Estero, Florida
Sell your Island Sound at Pelican Sound home with McGreevy and Comisar, Top 1% nationally since 2008. Every closing since 2022 split by coach home and elevator condo, with the 718.503 file ready. 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 Island Sound at Pelican Sound means selling into two markets that share one name. Our Island Sound at Pelican Sound neighborhood guide sets out the buildings, the rules and the flood map, and this page is the seller's side of it: what your home is likely to sell for, how fast, what it costs you, and what to have ready before the first showing. Island Sound sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
Island Sound is 216 condominium homes in two separate condominiums: Island Sound I, 84 two-story coach homes with a one-car garage, and Island Sound II, 132 flats in six four-story elevator buildings with carports. Over the 12 months to September 29, 2026 the Southwest Florida MLS recorded 11 Island Sound closings at a $450,000 median, more than any other Pelican Sound neighborhood. That median hides the fact every seller here needs first: six coach homes closed at a $515,000 median and five elevator condos at $345,000. Price a home against the wrong half and the listing starts in the wrong place.
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. Two companion pages finish this set. If you want a written opinion of value first, read our Island Sound home valuation guide, and if you are buying your next home as well, read our Island Sound buyer's guide. For the rest of the community, our guide to selling a home in Pelican Sound covers all twelve marketed neighborhoods.
A word on the name, because search engines blur it. This page covers Island Sound I at Pelican Sound and Island Sound II at Pelican Sound, both on Island Sound Circle in Estero, Lee County. It is not the unrelated Island Sound Homeowners' Association filed with the state in 2021, and Pelican Sound is not Pelican Landing in Bonita Springs or Pelican Bay in Naples.
McGreevy and Comisar are the best realtor for Island Sound at Pelican Sound because a two-market neighborhood rewards a seller whose agent prices by section, floor and plan. We read every Island Sound MLS closing since May 2022, the county roll, the club's fee schedule and FEMA's current flood map before advising a single seller.
If you're searching for the best realtor for Island Sound at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Island Sound home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers comparing the best real estate agents in Estero should ask each agent one question: is my home a coach home or an elevator condo, and what has that building type closed at in the last year? We answer it below in the open.
Recent Island Sound at Pelican Sound track record (last 12 months): In the last 12 months Island Sound at Pelican Sound has seen 11 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $450,000 (n = 11), a range of $320,000 to $565,000, $4,837,000 in total volume, a median of 48 days on market and a median sold-to-list ratio of 96.5%. Split by section, Island Sound I coach homes closed 6 times at a $515,000 median and Island Sound II elevator condos 5 times at a $345,000 median, both small samples. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day.
In the last 12 months we tracked every one of the 11 Island Sound closings in the Southwest Florida MLS and all 42 the MLS has recorded here since May 2022, and we sorted each one into Island Sound I or Island Sound II by its floor plan. Every sale is listed on this page by month, section, price, bedrooms and size only.
For Island Sound sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At Island Sound the listing has to tell a buyer which half of the neighborhood they are looking at, and the file has to be ready early: the condominium resale package, the association's certificate of approval steps, the club's estoppel and closing charges, and the flood story for a building in Zone AE.
Honors and recognition:
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. You can also see what your Island Sound home is worth today.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
These are the points an Island Sound at Pelican Sound seller should carry into any listing conversation, each one sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 Fact Sheet, FEMA or the Florida Statutes.
Selling at Island Sound at Pelican Sound in 2026 means pricing against your own section's closings, not the neighborhood median. Island Sound I coach homes are a tight market with one listing on September 29, 2026, while Island Sound II elevator condos face six competing listings and the lowest prices since 2022.
The Southwest Florida MLS files every Island Sound sale under one Sub name, "ISLAND SOUND", which is why most published numbers blend the two halves. Behind that name sit two recorded condominiums with two associations, two budgets and two buyer pools. We split every MLS closing by floor plan: every coach home sale is recorded as two bedrooms plus a den at 1,550 to 1,675 square feet, and every elevator condo sale as two or three bedrooms at 1,207 to 1,450 square feet. The county's recorded sales by condominium match that split sale for sale in 2026.
An Island Sound I owner is selling a two-story coach home with its own one-car garage, the feature that sets this half apart. Six sold in the last 12 months at a $515,000 median, and only one was for sale on September 29, 2026. The seller's job here is to price to the plan, upper or ground floor, and let scarcity work without asking for a number the closings do not support.
An Island Sound II owner is selling a single-level flat in a four-story elevator building with a carport. Five sold in 12 months at a $345,000 median, and six were for sale on September 29, 2026, four of them asking less than that median. The seller's job here is to price against the 2026 closings, prepare the paperwork a careful buyer will ask for on a four-story building, and present the unit as the lowest-cost door into Pelican Sound's club.
Every Island Sound buyer joins Pelican Sound Golf & River Club with the deed: 27 holes, eight tennis courts, 14 pickleball courts, six pools, a boat ramp and a shuttle boat to Lovers Key, under one $11,495 annual assessment in 2026. That bundle is the headline of any Island Sound listing. It also means your buyer pays the same club charges whether the home costs $320,000 or $565,000, which matters more at the lower end of the price range.
The record supports a plain summary for a seller. Island Sound I prices have recovered in 2026 to a $540,000 MLS median from $475,000 in 2025. Island Sound II prices have moved the other way, from a $430,000 median in 2024 to $332,500 in 2026 to date. Both are small samples, and both are the market you are selling into.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Island Sound at Pelican Sound market for sellers on September 29, 2026 was split: one Island Sound I coach home listed against six coach home sales a year, and six Island Sound II condos listed against five sales a year. Over 12 months the neighborhood closed 11 times at a $450,000 median and 48 median days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded sales and are never mixed with MLS square-foot figures. Medians use the mean of the middle pair when n is even, and we name the pair. Sold-to-list means sold price over final list price. None of the 42 Island Sound closings in the 60-month record was entered after closing, so every one carries days on market.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months, first window with 10+ | 11 | $450,000 | $301.38 | 48 | 96.5% |
| 24 months | 18 | $472,500 (mean of $470,000 and $475,000) | $302.20 | 60 | 96.6% |
| 36 months | 30 | $485,000 (mean of $475,000 and $495,000) | $323.26 | 42.5 | 96.8% |
| 60 months | 42 | $470,000 (mean of $470,000 and $470,000) | $326.96 | 27.5 | 97.3% |
The 12-month window is the first with 10 or more closings, so it leads. The longer windows show the same thing a seller feels: the median price has held near $470,000 over five years while the price per square foot and the share of sales near list have slipped.
