Estero, Florida
Sell your Gleneagles at Pelican Sound or Torrey Pines home in Estero with McGreevy and Comisar, Top 1% nationally since 2008. Every recent sale, the plan-band pricing, the fees and the 720.401 rules. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Selling a home at Gleneagles at Pelican Sound means selling one of 69 single-family homes on Gleneagles Links Drive and Gleneagles Links Court, or one of the 24 homes of Torrey Pines next door, into a market that closed only two homes through the MLS in the last 12 months and had no listing at all on September 29, 2026. Our Gleneagles at Pelican Sound neighborhood guide covers the homes, the association and the flood map in full; this page is the seller's side of the same record. The neighborhood sits inside Pelican Sound, the 1,299-residence golf and river club community in Estero, Florida, ZIP 33928.
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. On a street that records about four resales a year, the next seller is priced against a handful of closings, so this page shows every one of them: 16 MLS closings in 60 months at a median of $1,009,300, five more sales the county recorded that never closed through the MLS, and what each one says about pricing your plan.
A note on the name. The plat, the county roll and the state corporate record spell it Gleneagles; the Southwest Florida MLS files it as GLEN EAGLES. Both mean the same 69 homes of Gleneagles at Pelican Sound Neighborhood Association, Inc. Torrey Pines here means Torrey Pines at Pelican Sound, the 24-home section on Torrey Pines Court and Torrey Pines Way with its own association.
Two companion pages complete the set. For a written number before you decide anything, read what a Gleneagles at Pelican Sound home is worth. If you are buying your next home as well, read our Gleneagles at Pelican Sound buyer's guide. For the whole community, see our guide to selling a home anywhere in Pelican Sound.
McGreevy and Comisar are the best realtor for Gleneagles at Pelican Sound because a thin, slow-turning street rewards preparation more than volume does. We tracked all 16 MLS closings and all 21 qualified county-recorded sales of the last 60 months at Gleneagles and Torrey Pines, read the recorded Declaration, and price each home from its own plan band.
If you're searching for the best realtor for Gleneagles at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Gleneagles 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. Anyone comparing the best real estate agents in Estero should ask each agent to price a specific Gleneagles home from its own street's closings, and we do that below in the open.
Recent Gleneagles at Pelican Sound market (last 12 months): In the 12 months to September 29, 2026, Gleneagles at Pelican Sound and Torrey Pines together recorded 2 resales in the Southwest Florida MLS (Matrix): a two-bedroom-plus-den Torrey Pines home at $1,022,500 in October 2025 and a two-bedroom-plus-den Gleneagles home at $1,216,000 in March 2026. That is a median of $1,119,250 (n = 2, the mean of the two, a small sample), $2,238,500 in volume, a median of 1.5 days on market and a median sold-to-list ratio of 101.2%. Because two sales cannot carry a median, the market section leads with the 60-month window, the first that reaches 10 closings: 16 sales at a $1,009,300 median.
For Gleneagles at Pelican Sound sellers: premium marketing, including cinematic video, drone and professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. The paperwork matters as much as the photographs here: the association's seven-day notice of sale, two estoppel certificates, the club's approval step, your termite proof and the date of the last association repaint all shape how fast a buyer commits.
Honors and recognition:
In the last 12 months we tracked both Gleneagles and Torrey Pines MLS closings and both qualified county-recorded sales, and over 60 months we tracked all 16 MLS closings and all 21 qualified county-recorded sales. Each is described on this page by month, section, bedrooms, size and price only, never by address or owner.
It does not name a value for your home. A street where one floor plan has sold anywhere from $874,900 to $1,216,000 in five years cannot be priced from a median, and an honest page says so. The valuation that matters is the one built from your plan band, your roof and window ages, your pool and your lot.
This seller's guide explains the sale. Our Gleneagles at Pelican Sound home valuation page shows how we arrive at a number. Our guide to buying a home at Gleneagles at Pelican Sound shows the same transaction from your buyer's side, which is the side that decides what your home sells for.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the points a Gleneagles at Pelican Sound seller should carry into any listing conversation, each sourced later on this page from the Southwest Florida MLS, the Lee County record, the Gleneagles Declaration, the Pelican Sound 2026 Fact Sheet or Florida law, with the window named beside every figure.
Selling at Gleneagles at Pelican Sound in 2026 means listing into zero competition and very few recent comparisons: no active listing on September 29, 2026, two MLS closings in 12 months, and about four resales a year over the last decade. The seller who prices to condition and has the records ready controls the sale.
The Southwest Florida MLS showed no active Gleneagles or Torrey Pines listing on September 29, 2026. For a seller that cuts both ways. There is no neighbor undercutting your price, and a buyer who wants this street has nowhere else to go; but there is also no current ask to prove a price, so your listing becomes the market's test. Pricing it from the closings below, not from hope, is what keeps it from becoming the listing that sits.
The two MLS closings of the last 12 months both went quickly: the Torrey Pines home in October 2025 went under contract the day it listed and closed at 97.4% of its final list price, and the Gleneagles home in March 2026 sold in 3 days at 105.1% of list. Two sales show that buyers are present; they cannot show a trend.
Our count from the county file: 42 of the 93 homes recorded at least one qualified resale in the ten years since September 2016, 45 sales in all, about four a year. That is more turnover than at The Masters next door, where the same file shows 26 of 100 homes resold in the same ten years. The thin 12-month count reflects timing, not a lack of buyers.
Torrey Pines is a separate association and plat, but its 24 homes are the same Executive tier of product, 1,875 to 2,344 heated square feet on the roll, and a buyer who looks at one almost always looks at the other. Its five MLS closings in 60 months had a $1,022,500 median against $996,100 for the eleven Gleneagles closings, so a Torrey Pines seller and a Gleneagles seller compete for the same buyer.
