprove transfers as its declaration provides.
The club requires a minimum 30-day lease, a lease signer and primary occupant at least 25 years old, neighborhood association approval, no animals for lessees other than a bona fide service animal, and an application 20 business days before the lease starts. A buyer takes an approved lease subject to its terms, so we time the closing to the lease end where we can.
Owner pet limits come from the Edgewater association's declaration and rules, which are not published. The club bars pets for lessees and registered houseguests and lists a dog park. A buyer with a pet will ask for the association's rule in writing, and having it ready avoids a late surprise.
The club's Q and A says a corporation or trust may purchase, with club privileges limited to one designated household. The association's approval process still applies.
Prepare an Edgewater at Pelican Sound home for sale by gathering the association documents and estoppel information first, answering the roof, systems and permit questions a buyer of a 1998 to 2000 building will ask, and presenting the floor plan, the garage and the light honestly in photographs before the first showing.
The section 718.503 package: declaration, articles, bylaws and rules, the financial statement and budget, the structural integrity reserve study or a statement that none exists, and the FAQ sheet. Add the association's manager contact, your HO-6 declarations page, any wind mitigation report and any permits for work in the unit.
A 1998 to 2000 coach home has original systems unless replaced. Know your air conditioning and water heater dates, and confirm with the association when the roof was last replaced. Permits for interior work sit with the Village of Estero's Community Development Department; a permit with a final inspection is evidence, and an unpermitted change is a question buyers will ask.
Light, neutral finishes and a clean garage photograph well. On the upper floor, show the stair and the larger plan honestly; on the ground floor, lead with the no-stairs entry. Small repairs before photography cost less than a credit after inspection.
Getting a free Edgewater at Pelican Sound home valuation starts with the form at the top of this page, which takes about a minute and carries no cost or obligation. Jesse follows up with the closings that fit your home: the same floor, the same plan basis, adjusted for condition, updates and association.
Start with a free Edgewater at Pelican Sound home valuation, or call (239) 898-6072, text or call. Confidential conversations welcome. Our page on Edgewater at Pelican Sound home values walks through how each floor is priced, and our Edgewater at Pelican Sound buyer's guide covers the other side of a move.
If you're searching for an Edgewater at Pelican Sound listing agent, or thinking, 'I need someone to sell my Edgewater at Pelican Sound home...' you are selling a garage coach home where one listing stood against 7 closings a year on September 29, 2026, and where the floor, the association and the opening price decide the result.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. In the last 12 months we tracked all 7 Edgewater at Pelican Sound closings in the Southwest Florida MLS, pulled September 29, 2026. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
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.
Honors and recognition:
Request a free home valuation and Jesse follows up with the Edgewater closings that fit your home. (239) 898-6072, text or call. Confidential conversations welcome.
If you are selling an Edgewater at Pelican Sound coach home and buying your next home, we run both sides as one plan: the sale timed to the purchase, the club's membership ending at your closing and starting at your buyer's, and your next home chosen from Southwest Florida's communities with the same record-first method.
Marc leads our buyer representation. Read our Edgewater at Pelican Sound buyer's guide if you are moving within Pelican Sound, our Pelican Sound buyer's guide for the community, or how we represent buyers in Southwest Florida. Call Marc at (239) 287-5873.
These are the questions sellers ask most about selling an Edgewater at Pelican Sound coach home in Estero, answered from the recent closings and the public record. For a number on your own home, use the free home valuation or call Jesse at (239) 898-6072.
Identify your floor and your association, then ask your manager for the section 718.503 documents and the estoppel information. A pricing conversation with us is free and uses the same floor-matched closings shown on this page.
Start from your floor: over 24 months upper-floor homes closed at a $615,000 median (n = 7) and ground-floor homes at $551,000 (n = 4). Adjust for condition, updates and the asking history, and see how we value an Edgewater home for the detail.
In 2026 to September 29, four closed in the MLS at $530,000, $540,000, $550,000 and $615,000. The county also recorded an Edgewater IV upper-floor sale at $550,000 in March 2026 that never appeared as an MLS closing.
For a home priced to the recent closings on its floor, yes: one active listing against seven closings a year is about 1.7 months of supply. But 2026 has run slower than 2025, a median 65 days against 8, so a 2022-style ask will wait.
The 24-month median is 44 days and the 12-month median 52, with a range of 3 to 125 days. Five of the eleven 24-month sales went under contract in 16 days or fewer, all priced where buyers already were.
Before season. Six of the eleven 24-month closings fell in March or April, which means contracts written from January onward. A listing that is live, photographed and priced by early season meets those buyers.
In the record so far, yes: about $64,000 at the 24-month median, $615,000 against $551,000, on small samples. Some buyers prefer the ground floor for no stairs, so we price each home against its own floor.
For price, the record shows floor and condition matter more. For the sale process it matters a great deal: each association has its own approval, estoppel, dues, rules and manager.
Your buyer does. The club's pages require an Application for Approval to Purchase returned to the neighborhood association before closing, and a certificate of approval for club membership.
The section 718.503 package at your expense: declaration, articles, bylaws and rules, the annual financial statement and budget, the reserve study or a statement that none exists, the milestone summary if one applies, and the FAQ sheet, plus the governance form.
If the buyer did not receive the documents more than 7 days, excluding weekends and legal holidays, before signing, the buyer may cancel within 7 such days after signing and receipt, and the right ends at closing.
Section 720.401 does not apply to an association regulated under Chapter 718, or where the association disclosure is made under Chapter 718. Your Edgewater sale follows the condominium package; ask your closing agent about any master-club disclosure on your contract form.