| Window | Island Sound I (coach homes) | Island Sound II (elevator condos) |
|---|---|---|
| 12 months | 6 closings, $515,000 median (mean of $500,000 and $530,000), small sample | 5 closings, $345,000 median, small sample |
| 24 months | 10 closings, $522,500 median (mean of $515,000 and $530,000) | 8 closings, $350,000 median (mean of $350,000 and $350,000), small sample |
| 36 months | 15 closings, $549,900 median | 15 closings, $400,000 median |
| 60 months | 17 closings, $550,000 median | 25 closings, $410,000 median |
| Median $ per MLS sq ft, 12 months | $319.87 | $269.23 |
| Median days on market, 12 months | 56 | 48 |
| Median sold-to-list, 12 months | 95.9% | 97.1% |
| Volume, 12 months | $3,065,000 | $1,772,000 |
Southwest Florida MLS, pulled September 29, 2026, split by floor plan. Over 60 months the coach homes closed about $140,000 above the elevator condos at the median; over 12 months the gap is $170,000.
On September 29, 2026 the MLS showed 7 Island Sound actives at a $324,900 median asking price, about 7.6 months of supply at the 12-month pace. That blended figure means little to a seller. One coach home for sale against six coach home closings a year is about 2.0 months of supply, a seller's market by any yardstick. Six elevator condos for sale against five closings a year is about 14.4 months of supply, a buyer's market. Both figures are our arithmetic on the MLS counts.
Over 12 months the median Island Sound closing took 48 days on market, with a range of 3 to 386 and a mean of 80.8. Five of the 11 closed within 30 days and three took more than 90. Over 60 months, 22 of the 42 closed within 30 days and 8 took more than 90. In 2026 the four Island Sound II sales took 3 to 116 days and the four Island Sound I sales 7 to 386 days. Price, not the building, was the difference.
Ten of the 11 sales of the last 12 months closed below the final list price and one, the July 2026 coach home, closed at it. The median gap between final list and sold price was $19,000. In the 24 months to September 29, 2026, the eight sales that closed within 30 days had a 98.4% median sold-to-list ratio, and the ten that took longer had 96.0%. A well-priced Island Sound listing gives up less in negotiation and closes sooner.
The county's DOR-qualified recorded sales show 12 Island Sound sales since September 29, 2025 at a $443,500 median, through the newest recording on July 29, 2026: six in Island Sound I at a $515,000 median and six in Island Sound II at $332,500. One Island Sound II deed, recorded in December 2025 at $219,900, has no matching MLS closing; the county flags it qualified, and we report it as recorded without explaining it. The county and MLS counts are close, so Island Sound is not a builder-direct market: every sale is a resale.
Island Sound at Pelican Sound homes sold for $320,000 to $565,000 in the 12 months to September 29, 2026: Island Sound I coach homes at $450,000 to $565,000 and Island Sound II elevator condos at $320,000 to $437,000. Every sale below is listed by month, section, price, bedrooms and size only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Section | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| Jul 2026 | I, upper floor | 2 plus den | 1,670 | $565,000 | $565,000 | 100.0% | 7 |
| May 2026 | I, upper floor | 2 plus den | 1,670 | $549,000 | $530,000 | 96.5% | 85 |
| Apr 2026 | II | 2 | 1,300 | $355,000 | $350,000 | 98.6% | 3 |
| Apr 2026 | II | 2 | 1,300 | $325,000 | $320,000 | 98.5% | 28 |
| Apr 2026 | II | 2 | 1,275 | $360,000 | $345,000 | 95.8% | 116 |
| Mar 2026 | I, upper floor | 2 plus den | 1,669 | $569,000 | $550,000 | 96.7% | 93 |
| Mar 2026 | I, ground floor | 2 plus den | 1,551 | $525,000 | $500,000 | 95.2% | 386 |
| Jan 2026 | II | 2 | 1,300 | $349,000 | $320,000 | 91.7% | 48 |
| Dec 2025 | II | 3 | 1,450 | $450,000 | $437,000 | 97.1% | 72 |
| Dec 2025 | I, ground floor | 2 plus den | 1,550 | $499,000 | $450,000 | 90.2% | 24 |
| Nov 2025 | I, ground floor | 2 plus den | 1,551 | $499,000 | $470,000 | 94.2% | 27 |
Island Sound at Pelican Sound is the busiest resale neighborhood in Pelican Sound, with 11 of the community's 50 MLS closings in the last 12 months, and on September 29, 2026 it held one coach home at $499,900 and six elevator condos from $297,900 to $439,000. In a neighborhood with two markets, the seller who prices against the right half closes.
Selling an Island Sound home? Get a free Island Sound home valuation or Call Jesse direct at (239) 898-6072. You can also read how an Island Sound home is valued, plan by plan.
Buying at Island Sound? Call Marc at (239) 287-5873, start with our Island Sound buyer's guide, or read how we represent buyers.
| Closed | Floor | MLS living area | List price | Sold price | Days on market |
|---|---|---|---|---|---|
| Nov 2025 to Jul 2026 | see the 12-month table | six sales, $450,000 to $565,000 | 7 to 386 | ||
| May 2025 | Upper | 1,675 | $490,000 | $475,000 | 25 |
| Mar 2025 | Upper | 1,670 | $635,000 | $625,000 | 15 |
| Jan 2025 | Upper | 1,669 | $549,900 | $549,900 | 6 |
| Oct 2024 | Ground | 1,550 | $535,000 | $515,000 | 110 |
| Sep 2024 | Upper | 1,669 | $589,000 | $554,000 | 71 |
| Mar 2024 | Ground | 1,550 | $565,000 | $555,000 | 13 |
| Mar 2024 | Upper | 1,670 | $599,900 | $590,000 | 20 |
| Dec 2023 | Upper | 1,670 | $599,000 | $615,000 | 2 |
| Dec 2023 | Ground | 1,550 | $549,000 | $549,000 | 3 |
| Dec 2022 | Upper | 1,670 | $615,000 | $625,000 | 4 |
| May 2022 | Upper | 1,670 | $499,900 | $591,000 | 8 |
Over 60 months, 17 Island Sound I closings had a $550,000 median, a $332.26 median per MLS square foot, 20 median days on market and a 98.2% median sold-to-list ratio. Three closed above list, all in 2022 and 2023, and three closed at list, the most recent in July 2026.