A Gleneagles home is 26 to 28 years old, sits under a 2013 restated Declaration with 2020 and 2021 amendments, and carries a bundled golf membership the buyer pays to activate. Those facts are the same for every seller. What differs is condition, plan, lot and flood map, and that is where your price is won or lost. The neighborhood facts behind all of this, from plat to flood panel, are in our complete guide to Gleneagles at Pelican Sound and Torrey Pines.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Gleneagles at Pelican Sound market for sellers is thin and quick: 16 MLS closings in 60 months at a $1,009,300 median and 7 median days on market, 2 closings in the last 12 months at a $1,119,250 median, and no active listing on September 29, 2026. The tables below show every window and every sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
MLS figures use MLS living area; county figures are qualified recorded deed prices and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when the count is even, and that pair is named. Sold-to-list means sold price over final list price. None of the 16 MLS closings was entered after closing, so every one carries days on market and a sold-to-list ratio.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $1,119,250 (mean of $1,022,500 and $1,216,000) | $595.21 | 1.5 | 101.2% |
| 24 months | 2 (small sample) | $1,119,250 | $595.21 | 1.5 | 101.2% |
| 36 months | 6 (small sample) | $1,092,500 (mean of $1,050,000 and $1,135,000) | $576.96 | 4.5 | 98.7% |
| 60 months, first window with 10+ | 16 | $1,009,300 (mean of $996,100 and $1,022,500) | $514.91 | 7 | 100.0% |
The 12 and 24-month rows match because no Gleneagles or Torrey Pines home closed through the MLS between August 2024 and October 2025. The 60-month window totals $16,288,508 in volume, with prices from $750,000 to $1,292,000.
| Closed | Section | Beds and baths | MLS living area | Final list | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Mar 2026 | Gleneagles | 2 plus den, 2 baths | 1,885 | $1,157,000 | $1,216,000 | 105.1% | 3 |
| Oct 2025 | Torrey Pines | 2 plus den, 2 baths | 1,875 | $1,050,000 | $1,022,500 | 97.4% | 0 |
| Aug 2024 | Torrey Pines | 3 plus den, 2.5 baths | 2,106 | $1,100,000 | $1,050,000 | 95.5% | 2 |
| Feb 2024 | Torrey Pines | 2 plus den, 2 baths | 1,882 | $874,900 | $874,900 | 100.0% | 14 |
| Feb 2024 | Gleneagles | 3 plus den, 2 baths | 2,097 | $1,292,000 | $1,292,000 | 100.0% | 6 |
| Nov 2023 | Gleneagles | 3, 2 baths | 1,865 | $1,175,000 | $1,135,000 | 96.6% | 119 |
| Jun 2023 | Gleneagles | 3 plus den, 2 baths | 2,103 | $979,000 | $965,000 | 98.6% | 4 |
| May 2023 | Torrey Pines | 2 plus den, 2 baths | 1,885 | $890,000 | $875,000 | 98.3% | 20 |
| Jan 2023 | Gleneagles | 2 plus den, 2 baths | 1,917 | $1,100,000 | $1,100,000 | 100.0% | 12 |
| Dec 2022 | Torrey Pines | 3 plus den, 2 baths | 2,166 | $1,250,000 | $1,285,208 | 102.8% | 2 |
| Jun 2022 | Gleneagles | 2 plus den, 2 baths | 1,882 | $925,000 | $1,104,500 | 119.4% | 7 |
| Apr 2022 | Gleneagles | 2 plus den, 2 baths | 1,882 | $875,000 | $937,300 | 107.1% | 9 |
| Apr 2022 | Gleneagles | 3, 2 baths | 1,770 | $699,000 | $750,000 | 107.3% | 8 |
| Mar 2022 | Gleneagles | 3, 2 baths | 1,875 | $875,000 | $996,100 | 113.8% | 7 |
| Feb 2022 | Gleneagles | 2 plus den, 2 baths | 1,885 | $859,000 | $890,000 | 103.6% | 8 |
| Feb 2022 | Gleneagles | 3 plus den, 2 baths | 2,106 | $830,000 | $795,000 | 95.8% | 7 |
Across the 16 closings the median final list price was $952,000 (the mean of $925,000 and $979,000) and the median sold price $1,009,300. In total the 16 homes listed at $15,930,900 and sold for $16,288,508, about 102.2% of list in aggregate (our arithmetic), pulled up by the 2022 bidding. Since January 2023, the 9 closings have a median sold-to-list of 98.6%, which is the honest expectation for a home priced at the market today.
Seven of the 16 MLS closings happened in calendar 2022, and six of those seven sold above their final list price, by as much as 19.4% in June 2022; their median sold-to-list was 107.1%. From 2023 on, the 9 MLS closings have a median price of $1,050,000 and a median of 6 days on market, and most sold at or below list. The March 2026 sale at 105.1% of list was the first over-list Gleneagles or Torrey Pines closing since December 2022.
Fourteen of the 16 MLS closings went under contract in 14 days or fewer. The two exceptions are the lesson. A Torrey Pines home in May 2023 took 20 days and closed at 98.3% of list. A 1,865 square foot three-bedroom Gleneagles home in November 2023 took 119 days and closed at 96.6% of its final list price. A Gleneagles listing that is still on the market after two weeks is almost always priced ahead of the street.
In the 60 months to August 21, 2026, the county file holds 21 qualified sales at Gleneagles and Torrey Pines, at a median of $1,022,500 (n = 21). Sixteen match the MLS closings above. Five never closed through the MLS: a three-bedroom Gleneagles home of 1,767 square feet at $845,000 in May 2023, a two-bedroom Gleneagles home at $1,225,000 in August 2023, a two-bedroom Gleneagles Links Court home at $1,050,000 in November 2023, another two-bedroom Gleneagles Links Court home at $925,000 in February 2025, and a three-bedroom Torrey Pines Way home of 2,106 square feet at $1,100,000 in March 2025. Some owners sell privately; we never average deed prices with MLS prices.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to August 21) | 1 | $1,216,000 |
| 2025 | 3 | $1,022,500 |
| 2024 | 3 | $1,050,000 |
| 2023 | 7 | $1,050,000 |
| 2022 | 7 | $937,300 |
| 2021 | 5 | $665,000 |
| 2020 | 3 | $615,000 |
| 2019 | 1 | $520,000 |
| 2018 | 8 | $582,500 |
The county medians rose from the $500,000s and $600,000s before 2022 to above $1,000,000 in every year since 2023. Annual counts are small, so read the direction, not the decimals.