Two: your Edgewater association's and the club's. The club lists a $299 estoppel fee at closing, and section 718.116 caps a standard condominium estoppel for a current account at $299.
The club's closing-cost list puts the club estoppel and the neighborhood estoppel on the buyer. Lee County custom often has the seller pay estoppel fees, so the contract controls.
The club lists the $20,300 initiation fee or the $11,495 resale capital fee as paid by the buyer at closing. The contract controls if the parties agree otherwise.
The club's closing-cost list names all outstanding club charges on the seller's member account. Prorated assessment and association dues are settled at closing by the closing agent.
In Lee County the seller customarily pays the deed's doc stamps and the owner's title policy. At $585,000 that is $4,095 and about $3,000, before commission, closing fees and the tax proration.
Buyer-agent compensation can no longer be advertised in the MLS and is negotiable. You may still offer it, or a closing-cost concession, off the MLS. We discuss which fits your floor and price before listing.
Not reliably. With seven to eleven sales a year across two floors and two square-foot measures, one sale moves an automated estimate, and the estimate cannot see your floor or condition.
Say which source you use: the county roll's 1,406 or 1,535 heated square feet, or the club's about 1,551 or 1,669. Mixing them makes your home look larger or smaller than its comparables.
The MLS does not tag renovation consistently, so we cannot measure a premium. Small repairs, paint and a clean garage usually pay back; a full remodel before sale rarely does. We walk the home before advising.
The August 2026 ground-floor sale closed at $530,000 after 97 days, at 93.1% of list. A reset toward the floor's recent closings, plus a review of photos and condition, is usually the answer. Call Jesse at (239) 898-6072.
Near the recent closings for your floor. Over 24 months the median sale closed at 97.5% of its final list, and the fast sales at a median 100.0%, so an ask close to where your floor has closed fits the pattern.
Yes, subject to the lease. Leases here run at least 30 days and were approved by the association, so the buyer takes the lease, showings go through the tenant, and the closing should match the lease end.
Pelican Sound admits guests only from a member's gate list, so open houses and showings run through the gate's procedure. We coordinate it with the club.
It is not required, but a current inspection on the state's uniform form can earn your buyer insurance credits under section 627.711, and it answers a question buyers ask early.
Yes. Section 689.302 requires a flood disclosure at or before contract covering flooding that damaged the property during your ownership, flood claims and federal flood assistance.
No. The Fact Sheet says membership ends when the home is sold, and the buyer's membership begins at closing with the association's approval and the club's one-time charge.
The club describes the initiation and resale capital fees as one-time charges at closing and the capital amount as funding its Capital Resale Reserve, and it describes no refund.
Yes. It must be disclosed, the association's estoppel states it, and the contract should say who pays. We want to see any board notice before we set the price.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisers.
On the same two plans, Edgewater has sold higher: a $592,000 36-month median against $567,500 at Southern Hills. Buyers cross-shop both, so we price an Edgewater listing against both sets of closings.
Yes. The club's Q and A says a corporation or trust may purchase, with club privileges limited to one designated household, and the association's approval still applies.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price an Edgewater home from its own floor's closings, which is why this page lists every one.
Search the Department of Business and Professional Regulation's license lookup. Jesse McGreevy holds Florida license SL3101296 and Marc Comisar BK3060671, both with Domain Realty.
Our Edgewater at Pelican Sound neighborhood guide carries the history, the four associations' state records, the fees, the flood readings and every MLS closing since 2022.
Edgewater at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Edgewater closing by floor and association, the club's 2026 fee schedule and Florida's condominium resale rules for this seller guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Edgewater at Pelican Sound guide: Jesse McGreevy, Sales Associate, leads on listings and pricing, and Marc Comisar, Broker Associate, leads on buyer representation. Jesse has been in the business since October 2004, and the team launched in October 2008.
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. For Edgewater specifically, we tracked all 21 MLS closings recorded since April 2022 and matched each to its county deed.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Edgewater at Pelican Sound listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. They describe other Southwest Florida homes, and we publish no aggregate score and no star rating widget.
★★★★★ "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
★★★★★ "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
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact on this Edgewater at Pelican Sound seller guide traces to a primary record below: the Pelican Sound club's own documents, the State of Florida's corporate and condominium registers, Florida statutes and rules, Lee County and Village of Estero records, federal agencies, NAR for the settlement rules, and our own MLS and county data pulls. No listing portal or other brokerage is cited.
The key documents for an Edgewater at Pelican Sound sale are published by the Pelican Sound club, the State of Florida, the Department of Revenue and federal agencies; the table links each to its issuing authority. The four recorded declarations are at the Lee County Clerk by book and page, and each association's budget comes from its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, amenities, managers, leasing and guest rules) | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer (coach-home sizes and unit counts) | Pelican Sound Golf & River Club | 2022 | Residence flyer, PDF |
| Edgewater IV Articles of Incorporation | Florida Division of Corporations | filed July 8, 1999 | Articles, PDF |
| Public condominium extract (all four Edgewater condominiums) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Resale disclosure and voidability, Fla. Stat. 718.503 | State of Florida | current statute | Statute text |
| Condominium estoppel certificates, Fla. Stat. 718.116 | State of Florida | current statute | Statute text |
| Flood disclosure to a purchaser, Fla. Stat. 689.302 | State of Florida | current statute | Statute text |
| Estoppel certificate reform, 2024 staff analysis (HB 979) | Florida House of Representatives | 2024 | Staff analysis, PDF |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Publication 523, Selling Your Home | Internal Revenue Service | current edition | IRS Publication 523 |
You reach the Edgewater at Pelican Sound seller team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The first conversation is free and carries no obligation.
Honors and recognition:
Selling your Edgewater at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Edgewater at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.