| Closed | Beds | MLS living area | List price | Sold price | Days on market |
|---|---|---|---|---|---|
| Dec 2025 to Apr 2026 | see the 12-month table | five sales, $320,000 to $437,000 | 3 to 116 | ||
| Aug 2025 | 3 | 1,450 | $422,500 | $380,000 | 207 |
| May 2025 | 2 | 1,350 | $395,000 | $350,000 | 82 |
| Jan 2025 | 3 | 1,450 | $549,999 | $545,000 | 82 |
| Aug 2024 | 2 | 1,300 | $430,000 | $390,000 | 126 |
| Apr 2024 | 3 | 1,450 | $485,000 | $470,000 | 37 |
| Apr 2024 | 2 | 1,250 | $419,900 | $400,000 | 52 |
| Apr 2024 | 2 | 1,300 | $499,900 | $495,000 | 20 |
| Mar 2024 | 2 | 1,300 | $424,900 | $415,000 | 85 |
| Mar 2024 | 3 | 1,375 | $599,900 | $550,000 | 100 |
| Mar 2024 | 2 | 1,300 | $449,900 | $430,000 | 36 |
| Apr 2023 | 2 | 1,250 | $479,900 | $481,900 | 32 |
| Mar 2023 | 2 | 1,250 | $440,000 | $410,000 | 20 |
| Mar 2023 | 2 | 1,207 | $379,900 | $358,250 | 38 |
| Jan 2023 | 3 | 1,450 | $300,000 | $280,000 | 26 |
| Dec 2022 | 2 | 1,207 | $399,900 | $390,000 | 143 |
| Aug 2022 | 2 | 1,207 | $415,000 | $405,000 | 20 |
| Jun 2022 | 2 | 1,258 | $410,000 | $410,000 | 7 |
| Jun 2022 | 2 | 1,300 | $389,000 | $415,000 | 3 |
| May 2022 | 2 | 1,250 | $399,000 | $459,900 | 7 |
| May 2022 | 3 | 1,375 | $440,000 | $490,000 | 2 |
Over 60 months, 25 Island Sound II closings had a $410,000 median, a $320.00 median per MLS square foot, 37 median days on market and a 97.1% median sold-to-list ratio. The January 2023 three-bedroom sale at $280,000, four months after Hurricane Ian, is the lowest price in the record; we hold no record of its condition and draw no conclusion from one sale.
| Year | All Island Sound | Island Sound I | Island Sound II | Median sold-to-list, all |
|---|---|---|---|---|
| 2022 (May to December) | 8, $437,450 (mean of $415,000 and $459,900) | 2, $608,000 (mean of $591,000 and $625,000) | 6, $412,500 (mean of $410,000 and $415,000) | 104.2% |
| 2023 | 6, $445,950 (mean of $410,000 and $481,900) | 2, $582,000 (mean of $549,000 and $615,000) | 4, $384,125 (mean of $358,250 and $410,000) | 97.2% |
| 2024 | 11, $495,000 | 4, $554,500 (mean of $554,000 and $555,000) | 7, $430,000 | 96.3% |
| 2025 | 9, $470,000 | 5, $475,000 | 4, $408,500 (mean of $380,000 and $437,000) | 96.9% |
| 2026 to September 29 | 8, $425,000 (mean of $350,000 and $500,000) | 4, $540,000 (mean of $530,000 and $550,000) | 4, $332,500 (mean of $320,000 and $345,000) | 96.6% |
Every year is a small sample of MLS-marketed closings, so each median is a description, not a trend line. In 2022 five of the eight sales closed above list; in 2024, 2025 and 2026 none did.
Owners who bought in 2022 often ask why their home will not sell for what they paid. The record answers it. In 2022 Island Sound homes sold in a median of 7 days at 104.2% of list, and Island Sound II flats closed at $405,000 to $490,000. In 2026 the four Island Sound II sales closed at $320,000 to $350,000. A 2022 buyer of a two-bedroom flat may be selling below the purchase price, and the honest plan starts from that number, not from the hope that 2022 returns.
This is a public-record sale, and it is the most recent Island Sound closing. An upper-floor Island Sound I coach home, two bedrooms plus a den and 1,670 square feet of MLS living area, closed in July 2026 at $565,000, its full asking price, after 7 days on market. It is the highest Island Sound price of the last 12 months and the only one at 100% of list. It closed $35,000 above the May 2026 sale of the same floor plan at $530,000, which took 85 days at 96.5% of list. The lesson for a seller is the gap between those two: same plan, same year, and the faster sale was the one that went to market at a price the closings supported.
An Island Sound II flat, two bedrooms and 1,300 square feet, closed in April 2026 at $320,000 after 28 days, at 98.5% of a $325,000 list. In the same month another 1,300 square foot flat listed at $355,000 closed at $350,000 in 3 days, and a 1,275 square foot flat listed at $360,000 closed at $345,000 after 116 days. Three flats, one month, a $30,000 spread: condition, floor and view separate them, which is why we price an Island Sound II unit from a walk-through and not from a median.
We price an Island Sound at Pelican Sound home in five steps: the section first, then the floor and plan, then condition and updates, then the live competition, and finally the cash your buyer brings to closing. The 12-month medians, $515,000 for coach homes and $345,000 for elevator condos, are the starting points, never the answer.
A coach home with a garage and an elevator flat with a carport are priced by different buyers. We never price one against the other's sales, and we never price either against the blended $450,000 median. For Island Sound I, the comparable set is the 17 coach home closings since 2022; for Island Sound II, the 25 flat closings.
In Island Sound I, the upper-floor plan of 1,669 to 1,675 MLS square feet has closed above the ground-floor plan of 1,550 to 1,551: over 60 months, 11 upper-floor closings had a $565,000 median and 6 ground-floor closings a $507,500 median (mean of $500,000 and $515,000). In Island Sound II, 7 three-bedroom closings had a $470,000 median against $402,500 for 18 two-bedroom closings (mean of $400,000 and $405,000). All four are small samples.
The buildings date from 2001 and 2002, so a buyer reads every unit for age: the air conditioner, the water heater, the kitchen and baths, flooring and any storm repair. For an Island Sound II ground-floor flat, a buyer will also ask whether the unit was repaired after Hurricane Ian and under which permit. We walk the unit before we name a price, and we adjust for what we see, not for what an online estimate assumes.