Gleneagles at Pelican Sound had no home for sale on September 29, 2026, and its most recent MLS sale closed in 3 days at 105.1% of list. If you own on Gleneagles Links Drive, Gleneagles Links Court, Torrey Pines Court or Torrey Pines Way, the next buyer is waiting for your listing.
Selling a home in Gleneagles at Pelican Sound? Get a free Gleneagles at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. You can also read how a Gleneagles at Pelican Sound home valuation is built, sale by sale.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873, read our buyer's guide to Gleneagles at Pelican Sound, or read how we represent buyers.
We price a Gleneagles at Pelican Sound home from the closings in its own plan band, then adjust for section, year of sale, condition, pool, lot and flood map, and finally for the club fee and dues a buyer carries. A neighborhood median is a starting fact, never the price, because one plan has sold across a $341,100 range.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
The county roll is the only record that covers all 69 Gleneagles homes, and it shows three clusters: 14 homes of 1,762 to 1,777 heated square feet, all three-bedroom; 41 homes of 1,865 to 1,917 square feet, 35 of them two-bedroom and 6 three-bedroom; and 14 homes of 2,080 to 2,129 square feet, all three-bedroom. Torrey Pines adds 14 homes of 1,875 to 1,885 square feet and 10 of 2,081 to 2,344. Your plan band decides which closings are your comparisons.
| Plan band (MLS living area) | 60-month MLS closings | Median sold | Range | Median $ per MLS sq ft |
|---|---|---|---|---|
| 1,875 to 1,885 sq ft | 8 | $966,700 (mean of $937,300 and $996,100) | $874,900 to $1,216,000 | $514.64 |
| 2,097 to 2,166 sq ft | 5 (small sample) | $1,050,000 | $795,000 to $1,292,000 | $498.58 |
| Under 1,870 sq ft | 2 (listed below) | n/a | $750,000 and $1,135,000 | n/a |
| 1,917 sq ft | 1 (listed below) | n/a | $1,100,000 | n/a |
Every figure is our arithmetic from the MLS closings in the table above. The two smaller sales were a 1,770 square foot three-bedroom home at $750,000 in April 2022 and a 1,865 square foot three-bedroom home at $1,135,000 in November 2023.
Over 60 months the 11 Gleneagles MLS closings had a $996,100 median and $531.25 per MLS square foot; the 5 Torrey Pines closings had a $1,022,500 median and $498.58 per square foot. Torrey Pines' lower per-foot figure comes from its larger plans, not from a discount on the street. We compare a Torrey Pines home with Torrey Pines and Gleneagles closings of the same size, and we say which is which.
A 2022 closing is not a 2026 comparison. The seven 2022 closings had a $937,300 median and a 107.1% median sold-to-list ratio; the nine since January 2023 have a $1,050,000 median and a 98.6% median sold-to-list. We weight the most recent closings in your band most heavily and use the 2022 sales only to show how far the market has moved.
Every Gleneagles home was built in 1998, 1999 or 2000, so every one has had, or needs, a second roof, new air-conditioning and probably a new water heater. Eight sales of the 1,875 to 1,885 square foot plan ran from $874,900 to $1,216,000, a spread that size cannot explain. Renovation, roof and window age and impact glass explain most of it, which is why we see the home before we name a number.
Section 9.20 of the Gleneagles Declaration lets an owner add a pool and screened enclosure with ARC approval, so some homes have one and some do not; the county file we hold does not record pools, so the MLS listing and our walk-through do. Golf or lake frontage and privacy on a street where the association's own guide notes how close the homes sit also move price.
On October 7, 2026 every point queried on the Gleneagles streets returned shaded Zone X, outside the Special Flood Hazard Area, while all five Torrey Pines Court points returned Zone AE, all on FEMA panel 12071C0587G. A buyer's flood quote follows the map and the elevation certificate, so a Torrey Pines Court seller who has an elevation certificate and a current premium removes a question before it lowers an offer.
Your buyer does not just pay your price. A first-time Pelican Sound owner brings a $20,300 initiation fee to closing, then carries the $11,495 club assessment, the Gleneagles dues ($787.50 a quarter with termite service in 2025) and about $1,209 a year in River Ridge district assessments. Buyers price that stack into their offer, and we show it to them up front rather than letting it surprise them at the estoppel.
We do not price from a website estimate, a county assessed value or the highest sale on the street. We do not average MLS prices with deed prices. And we do not name a list price above the closings in your band to win a listing, because the record shows what happens next: 119 days and 96.6% of list.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Recent Gleneagles at Pelican Sound sales teach three things: a well-presented two-bedroom-plus-den still draws competing buyers, a larger plan does not guarantee a larger price, and a listing priced ahead of the street sits. Five public-record MLS closings from the last five years, walked through below, show each lesson in numbers.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
A Gleneagles home of 1,885 MLS square feet, listed as two bedrooms plus a den with two baths, closed in March 2026 at $1,216,000 after 3 days on market, 105.1% of its $1,157,000 final list price. At $645 per MLS square foot it is the highest Gleneagles or Torrey Pines figure in five years. It sold for $76,000 less than the February 2024 sale of a larger 2,097 square foot home, but at $29 more per square foot. The lesson for a seller: presentation and timing beat size.
A Torrey Pines home of 1,875 MLS square feet, two bedrooms plus a den, went under contract with 0 days on market and closed in October 2025 at $1,022,500, 97.4% of its $1,050,000 list price. A same-day contract that still closes below list usually means the price was right and the negotiation happened after inspection, which is where a seller with roof, termite and wind mitigation records keeps more of the price.