Your listing competes with what is for sale the day it goes live. On September 29, 2026 an Island Sound I seller faced one other coach home, at $499,900. An Island Sound II seller faced six flats from $297,900 to $439,000, four of them below the $345,000 12-month median. A buyer tours the competition, so we price against it.
Your buyer brings more than the price. A first-time Pelican Sound owner pays the club a $20,300 initiation fee at closing, a repeat owner an $11,495 resale capital fee, and the club's Fact Sheet lists a $299 estoppel fee at closing. On a $320,000 flat, the initiation is about 6.3 percent of the price, which is one reason the elevator condos are more price-sensitive than the coach homes.
One MLS name covers two building types, so an automated estimate can blend a $345,000 flat with a $565,000 coach home. It cannot see the garage, the floor, the view, the Ian repair history or the club charges your buyer pays. Your buyer sees the same estimate you do, so your list price needs a written rationale built from closings that match your home.
With about 14.4 months of supply on September 29, 2026, an Island Sound II seller who lists above the 2026 closings will wait. The four two-bedroom sales of 2026 closed at $320,000 to $350,000, and the fastest of them, 3 days, was the one priced at $355,000 and closed at $350,000 in good order. We price to be the flat a buyer chooses first, not the one that teaches the next seller what not to do.
With about 2.0 months of supply, an Island Sound I seller has leverage, but the closings still set the ceiling: $530,000 to $565,000 for upper-floor plans and $450,000 to $500,000 for ground-floor plans over the last 12 months. The July 2026 sale closed at full price in 7 days. The March 2026 ground-floor sale took 386 days. The difference was the starting price.
We market an Island Sound at Pelican Sound home by telling buyers exactly which half of the neighborhood they are seeing, then putting the club, the documents and the flood facts in front of them before they ask. Professional photography, video and drone carry the story; a complete documents file closes it.
Data updated: September 2026 (listing counts from the Southwest Florida MLS Matrix, pulled September 29, 2026)
A buyer searching Pelican Sound sees "Island Sound" on coach homes and flats alike. Our listing names the condominium, the building type, the floor, the garage or carport, and the elevator where there is one. That one line filters out the wrong buyers and brings the right ones to the showing.
Professional photography of the unit, the lanai and the building; video that walks the route from the carport or garage to the front door; and drone work that shows the club, the golf, the river and the Lovers Key shuttle that come with the home. In a 216-unit neighborhood where many units look alike on paper, the visual story is how a buyer remembers yours.
Before the first showing we assemble the file a buyer and lender will ask for: the condominium's declaration and amendments, articles, bylaws and rules, the budget and financial statement, the frequently asked questions document, any milestone inspection summary and structural integrity reserve study for an Island Sound II building, the club's 2026 Fact Sheet, the flood disclosure and an elevation certificate if you have one, and any Ian repair permits for your unit.
We send every new Island Sound listing to our qualified-buyer database and to the agents who sell Pelican Sound, and we watch who tours the competing units. With six Island Sound II flats for sale on September 29, 2026, reaching the buyer who has already seen the others is how a well-priced flat gets the first offer.
Pelican Sound is gated, and the club's Fact Sheet admits guests only from a member's gate guest list. We arrange gate access for every showing and follow the club's rules, so a buyer's first impression of Island Sound is a smooth entry, not a wait at the gatehouse.
The club says about 450 of Pelican Sound's 1,299 homes are year-round residences, so the winter season brings the most buyers inside the gate. Island Sound's 2026 MLS closings ran from January to July. We plan a listing so its best photographs and its documents file are ready when that season starts.
Some owners need a quiet sale: an estate, a tenant in place, a move they are not ready to announce. We can market an Island Sound home privately to our database and network first, and take it to the MLS when you are ready.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We negotiate an Island Sound at Pelican Sound contract partner to partner, using the closings by section as our evidence, the resale package timing as our clock, and the inspection and insurance questions as items to settle early. Over 12 months the median gap between final list and sold price was $19,000; our job is to keep yours smaller.
Jesse McGreevy or Marc Comisar negotiates your offer personally. In a neighborhood where two flats in the same month closed $30,000 apart, the person across the table needs to know every Island Sound sale by heart, and we do.
Over the 24 months to September 29, 2026, Island Sound sales that closed within 30 days held a 98.4% median sold-to-list ratio, and the slower sales 96.0%. Each month on market costs a seller club assessments, condominium dues, the CDD line, insurance and tax. We show you that math beside every counteroffer.
A 2001 or 2002 condominium will show its age in an inspection. We prepare you for the questions: air-conditioner and water-heater dates, any leak history, windows and doors (which the association controls), and any storm repair. A seller who answers early keeps the inspection from turning into a renegotiation.
Island Sound is in Zone AE at the points we queried, so a mortgaged buyer needs flood insurance and will get a quote during the inspection period. An elevation certificate on the current map, the association's master policy summary and a wind mitigation report help the buyer's agent quote quickly and keep the deal moving.
The club requires every member to hold a certificate of approval from the neighborhood association, so the Island Sound I or II association must approve your buyer before closing. We learn the association's application, fee and timeline at listing and write enough time into the contract.
When an inspection or insurance quote turns up a cost, a closing credit often serves a seller better than a price cut: it solves the buyer's cash need without resetting the sale price that the next appraisal and the next seller will read. We advise case by case.
Selling an Island Sound at Pelican Sound home costs the seller the negotiated commission, the deed documentary stamp tax of $0.70 per $100 and, by Lee County custom, the owner's title policy, plus the estoppel, settlement charges and prorations. At the $345,000 Island Sound II median, doc stamps and the owner's policy come to about $4,215.
Data updated: September 2026 (Florida Statutes, Florida Administrative Code and Department of Revenue rules; our arithmetic on the Southwest Florida MLS medians pulled September 29, 2026)
In Lee County the seller customarily pays the deed documentary stamp tax and the owner's title insurance policy and usually chooses the closing agent; the buyer customarily records the deed and pays for any mortgage. Florida law does not assign these costs, so the purchase contract controls every line, and we confirm the allocation in writing before you sign.
| Sale price | What it represents | Deed doc stamps at $0.70 per $100 | Owner's title premium (promulgated, estimate) |
|---|---|---|---|
| $320,000 | Two 2026 Island Sound II sales | $2,240 | $1,675 |
| $345,000 | Island Sound II 12-month median | $2,415 | $1,800 |
| $450,000 | Island Sound 12-month median, both sections | $3,150 | $2,325 |
| $515,000 | Island Sound I 12-month median | $3,605 | $2,650 |
| $565,000 | July 2026 Island Sound I sale | $3,955 | $2,900 |
Doc stamps follow section 201.02 and the Department of Revenue's per-$100 method. The owner's premium follows the rate rule in the Florida Administrative Code, $5.75 per $1,000 to $100,000 and $5.00 per $1,000 above that; the title company's rounding and any reissue credit set the final figure. Our arithmetic.