A Gleneagles home of 2,097 MLS square feet, three bedrooms plus a den, closed in February 2024 at $1,292,000, exactly its list price, after 6 days. It is the highest Gleneagles or Torrey Pines MLS price in 60 months. In the same month a 1,882 square foot Torrey Pines home closed at $874,900, also at list, after 14 days. Two sales, one month, $417,100 apart: that is the range a seller is placed inside.
A 1,865 square foot three-bedroom Gleneagles home took 119 days to sell and closed in November 2023 at $1,135,000, 96.6% of its $1,175,000 final list price. It still sold for more than most homes of its size, but it is the only one of 16 MLS closings to take more than 20 days. A listing that starts above the street pays for it in time, carrying cost and leverage.
A 1,882 square foot two-bedroom-plus-den Gleneagles home listed at $925,000 closed in June 2022 at $1,104,500 after 7 days, 119.4% of list. That was the peak of the 2022 rush, when six of seven closings sold over list. Sellers who remember 2022 should price for 2026: since January 2023, the median sold-to-list ratio here has been 98.6%.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a Gleneagles at Pelican Sound home costs, by Lee County custom, the deed doc stamps at $0.70 per $100, the owner's title policy, two estoppel certificates, a lien search and settlement fees, the property tax proration and the commission you negotiate. Your buyer, not you, pays the club's initiation or resale capital fee. The contract controls every line.
Florida law does not assign closing costs to either party; local custom fills a silent contract, and the contract always governs. In Lee County the seller customarily pays the deed documentary stamp tax, the owner's title insurance policy and the title search that goes with it, the municipal lien search and the association estoppel fees. The buyer customarily records the deed and pays every cost of a new mortgage.
The documentary stamp tax on a deed is $0.70 per $100 of consideration, or portion of $100, under section 201.02. At Gleneagles prices that is the seller's largest fixed cost.
| Sale price | Basis on this page | Taxable units ($100 each, rounded up) | Deed doc stamps |
|---|---|---|---|
| $875,000 | Low end of the 1,875 to 1,885 sq ft plan since 2023 | 8,750 | $6,125.00 |
| $1,009,300 | 60-month MLS median | 10,093 | $7,065.10 |
| $1,216,000 | Most recent MLS closing, March 2026 | 12,160 | $8,512.00 |
| $1,292,000 | Highest MLS closing in 60 months | 12,920 | $9,044.00 |
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, $5.00 per $1,000 from $100,000 to $1,000,000, and $2.50 per $1,000 from $1,000,000 to $5,000,000, under Rule 69O-186.003. By our arithmetic that is about $5,100 on a $1,009,300 sale and about $5,615 on a $1,216,000 sale, before any reissue credit the title agent may apply. In Lee County the seller customarily pays it.
A Gleneagles sale needs two: one from Pelican Sound Golf & River Club, which lists a $299 estoppel fee in its 2026 Fact Sheet, and one from the Gleneagles association, whose fee section 720.30851 caps at $299 for a current account, plus up to $119 for delivery within three business days and up to $179 more if the account is delinquent, under the 2024 amendments. A Torrey Pines sale needs the club's and the Torrey Pines association's. In Lee County the seller customarily pays them.
Settlement and title search fees are not set by the state. Our shared cost research puts a settlement fee commonly at $500 to $1,500, title search and examination at $150 to $500, and a municipal lien search at $100 to $250; ask your title agent for its figures. Recording the deed costs $10 for the first page and $8.50 for each added page under section 28.24, and the buyer customarily pays it.
Since August 17, 2024, offers of compensation to a buyer's agent cannot appear in the MLS, and a buyer must sign a written agreement with their own agent before touring a home. Commission is negotiable and not set by law. As arithmetic only, each 1% of a $1,009,300 sale is $10,093. Whether you offer anything toward a buyer's agent is your decision, made off the MLS, and we walk through the trade-off before you list.
Florida property taxes run on the calendar year and are paid in arrears, with the bill mailed in November. At a closing before the bill is paid, the seller credits the buyer for the days the seller owned the home, usually estimated from the prior year's bill with the November discount applied. A Gleneagles home's tax depends on its own assessed value and exemptions, so we read your actual bill.
Under the 2026 Fact Sheet, a buyer who has never owned in Pelican Sound pays a $20,300 initiation fee at closing, and a buyer who owns or has owned there pays an $11,495 resale capital fee instead. The buyer pays it, but it still matters to you, because a buyer with $20,300 of club cash due at closing has $20,300 less to put toward your price. We tell buyers about it early so it does not surface as a late renegotiation.
| Line (Lee County custom) | At $1,009,300 | At $1,216,000 | Basis |
|---|---|---|---|
| Deed doc stamps | $7,065.10 | $8,512.00 | Section 201.02 |
| Owner's title policy, approximate | about $5,100 | about $5,615 | Rule 69O-186.003 schedule |
| Club estoppel | $299 | $299 | 2026 Fact Sheet |
| Association estoppel, current account | up to $299 | up to $299 | Section 720.30851 |
| Settlement, title search, lien search | estimate from your title agent | estimate from your title agent | Not promulgated |
| Commission | as negotiated | as negotiated | No set rate |
The fixed lines above total about $12,763 at $1,009,300 and about $14,725 at $1,216,000 before settlement fees, prorations and commission (our arithmetic). A written net sheet for your own price comes with every valuation.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Gleneagles at Pelican Sound sale runs under Chapter 720 of the Florida Statutes, the recorded Gleneagles Declaration and Pelican Sound's club documents: a section 720.401 disclosure summary before your buyer signs, two estoppels, seven days' written notice to the association, the club's approval step, and Florida's property tax and flood disclosures.
Gleneagles at Pelican Sound Neighborhood Association was filed in 1997 as a "condominium association" and renamed twelve days later; its Amended and Restated Articles say in capitals that it is not a condominium association under Chapter 718. Torrey Pines' 1999 Articles say the same. Every Gleneagles and Torrey Pines home is fee simple, so the homeowners' association rules of Chapter 720 apply. Several other Pelican Sound neighborhoods are condominiums under Chapter 718, with a different resale disclosure and estoppel statute, so advice written for a Pelican Sound condominium does not transfer here.