An Island Sound sale needs two estoppels in practice: the club's, which the 2026 Fact Sheet lists at $299 at closing, and the Island Sound I or II condominium association's under section 718.116. Florida caps a condominium estoppel at $299 for a current account, with $119 more for delivery within three business days and $179 more if the account is delinquent, per the 2024 reform. In Lee County the seller customarily pays the association estoppel, and the contract controls.
The club's one-time charge at closing is the buyer's: $20,300 for a buyer new to Pelican Sound or an $11,495 resale capital fee for a buyer who owns or has owned here, per the 2026 Fact Sheet. You do not pay it, but it is cash your buyer is not putting toward your price. A same-community buyer, for example a Pelican Sound owner moving from a single-family home into a lock-and-leave coach home, pays $8,805 less at closing.
Since the NAR settlement practice changes took effect on August 17, 2024, commissions are negotiable and not set by law, offers of compensation to a buyer's agent cannot be advertised in the MLS, and a buyer must sign a written agreement with their own agent before touring. A seller may still offer to pay or contribute to the buyer's agent off the MLS, and may offer concessions in the MLS. We put the commission conversation in writing at the start.
Florida property tax is assessed for the calendar year and paid in arrears, so at a closing before the bill is paid, the seller credits the buyer for the days owned that year. The club assessment, the condominium dues and the River Ridge CDD line, about $1,209 a year on the tax bill in FY2026, are prorated to the closing date as well. The closing agent prepares the figures from the actual bills.
This is an illustration, not a forecast of your sale. It uses the shared estimates in our Florida cost-of-selling research: settlement and title search about $1,200, a municipal lien search about $175, one $299 association estoppel, and a 2.5 percent listing commission, all negotiable. It leaves out the tax proration and any mortgage payoff.
| Item | Island Sound II at $345,000 | Island Sound I at $515,000 |
|---|---|---|
| Listing commission at 2.5 percent (negotiated) | $8,625 | $12,875 |
| Deed doc stamps at $0.70 per $100 | $2,415 | $3,605 |
| Owner's title premium (Lee custom, seller) | $1,800 | $2,650 |
| Settlement, search, lien search and estoppel (estimates) | $1,674 | $1,674 |
| Costs without a buyer-agent offer | $14,514 (4.21 percent) | $20,804 (4.04 percent) |
| Net before payoff and proration | $330,486 | $494,196 |
| Costs if you also offer 2.5 percent to the buyer's agent | $23,139 (6.71 percent) | $33,679 (6.54 percent) |
| Net before payoff and proration | $321,861 | $481,321 |
Our arithmetic. Your closing agent's settlement statement controls, and the commission and any buyer-agent offer are yours to negotiate.
An Island Sound at Pelican Sound seller delivers the condominium resale package under section 718.503, gives the property tax disclosure summary under section 689.261 and the flood disclosure under section 689.302 at or before contract, and discloses known facts that materially affect value and are not readily observable. This is information, not legal advice.
Island Sound I and Island Sound II are both recorded condominiums, so Chapter 718 governs their resale. Section 720.401's homeowners association disclosure summary states that it does not apply to associations regulated under chapters 718, 719, 721 or 723. Pelican Sound also has a master declaration and a club above the condominiums, so which forms your contract carries is a question for your closing agent or attorney. We never hand an Island Sound buyer an HOA summary in place of the condominium package.
On a resale by an owner who is not the developer, section 718.503 entitles the buyer, at the seller's expense, to current copies of the declaration, the articles of incorporation, the bylaws and rules, the latest annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report, and the frequently asked questions document. The seller also gives the buyer a governance form prepared by the state's Division of Condominiums.
Section 718.503 makes a resale contract voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after the date of execution once the documents are delivered, unless the contract states the buyer received them more than 7 such days before signing. We order the package at listing, so the window opens and closes while the deal is fresh.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning the buyer not to rely on the seller's current taxes, because a change of ownership can trigger a reassessment. At Island Sound the tax bill also carries the River Ridge CDD line, which we point out to buyers so it is not a surprise.
Section 689.302 requires the seller of residential property to give the buyer a flood disclosure at or before the time the contract is executed. The form states that homeowners' insurance does not cover flood damage and asks whether the seller knows of flooding that damaged the property during ownership, has filed a flood insurance claim, or has received federal assistance for flood damage. At Island Sound, with Ian repair permits on record for Island Sound II ground floors, those answers depend on your unit, and we help you assemble the facts before you sign the form.
Under the Florida Supreme Court's 1985 decision at 480 So. 2d 625, a seller who knows of facts materially affecting a home's value that are not readily observable and not known to the buyer must disclose them, and an as-is clause does not remove that duty. At Island Sound that means known leaks, storm damage and repairs, open permits, unapproved alterations and any special assessment you know about.
The Village of Estero's monthly permit reports list Hurricane Ian repair permits on Island Sound II ground-floor units: two in June 2023 at $70,000 and $100,372.50, and 36 in May 2024 across all six buildings, most at $20,000 each. Buyers can read the same reports. If your unit was repaired, have the permit, the final inspection and the contractor's paperwork ready before you list.
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The flood map affects an Island Sound at Pelican Sound sale because every mortgaged buyer will need flood insurance: FEMA's current map shows Zone AE, a coastal floodplain, with an 11.0-foot base flood elevation at the five Island Sound addresses we queried on October 7, 2026, on panel 12071C0587G effective November 17, 2022.
We geocoded five Island Sound Circle addresses, three in Island Sound II and two in Island Sound I, with the U.S. Census Bureau geocoder and queried FEMA's flood hazard and panel layers at each point. All returned Zone AE, special flood hazard area, base flood elevation 11.0 feet. Lee County's evacuation layer returned Zone A, the first zone ordered to leave for storm surge, at the points we tested. These are map readings, not surveys, and your exact unit should be checked. Our Island Sound at Pelican Sound neighborhood guide sets out the full flood, insurance and storm record for buyers.