Section 720.401 requires that a prospective buyer in a mandatory homeowners' association receive a disclosure summary before executing the contract for sale, and on a resale the parcel owner supplies it. The contract must carry the statute's voidability clause in conspicuous type. If the summary is not delivered before signing, the buyer may cancel by written notice within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived. We attach the summary to the offer package, not the closing file.
The seller owes the disclosure summary before the contract; the buyer owes the club's initiation or resale capital fee at closing. Our Gleneagles at Pelican Sound buyer's guide states the same split from the buyer's side, so a buyer reading it and a seller reading this page see the same rule.
An estoppel certificate states what is owed on the home: dues, special assessments, fines and other charges. Section 720.30851 requires the association to deliver it within 10 business days of a request, caps the fee, and binds the association to the amounts it states for a set period. Frankly Coastal manages the Gleneagles association, and the Pelican Sound 2026 Fact Sheet lists Sandcastle PMB as manager for Torrey Pines. Order both estoppels the day you sign a contract.
Section 10.1 of the Gleneagles Declaration requires an owner to give the association written notice of a sale, with the buyer's name, at least seven days before closing, and the buyer to deliver a copy of the recorded deed within 30 days. It is a notice requirement, not a right of first refusal, but a closing date set without it slips.
Pelican Sound's rules require each member to hold a certificate of approval from the neighborhood association before membership transfers. Start that paperwork as soon as the contract is signed, in parallel with the estoppels, so it never becomes the item a closing waits on.
Before the contract, a buyer of residential property must receive the property tax disclosure summary, which warns that the buyer should not rely on the seller's current taxes because a change of ownership triggers reassessment. A Gleneagles owner who has held for years under the Save Our Homes cap usually pays far less than the buyer will, and the summary is how the law tells the buyer so.
Section 689.302 requires a residential seller to disclose, on the statutory form, whether the seller knows of flood damage to the property, any flood insurance claims and any federal flood disaster assistance received. Hurricane Ian made landfall in Lee County on September 28, 2022, and the Gleneagles association keeps a photo archive of the aftermath. Answer the form from your own records.
The Florida 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. An as-is contract does not remove that duty. A written seller's disclosure, completed honestly, is the cleanest way to meet it.
Section 4.1 of the Gleneagles Declaration allows special assessments for expenses outside the budget, and makes a buyer jointly liable with the seller for unpaid assessments that came due before the transfer. Any pending assessment shows on the estoppel, and the contract should say who pays it.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Gleneagles at Pelican Sound seller should have nine things ready before the first showing: termite proof, the association's repaint date, roof and cleaning records, irrigation history, a wind mitigation form, an elevation certificate where the map calls for one, permits, ARC approvals and the governing documents. Each one answers a buyer's question before it becomes a price reduction.
Section 7.7 of the Declaration requires every owner to show proof of an acceptable termite control system by March 31 each year. The 2025 dues come in two amounts, $787.50 a quarter including the association's termite contract and $721.00 without it, so tell buyers which one your home carries and hand them the proof.
Since the 2020 amendment, exterior painting is the association's job on a schedule the board sets, funded through reserves. The March 2024 annual-meeting minutes record the board working with painting contractors on how long the current paint will last. A buyer will ask when the house was last painted; the answer is the association's, so get it in writing.
Roof replacement is an owner cost on a fee-simple home, and since the 2021 amendment roof and exterior cleaning are the owner's job at least every three years. Have the roof's installation date, permit and any warranty on hand; on a 1998 or 1999 home it is the first question every inspector and insurer asks.
The association maintains lawn and irrigation under section 7.2, but the owner replaces the irrigation timer and, under the 2020 amendment, the water line from the meter box to the house. The March 2024 minutes note the system "is starting to age" with more breaks. Know whether any repair touched your lot.
Section 627.711 requires insurers to offer discounts for wind-resistive features documented on the Uniform Mitigation Verification Inspection Form. A Gleneagles home with a newer roof, documented roof-to-wall connections and impact glass or approved shutters can insure very differently from one without. A current form lets a buyer price insurance before writing an offer.
On Torrey Pines Court the map is Zone AE, and section 8.1 of the Gleneagles Declaration requires flood coverage on every Gleneagles home whatever the zone. An elevation certificate and a current flood premium turn an unknown into a number. FEMA's map also shows three completed Letters of Map Amendment nearby that removed specific structures from the Special Flood Hazard Area; if your home has one, say so.
Homes built in 1998 to 2000 were permitted by Lee County; the Village of Estero has issued permits since it incorporated. Gather permits and final inspections for the roof, air-conditioning, windows, any pool and any remodel, and close any open permit before listing.
Section 5 of the Declaration requires written approval of both the Gleneagles board and Pelican Sound's Architectural Review Committee for any exterior change. If you replaced windows, added shutters, a generator or a pool, or changed paint or landscaping, keep the approval letters with the permits.
The Gleneagles association posts its 2013 restated Declaration, Bylaws, the 2020 and 2021 amendments and its minutes on its public website. Add the current budget, your most recent quarterly statement and the club's 2026 Fact Sheet. A buyer who can read the rules before writing an offer writes a cleaner one.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We market a Gleneagles at Pelican Sound home with cinematic video, drone and professional photography, a plan-and-size story that matches the county roll, a clear account of the bundled club membership, our qualified-buyer database, and a showing plan built around Pelican Sound's gate. The goal is a buyer who understands the home and the carry before the first tour.
A Gleneagles home sells on its lanai, its golf or water view and the light in a single-story plan. We shoot to show all three, and drone footage puts the home in the context of the course, the river and the clubhouse, which are what most Pelican Sound buyers came for.
The county roll counts two bedrooms where many listings show two bedrooms plus a den, and the MLS records living area a little differently from the roll. We describe the home in both terms and explain the difference, so a buyer comparing your listing with the closings on this page compares like with like.
Section 12.1 of the Declaration attaches one golf membership to each lot, so a Gleneagles home sells with full access to 27 holes, the boat ramp and shuttle, tennis, pickleball, bocce, pools and four restaurants, with no golf equity to buy. The listing states the 2026 club assessment and the one-time fee a buyer pays, so no one is surprised at closing.
McGreevy and Comisar lead Domain Realty Group, and our database reaches buyers who have asked about Pelican Sound, about single-family golf homes in Estero, and about moving from a condominium into a detached home without leaving a club. With no competing listing on the street, reaching those buyers in the first week matters.
Pelican Sound admits guests only from a member's gate list, so every showing is arranged in advance. We coordinate access, group showings where we can, and keep the home ready without asking you to leave it every afternoon.
Signs fall under the club's control under section 9.6 of the Declaration and Pelican Sound's ARC Guidelines, and an open house needs gate arrangements for every visitor. We ask the club about its current policy before planning either, and lean on private showings and our database instead.
Some Gleneagles sellers want the sale quiet until it is done. We can market privately to qualified buyers first and take the home to the open market only when you decide.
We negotiate a Gleneagles at Pelican Sound sale on the record: the closings in your plan band, the 98.6% median sold-to-list since 2023, the inspection items a home built in 1998 or 1999 raises, the buyer's club cash at closing, and an appraisal on a street with few comparisons. Partner-level negotiation means Jesse or Marc handles it, not an assistant.
The record says a correctly priced Gleneagles home goes under contract within two weeks. If it has not, the price is the problem, not the season. We set a review point before listing so a price change, if one is needed, happens on day 14, not day 119.
Inspectors will look at the roof, the air-conditioning, the water heater, the windows and the plumbing. Pre-listing records and repairs you have already made keep the post-inspection request small. When one comes, we price the repair rather than splitting a number out of the air.
A first-time Pelican Sound buyer brings $20,300 to closing for the club on top of the down payment and closing costs. We make sure the buyer's side has that in the budget before the contract is signed, so it does not reappear as a request for a credit.
With 16 MLS closings in five years, an appraiser may reach for older or larger comparisons. We give the appraiser the closings in your plan band, the 2023 to 2026 trend and the improvements that justify the price, in writing, at the inspection.
The seven-day notice, two estoppels and the club's approval set the shortest realistic closing. We build them into the contract dates so a closing date never slips for paperwork.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Gleneagles at Pelican Sound and The Masters are Pelican Sound's two Executive single-family neighborhoods, and they compete for the same buyer. Gleneagles, with Torrey Pines, offers smaller two and three-bedroom plans at a $1,009,300 60-month MLS median; The Masters offers plans up to four bedrooms at a $1,249,000 median. A seller in either prices against both.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll and recorded sales through August 21, 2026)
| Decision point | Gleneagles at Pelican Sound (with Torrey Pines) | The Masters at Pelican Sound |
|---|---|---|
| Homes | 93 (69 Gleneagles, 24 Torrey Pines) | 100 |
| Year built (county roll) | 1998 to 2000, median 1999 | 2000 to 2002, median 2001 |
| Heated area (county roll) | 1,762 to 2,344 sq ft, median 1,882 | 1,767 to 2,723 sq ft, median 2,100 |
| Bedrooms (county roll) | 47 two, 46 three, none with four | 23 two, 55 three, 22 four |
| 12-month MLS closings | 2, median $1,119,250 (small sample) | 7, median $1,249,000 |
| 12-month median $ per MLS sq ft | $595.21 | $571.01 |
| 12-month median days on market | 1.5 | 4 |
| 12-month median sold-to-list | 101.2% | 100.0% |
| 60-month MLS closings | 16 | 10 marketed |
| 60-month MLS median | $1,009,300 | $1,249,000 |
| 60-month median $ per MLS sq ft | $514.91 | $558.24 |
| 60-month median days on market | 7 | 5.5 |
| Resales in ten years (county) | 42 of 93 homes | 26 of 100 homes |
| Active listings, September 29, 2026 | 0 | 0 |
| Neighborhood dues | Published: $787.50 a quarter with termite service (2025) | Not published |
| Flood zone at points queried | Shaded Zone X (Gleneagles); mostly Zone AE (Torrey Pines Court) | Unshaded Zone X |
| Club membership | Bundled, $11,495 a year (2026) | Bundled, $11,495 a year (2026) |
Both columns come from the same September 29, 2026 MLS pull and the same county files. The Masters figures exclude one sale entered after closing, which carries no days on market.
A seller on Masters Circle had seven MLS closings in 12 months to price against, from $950,000 to $1,400,000, and a larger, newer product with up to four bedrooms. Our guide to selling a home at The Masters at Pelican Sound covers that street's closings and paperwork.
A Gleneagles seller has fewer recent closings, an older product and, on Torrey Pines Court, a Zone AE map, but also published dues, a public Declaration and minutes, and a lower entry price that brings in the buyer who wants a detached Pelican Sound home without a four-bedroom budget.
On price per MLS square foot the two are closer than the medians suggest: $514.91 at Gleneagles against $558.24 at The Masters over 60 months. A buyer who needs a fourth bedroom will choose The Masters; a buyer who wants the single-family tier at the lower number will come to Gleneagles. We market a Gleneagles home to the second buyer and show the first one what the extra bedroom costs.
Gleneagles at Pelican Sound competes with every Pelican Sound neighborhood for the same club buyer, but most directly with The Masters and Pinehurst, the other single-family streets, and with the two-story carriage-home condominiums. The yardstick below puts all eleven neighborhood pages on the same 12-month MLS measure from the same pull.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Neighborhood | Homes | Regime | Year built (roll) | 12-month MLS closings | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium | 2000 | 4 | $812,500 (small sample) |
| Gleneagles, with Torrey Pines | 93 | Single-family, Chapter 720 | 1998 to 2000 | 2 | $1,119,250 (small sample) |
| Southern Hills | 84 | Condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 (6 in 60 months) | none in 12 months |
| Seaside | 80 | Condominium | 1998 to 2000 | 1 | $970,000 (one sale) |
The eleven rows hold all 1,299 residences and all 50 MLS closings of the last 12 months. Gleneagles and Torrey Pines had 2 of the 50 from 7.2% of the homes, an unusually thin year for a street that recorded 16 closings over 60 months.