A 2018 elevation certificate for one ground-floor Island Sound I home, filed with the Village of Estero, was written against the earlier 2008 panel and a 10.0-foot base flood elevation, with the top of the bottom floor at 10.0 feet. The 2022 map raised the base flood elevation at that point to 11.0 feet, so by our arithmetic that floor now sits about one foot below it. A certificate on the current map is what a buyer's insurer will rate. For a ground-floor seller, ordering one before listing can save your buyer a week.
Each association insures its buildings under section 718.111(11), and each owner carries an HO-6 policy for the interior, contents and loss assessment; section 627.714 sets a minimum of $2,000 of loss assessment coverage. A buyer will ask for the master policy summary, the hurricane deductible and the roof age for your building. Ask the association for them when you list.
The Village of Estero participates in FEMA's Community Rating System at Class 6, a 20 percent discount on National Flood Insurance Program premiums in the special flood hazard area, and FEMA notified the Village on November 21, 2024 that it would keep that rating. Mention it: it lowers your buyer's flood premium.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories, so they reach Island Sound II's four-story buildings and, by their terms, not Island Sound I's two-story coach buildings. Island Sound II's buildings carry a 2001 or 2002 year built on the county roll, so they reach 30 years in 2031 or 2032, or earlier if the Village applies the 25-year local option. A buyer's attorney will ask for the reserve study status; get it from the association early.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, per the National Hurricane Center. The permit reports show ground-floor repair work in Island Sound II; they do not record water depth, the cause of each repair, or whether Island Sound I homes were repaired under permits we did not search. We say what the record supports and no more, and we advise you to do the same.
The Island Sound at Pelican Sound rules that most affect a sale are the association's certificate of approval for every buyer, the club's 30-day minimum lease and lessee rules, the two-registration houseguest limit in Island Sound I and II, the pet rules in each condominium's documents, and architectural review of exterior work.
The club's Fact Sheet makes a certificate of approval from the neighborhood association a condition of membership. For your buyer, that means the Island Sound I or II association approves the purchase before closing. We get the application, fee and timeline from the association at listing.
Leases at Pelican Sound run at least 30 days, need association approval, and require the lessee and primary occupant to be at least 25. A buyer takes your lease; the tenant's amenity transfer and approval status should be confirmed with the club, and showings go through the tenant. The Island Sound II lease application fee is $310 against $260 elsewhere in Pelican Sound.
The 2026 Fact Sheet names Island Sound 1, Island Sound 2 and Turnberry 1 as the neighborhoods where an owner may register unaccompanied houseguests only twice a year, against six times elsewhere, at $100 plus tax per registration. A buyer who plans to lend the unit to family will ask. We answer up front so the right buyer, not a surprised one, makes the offer.
Owner pet rules sit in each condominium's documents, which are not published. The club's rules bar lessees from keeping any animal except a bona fide service animal and bar registered houseguests from bringing pets. Get your association's owner rule in writing before you list, because buyers ask.
Exterior changes need approval under the club's Architectural Review Committee guidelines, and in a condominium the association also controls the exterior, windows, doors and common elements. Unapproved changes can become a buyer's objection, so we check before listing.
Neither Island Sound association publishes its dues, so the estoppel is the document that states them. We ask for your current statement at listing so a buyer sees the monthly cost before the first showing.
Selling at Island Sound at Pelican Sound differs from selling at Turnberry because Island Sound has more buyers, more competition and a flood zone Turnberry's points do not: 11 closings in 12 months against 7, a 48-day median against 102, and Zone AE against Zone X at the points we checked.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Island Sound at Pelican Sound | Turnberry at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 216: I 84, II 132 | 180: I 132, II 48 |
| Product (club flyer) | I: two-story coach homes, one-car garage; II: four-story, carports and elevators | I: four-story, carports and elevators; II: two-story, carports |
| Built (roll) | 2001 to 2002 | 2000 to 2001 |
| Houseguest registrations a year | 2 in I and II | 2 in I, 6 in II |
| Lease application fee | $260 in I, $310 in II | $260 |
| FEMA zone at the points we queried | AE, base flood elevation 11.0 feet | X, 0.2 percent annual chance flood hazard |
| MLS closings, 12 months | 11, $450,000 median | 7, $470,000 median (small sample) |
| MLS closings, 36 months | 30, $485,000 median | 13, $470,000 median |
| Two-bedroom condos, 12 months | Island Sound II: 4, $332,500 (mean of $320,000 and $345,000) | 3, $332,500 |
| Median $ per MLS sq ft, 12 months | $301.38 | $301.28 |
| Median days on market, 12 months | 48 | 102 |
| Median sold-to-list, 12 months | 96.5% | 94.2% |
| Active listings, September 29, 2026 | 7, median $324,900 | 2, median $326,500 |
| Months of supply | 7.6 (I 2.0, II 14.4) | 3.4 |
| County qualified sales since September 29, 2025 | 12, $443,500 median | 9, $435,000 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded sales; club 2026 Fact Sheet and 2022 flyer; FEMA flood layers queried October 7, 2026. MLS and county figures are never mixed.
A Turnberry seller has fewer competing listings, two on September 29, 2026, and a Zone X reading at the points we checked, but slower sales: a 102-day median and a 94.2% sold-to-list ratio over 12 months. Our Turnberry seller's guide covers that side.
An Island Sound seller has more buyers looking and more sales to price from, and sells faster at a better ratio. The trade is the flood story, which must be told well, and in Island Sound II the competition of six listings.
Island Sound II's four two-bedroom sales of the last 12 months and Turnberry's three both had a $332,500 median. A buyer choosing between them is choosing on building, floor, view, association and flood map, not on price, so presentation and paperwork decide which flat sells first.
Neither neighborhood rewards waiting for 2022 to return. Both have closed below list in every recent year. The seller who prices to the last 12 months of their own building type, and lists before the winter season, gives up the least.