Pinehurst shares Gleneagles' 1997 founding, its two plats and its builder, but its 82 estate homes run about 2,100 to 3,200 heated square feet on the roll. It had no MLS closing in the last 12 months and six in 60 months. A buyer who wants Gleneagles' age and location with more space looks there first.
Palmetto Dunes, Oak Run and Seaside are two-story carriage-home condominiums with two-car garages, lower units of 1,759 square feet and upper units of 2,170. Their 12-month medians ran from $812,500 to $970,000, against $1,119,250 at Gleneagles for a detached home of similar size with no shared walls and no condominium regime. That detached premium is part of what your listing sells.
Island Sound, Turnberry, Edgewater, Southern Hills and Hammock Greens sold at 12-month medians of $357,000 to $585,000 for the same club membership. A buyer who wants the club more than the house enters there; the buyer who wants a detached home, a garage and a lawn the association mows is your buyer.
Selling your Gleneagles at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Gleneagles at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Whether to sell, rent or hold a Gleneagles at Pelican Sound home depends on the leasing limits in the Declaration and the club's rules, the carry you keep paying while you hold, and what the home would sell for today. With no competing listing on September 29, 2026, a sale is the cleanest exit; renting is allowed, with limits.
Section 9.3 lets an owner lease without prior association approval if the lease is written, runs at least 30 consecutive days, and a signed copy with occupant and vehicle details reaches the association at least three days before it starts. No home may be leased more than four times in a calendar year without board approval, and subleasing is barred.
The club's rules route every lessee through the neighborhood association, require an application 20 business days before the lease, and bar lessees from bringing pets. The 2026 Fact Sheet lists a $260 Application for Approval to Lease fee and a $465 plus tax transfer of amenities fee. A landlord keeps paying the club assessment and the dues while the home is rented.
A written valuation and net sheet put a number on the sale side of the decision. Set against the lease limits and the carry, it usually makes the choice clear. Our Gleneagles at Pelican Sound home valuation guide explains how we build that number.
You get a free Gleneagles at Pelican Sound home valuation by entering your address in the valuation form at the top of this page or by calling Jesse at (239) 898-6072. We answer with the closings in your plan band, adjusted for your home, and a written net sheet, with no obligation to list.
The Gleneagles and Torrey Pines MLS closings that match your plan, the county-recorded sales that never reached the MLS, adjustments for condition, pool, lot and flood map, the fee stack your buyer will underwrite, and an estimate of your net after Lee County seller costs.
Use the form at the top of this page, request a free home valuation, or Call Jesse direct at (239) 898-6072. Confidential conversations welcome.
If you're searching for a Gleneagles at Pelican Sound listing agent, or thinking, "I need someone to sell my Gleneagles at Pelican Sound home," you are selling into a 93-home single-family market with no competing listing on September 29, 2026, where a well-presented home sold over list in March 2026. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through August 21, 2026)
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 Gleneagles, The Masters, Pinehurst or anywhere else in Pelican Sound, or in The Brooks, Grandezza, West Bay Club or Wildcat Run, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Honors and recognition:
Start with a free Gleneagles at Pelican Sound home valuation. Jesse follows up with the Gleneagles and Torrey Pines closings that fit your home, adjusted for roof and window age, renovation, pool, lot and furnishings. (239) 898-6072, text or call.
For a home priced to its condition, yes: there were no Gleneagles or Torrey Pines listings on September 29, 2026, and the most recent sale closed in 3 days at 105.1% of list.
The 60-month median is 7 days on market, and 14 of 16 MLS closings went under contract within 14 days; the one listing priced ahead of the street took 119 days.
You give the Gleneagles association seven days' written notice under section 10.1, and your buyer needs the neighborhood's certificate of approval to hold club membership. Start both early.
$20,300 if the buyer has never owned in Pelican Sound, or $11,495 if they own or have owned there, under the 2026 Fact Sheet.
Yes, subject to the lease, which runs at least 30 days; the tenant's club privileges end with the lease term or the transfer.
Sellers who have worked with McGreevy and Comisar describe pricing that held, steady follow-through and clear communication through every showing, which is what a Gleneagles at Pelican Sound seller needs on a street with few comparisons. The quotes below are genuine five-star Google reviews, reproduced word for word.
McGreevy and Comisar is a top-reviewed Gleneagles at Pelican Sound realtor on Google. We publish no aggregate score and no rating widget.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
Gleneagles at Pelican Sound owners work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group and have sold Southwest Florida real estate for more than twenty years. We tracked every recent Gleneagles and Torrey Pines sale and read the association's recorded documents before writing this guide, so the advice starts from the record.
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. You can read how the team was built on our about the McGreevy and Comisar team page.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy, Sales Associate, leads listing strategy and pricing. Call Jesse direct at (239) 898-6072.
Marc Comisar, Broker Associate, leads buyer representation and negotiation. Call Marc at (239) 287-5873.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission.
These are the questions Gleneagles at Pelican Sound owners ask before selling, answered from the Southwest Florida MLS, the Lee County record, the Pelican Sound 2026 Fact Sheet, the Gleneagles Declaration and Bylaws, and Florida law. Each answer names the window or document behind it, and where a record is not public the answer says so.
A valuation built from the closings in your plan band. Request a free valuation or Call Jesse direct at (239) 898-6072, and we will walk the home before naming a number.
It depends most on plan band and condition. The 60-month MLS median is $1,009,300, the 1,875 to 1,885 square foot plan has sold from $874,900 to $1,216,000, and the most recent sale closed at $1,216,000 in March 2026.
The MLS recorded $1,216,000 for a Gleneagles home in March 2026 and $1,022,500 for a Torrey Pines home in October 2025; the county file adds $925,000 on Gleneagles Links Court in February 2025 and $1,100,000 on Torrey Pines Way in March 2025.
Year of sale and condition. Eight closings of 1,875 to 1,885 square foot homes ran from $874,900 to $1,216,000 in five years, a $341,100 spread on essentially one plan.
Against the most recent closings in your plan band, adjusted for roof, windows, renovation, pool, lot and flood map. Since January 2023 the median sold-to-list ratio has been 98.6%, so a list price well above the closings tends to sit.
The 60-month median is 7 days on market. Fourteen of 16 MLS closings went under contract within 14 days.
The record says price is the problem: the one listing that sat 119 days closed at 96.6% of list. Reprice to the closings in your plan band.
None on September 29, 2026, according to the Southwest Florida MLS, so your listing will be measured against closings.
Nine of the 16 MLS closings in 60 months happened between January and April, Pelican Sound's busiest season, but the October 2025 sale went under contract the day it listed. With zero inventory, a well-prepared listing can sell in any month.
Rarely, because they price by square foot and the Gleneagles record shows one plan selling across a $341,100 range. Use the closings on this page.
The spread in sales on a single plan says condition matters more than size. Keep permits, ARC approvals and receipts for the buyer.
Not by much at the median: $1,022,500 for 5 Torrey Pines MLS closings and $996,100 for 11 Gleneagles closings over 60 months. Torrey Pines Court's Zone AE map is the bigger difference for a buyer.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.
Cinematic video, drone, professional photography, our qualified-buyer database, and a pricing case built from every Gleneagles and Torrey Pines sale on this page.
Yes. Section 10.1 of the Declaration requires written notice of the sale, with the buyer's name, at least seven days before closing.
Your buyer needs the neighborhood's certificate of approval to hold club membership under Pelican Sound's rules, so start it as soon as the contract is signed.
Visitors must be on a member's gate guest list, so an open house needs gate arrangements; ask the club about its current policy first.
Signs fall under the club's control under section 9.6 of the Declaration and Pelican Sound's ARC Guidelines; ask before placing one.
The homeowners' association disclosure summary under section 720.401 before the contract, the property tax disclosure summary under section 689.261, and the flood disclosure under section 689.302, plus the association documents your contract calls for.
Before your buyer signs. If it is not, the buyer may cancel within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived.
Yes. Section 689.302 requires a residential seller to disclose known flood damage, flood insurance claims and federal flood assistance on the form.
Two: one from Pelican Sound Golf & River Club and one from the Gleneagles association. A Torrey Pines sale needs the club's and the Torrey Pines association's.
The club lists $299 for 2026; section 720.30851 caps the association's fee at $299 for a current account, with up to $119 more for rush delivery. In Lee County the seller customarily pays estoppel fees; the contract controls.
The seller, by Lee County custom: $0.70 per $100 of the price, or $7,065.10 on a $1,009,300 sale. The contract controls.
In Lee County the seller customarily pays the owner's title policy and chooses the closing agent; in Collier County the custom is reversed. The contract controls.
The buyer, at closing, under the club's 2026 Fact Sheet: $20,300 for a first-time owner or $11,495 for a returning one.
The club assessment, the quarterly Gleneagles dues paid in advance, and the property tax are prorated to the closing date by the title agent.
Yes, but the estoppel shows it, section 4.1 makes a buyer jointly liable for unpaid assessments that came due before the transfer, and the contract must say who pays.
Your proof of a termite control system for the year, which section 7.7 requires by March 31, and whether your dues include the association's termite contract.
Yes. A current Uniform Mitigation Verification Inspection Form shows buyers what insurance credits a 1998 or 1999 home earns under section 627.711.
On Torrey Pines Court, yes, because the map is Zone AE; on the Gleneagles streets it still helps, because the Declaration requires flood coverage and buyers price the premium.
Renting means 30-day minimum leases, no more than four a year, no subleasing, no tenant pets and the club's approval process; compare that with today's zero-inventory sale market.
Possibly. IRS Topic 701 and Publication 523 explain the exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, on a main home that meets the ownership and use tests; ask your tax adviser.
Gleneagles offers a lower 60-month median, $1,009,300 against $1,249,000, and published dues; The Masters offers four-bedroom plans. We price with both in view, along with Pinehurst.
Every fact on this Gleneagles at Pelican Sound seller's guide traces to a primary record below: the association's recorded documents and website, Pelican Sound Golf & River Club documents, Florida statutes and agencies, Lee County, the Village of Estero, FEMA, NAR and federal sources, the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
Gleneagles at Pelican Sound's key documents are published by the association, Pelican Sound Golf & River Club, the State of Florida, the River Ridge district and federal agencies; the table links each one to its issuing authority. The recorded instruments are also available through the Lee County Clerk's official records, and the association's estoppel through its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| Amended and Restated Declaration, Bylaws and Articles | Gleneagles at Pelican Sound Neighborhood Association, recorded in Lee County | April 26, 2013 | Declaration, PDF |
| Certificate of Amendment (paint, roof cleaning, water lines) | Gleneagles at Pelican Sound Neighborhood Association | March 2020 | Amendment, PDF |
| Certificate of Amendment (roof cleaning, mailboxes) | Gleneagles at Pelican Sound Neighborhood Association | March 2021 | Amendment, PDF |
| Amended and Restated Articles of Incorporation | Florida Division of Corporations | October 2, 1997 | Articles, PDF |
| Torrey Pines Articles of Incorporation | Florida Division of Corporations | June 7, 1999 | Articles, PDF |
| 2026 Fact Sheet, fees and membership rules | Pelican Sound Golf & River Club | January 1, 2026 | Fact Sheet, PDF |
| ARC Guidelines and Procedures | Pelican Sound Golf & River Club | current file | ARC guidelines, PDF |
| ARC Application | Pelican Sound Golf & River Club | current file | ARC application, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | FY2026 | District budget, PDF |
| Estoppel fee analysis, CS/CS/HB 979 | Florida Legislature | 2024 | Staff analysis, PDF |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.