Island Sound at Pelican Sound is the busiest resale neighborhood in Pelican Sound, with 11 of the community's 50 MLS closings in the 12 months to September 29, 2026, and its $450,000 median is the second-lowest after Hammock Greens. For a seller, the closest yardsticks are the other coach home and elevator condo neighborhoods.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Neighborhood | Units | Product | MLS closings, 12 months | 12-month median | 12-month median $ per MLS sq ft |
|---|---|---|---|---|---|
| Island Sound | 216 | Coach homes (I) and four-story elevator condos (II) | 11 | $450,000 | $301.38 |
| Turnberry | 180 | Four-story elevator condos (I) and two-story condos (II) | 7 | $470,000 | $301.28 |
| Edgewater | 114 | Condominium coach homes | 7 | $585,000 | $354.84 |
| Southern Hills | 84 | Condominium coach homes | 6 | $537,500 (mean of $535,000 and $540,000) | $341.83 |
| Hammock Greens | 98 | Condominium, mostly four-story elevator buildings | 2 | $357,000 (mean of $345,000 and $369,000) | $274.62 |
| Palmetto Dunes | 156 | Condominium carriage homes | 3 | $960,000 (small sample) | $454.80 |
| Oak Run | 96 | Condominium carriage homes | 4 | $812,500 (mean of $765,000 and $860,000) | $446.61 |
| The Masters | 100 | Single-family | 7 | $1,249,000 | $571.01 |
Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll; our Pelican Sound roster reconciliation of September 30, 2026. All rows below 10 closings are small samples.
The club's flyer lists three coach home neighborhoods with the same marketed plans, 1,551 square feet below and 1,669 above with a one-car garage: Island Sound I, Edgewater and Southern Hills. Over 12 months Edgewater closed 7 at a $585,000 median, Southern Hills 6 at $537,500 and Island Sound I 6 at $515,000. The plan is the same; location, association, flood reading and the two-registration rule account for the gap.
Hammock Greens is the community's other entry point, with 2 closings in 12 months at a $357,000 median against Island Sound II's 5 at $345,000. At these prices the club's $11,495 annual assessment and the CDD line are a larger share of the price than anywhere else in Pelican Sound, about 3.7 percent of the Island Sound II median a year by our arithmetic.
An Island Sound I coach home priced near Southern Hills and Edgewater must show why it is worth it; one priced at the Island Sound I closings is the value play among the three. An Island Sound II flat is competing for the same entry-level buyer as Hammock Greens and Turnberry I, and should be priced and presented to win that buyer. The full neighborhood-by-neighborhood yardstick, with all twelve Pelican Sound names, is in our guide to living in Island Sound at Pelican Sound.
You get a free Island Sound at Pelican Sound home valuation by using the Home Valuation form at the top of this page or calling Jesse direct at (239) 898-6072. Jesse follows up with the closings that fit your unit: the same section, floor and plan, adjusted for condition, updates, furnishings and any lease in place.
The form takes about a minute, and there is no cost and no obligation. Start with a free Island Sound home valuation, use the valuation form on this page, or call (239) 898-6072, text or call. Confidential conversations welcome. Our Island Sound home valuation page shows plan by plan how homes here are priced, and our Island Sound buyer's guide covers the other side of a move.
If you're searching for an Island Sound at Pelican Sound listing agent, or thinking, 'I need someone to sell my Island Sound at Pelican Sound home...' you are selling into Pelican Sound's busiest neighborhood, where building type, flood story and the buyer's club charges decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my condo 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 Island Sound, elsewhere in Pelican Sound, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
In the last 12 months we tracked all 11 Island Sound closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 42 the MLS has recorded since May 2022, sorted into Island Sound I and II. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
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Request a free home valuation and Jesse follows up with the Island Sound closings that fit your unit. (239) 898-6072, text or call. Confidential conversations welcome.
For an Island Sound I coach home priced to the recent closings, the market is tight: one active against six closings a year is about 2.0 months of supply, and the July 2026 upper-floor sale closed at full price in 7 days.
It is a competitive moment. Six Island Sound II flats were for sale on September 29, 2026 against five closings in 12 months, and the four two-bedroom sales of 2026 closed at $320,000 to $350,000. Price against those, not against 2024.
By section, floor and plan. Over 12 months, ground-floor coach homes closed at $450,000 to $500,000, upper-floor coach homes at $530,000 to $565,000, and Island Sound II two-bedroom flats at $320,000 to $350,000.
The 12-month median is 48 days, with a range of 3 to 386. Price was the difference between the fast and the slow sales.
Your buyer needs a certificate of approval from the Island Sound I or II association to become a club member, per the club's Fact Sheet. We get the procedure and fee before you list.
These are the questions Island Sound at Pelican Sound owners ask most about selling a coach home or condo in Estero, answered from the recent closings and the public record. Each answer names Island Sound. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from your own section's sales. Over 12 months Island Sound I coach homes closed at a $515,000 median (n = 6) and Island Sound II flats at $345,000 (n = 5). For a number on your unit, use the free home valuation or Call Jesse direct at (239) 898-6072.
To September 29, 2026, four Island Sound I coach homes closed at $500,000, $530,000, $550,000 and $565,000, and four Island Sound II flats at $320,000, $320,000, $345,000 and $350,000, per the Southwest Florida MLS.
Because the $450,000 12-month median sits between two markets: coach homes at $515,000 and elevator condos at $345,000. Pricing either against $450,000 starts the listing in the wrong place.
Historically yes. Over 60 months upper-floor Island Sound I homes had a $565,000 median (n = 11) and ground-floor homes $507,500 (n = 6). In the last 12 months the uppers closed at $530,000 to $565,000 and the grounds at $450,000 to $500,000.
Yes. Over 60 months three-bedroom flats had a $470,000 median (n = 7) against $402,500 for two-bedroom flats (n = 18). The one three-bedroom sale of the last 12 months closed at $437,000.
The 12-month median is 48 days, with a range of 3 to 386. In 2026 the Island Sound II flat that closed in 3 days was listed at $355,000 and closed at $350,000; the coach home that took 386 days started at $525,000 and closed at $500,000.
Seven on September 29, 2026: one coach home at $499,900, about 2.0 months of supply, and six Island Sound II flats from $297,900 to $439,000, about 14.4 months of supply at the 12-month pace.
On the numbers, yes: six actives against five sales a year. Sellers who price to the 2026 closings, $320,000 to $350,000 for two bedrooms, are the ones who close.
Over 12 months the median sold-to-list ratio was 96.5%, and the median gap between final list and sold price was $19,000. Ten of 11 sales closed below list and one at list.
Pelican Sound is seasonal; the club says about 450 of its 1,299 homes are year-round, so winter brings the most buyers inside the gate. Island Sound's 2026 closings ran from January to July. List with photographs and documents ready before the season.
With professional photography, video and drone, a qualified-buyer database, and a listing that names the section, floor, garage or carport, elevator and the club, with the documents and flood facts ready before the first showing.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price an Island Sound home from its own section's closings, which is why this page lists every one. Call Jesse at (239) 898-6072.
Your buyer needs a certificate of approval from the Island Sound I or II association to become a club member, per the 2026 Fact Sheet. Get the application, fee and timing from the association and build them into the contract.
Under section 718.503, at your expense: the declaration, articles, bylaws and rules, the latest financial statement and budget, the frequently asked questions document, any milestone inspection summary, the latest structural integrity reserve study or a statement that none has been completed, and the state's governance form.
Section 720.401 says it does not apply to associations regulated under Chapter 718, and both Island Sound associations are condominiums. Your closing agent or attorney confirms the forms for your contract; this is information, not legal advice.
Under section 718.503, a resale buyer may void the contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing once the documents are delivered, unless the contract states the buyer received them more than 7 such days earlier.
Yes. Section 689.302 requires a residential seller to give the buyer the statutory flood disclosure at or before the time the contract is signed, covering known flood damage, flood insurance claims and federal flood assistance during your ownership.
Florida law requires a seller to disclose known facts that materially affect value and are not readily observable, under the Florida Supreme Court's 1985 decision at 480 So. 2d 625. Have any Ian permit numbers and final inspections ready; the Village's reports list many Island Sound II ground-floor repair permits.
It is worth discussing, especially on a ground floor. The 2018 certificate we read for one Island Sound I home was written on the 2008 map with a 10-foot base flood elevation; the 2022 map shows 11 feet. A certificate on the current map tells your buyer's insurer where your floor sits now.
Two in practice: the club's, at $299 per the 2026 Fact Sheet, and the Island Sound I or II association's under section 718.116. Confirm both are ordered when the contract is signed.
Florida caps a condominium estoppel for a current account at $299, plus $119 for delivery within three business days and $179 if the account is delinquent. In Lee County the seller customarily pays it; the contract controls.
The buyer, at closing: $20,300 for a buyer new to Pelican Sound or $11,495 for a repeat owner, per the 2026 Fact Sheet. The contract should say so plainly.
The club describes the initiation and resale capital fees as charges paid at closing, and membership ends when you sell. We have found no published refund of either, so a seller should not expect one.
In Lee County the seller customarily pays the deed doc stamps at $0.70 per $100 and the owner's title policy, plus the association estoppel; the contract controls. At $450,000, doc stamps are $3,150 and a promulgated owner's policy about $2,325, before commission and any payoff.
Club, condominium and CDD charges are prorated to the closing date, and Florida property taxes, paid in arrears, are credited to the buyer for your days of ownership that year. The closing agent prepares the figures.
Yes, but it must be disclosed and the contract must say who pays. The association's estoppel states any assessment, and we want to see the board's notice and schedule before we set a price.
Yes, subject to the lease. The buyer takes the lease, the tenant's amenity transfer and approval should be confirmed with the club, and showings run through the tenant.
Compare the net rent after the $11,495 club assessment, about $1,209 in CDD charges, condominium dues, insurance and tax with a sale at your section's median. The 30-day minimum, the lessee rules and, in Island Sound II, the $310 application all shape the numbers.
It can for a buyer who plans to lend the unit to family often. Island Sound I and II owners may register unaccompanied houseguests twice a year, against six elsewhere in Pelican Sound. We answer it up front.
They can. Island Sound II's four-story buildings fall under Florida's three-story rules, so buyers and lenders ask for the structural integrity reserve study and milestone status. Request them from the association before listing.
It shapes their math. Zone AE brings mortgage flood insurance and the substantial improvement rule into a buyer's costs. A current elevation certificate, the association's flood policy and a wind mitigation report help a buyer underwrite your unit.
Pelican Sound is gated, and visitors must be on a member's guest list or arranged through the gate. We arrange access for every showing and follow the club's rules.
It 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 five years before the sale. We are not tax advisors; ask yours.
Compare your ask with your section's 2026 closings. The Island Sound I home that sat 386 days closed at $500,000 after starting at $525,000, and two-bedroom Island Sound II flats in 2026 closed at $320,000 to $350,000. Call Jesse at (239) 898-6072.
Head to head on two-bedroom condos: both closed at a $332,500 median over 12 months. Island Sound sells faster, a 48-day median against 102, and adds coach homes with garages; Turnberry's points checked in Zone X.
Both sides run through the same club. As a repeat owner you pay the $11,495 resale capital fee on the purchase instead of the $20,300 initiation. Marc handles the purchase at (239) 287-5873, and our Island Sound buyer's guide covers the steps.
You can, but you would handle the pricing by section, the association's approval, the club's estoppel and fees, the condominium resale package, the flood disclosure, the gate and the contract yourself. A pricing conversation with us costs nothing.
The Florida Department of Business and Professional Regulation's licensee search shows any agent's license status. Jesse McGreevy holds SL3101296 and Marc Comisar BK3060671.
Island Sound at Pelican Sound owners 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 Island Sound closing since 2022, the county roll, the club's fees and the flood map before writing 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 Island Sound at Pelican Sound guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
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 Island Sound specifically, we tracked all 42 MLS closings since May 2022 and every qualified county sale since 2009, and we sorted each one into Island Sound I or II before writing a word of pricing advice.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Island Sound at Pelican Sound listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "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
★★★★★ "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
★★★★★ "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
Selling your Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission, and anyone can confirm a license on the state's licensee search.
Every fact on this Island Sound at Pelican Sound seller guide traces to a primary record below: the club's own documents, Florida statutes and state records, Lee County, the Village of Estero, FEMA and federal sources, and NAR for the settlement rules. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal or IDX feed is cited.
The documents an Island Sound at Pelican Sound seller needs are published by the club, the State of Florida, the Village of Estero, the River Ridge CDD and federal agencies; the table links each to its issuing authority. The recorded condominium declarations are available through the Lee County Clerk's official records, and your association's estoppel and resale package through its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet: fees, managers, lessee and houseguest rules | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer | Pelican Sound Golf & River Club | 2022 | Flyer, PDF |
| Community Map | Pelican Sound Golf & River Club | 2023 | Map, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Building Permit Report, June 2023 | Village of Estero | June 2023 | Permit report, PDF |
| Building Permit Report, May 2024 | Village of Estero | May 2024 | Permit report, PDF |
| Public condominium extract | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Condominium resale disclosure, 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, 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 |
| 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 |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the Island Sound 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 Island Sound at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Island Sound at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.