Estero, Florida
Sell your Oak Run at Pelican Sound home with McGreevy and Comisar, Top 1% nationally since 2008. Every closing since 2021 split by first and second floor, 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 Oak Run at Pelican Sound means selling one of 96 carriage homes that come in two plans, a first-floor home and a second-floor home, and the two sell at very different prices. Our Oak Run at Pelican Sound neighborhood guide sets out the buildings, the rules and the flood map. This page is the seller's side of it: what your home is likely to sell for, how fast, what the sale costs you, and what to have ready before the first showing. Oak Run sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
Oak Run is one condominium of 96 homes in 24 two-story buildings, all built in 2000, all on Sound Way, and every home has a two-car garage. Over the 36 months to September 29, 2026 the Southwest Florida MLS recorded 13 Oak Run closings at an $820,000 median. That median blends two markets. Six first-floor homes closed at a $770,000 median and seven second-floor homes at $969,000, and a seller who prices against the wrong floor starts the listing 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 Oak Run home valuation guide, and if you are buying your next home as well, read our Oak Run buyer's guide. For the rest of the community, our guide to selling a home in Pelican Sound covers all twelve marketed neighborhoods. To see what a sale would leave you with, estimate your net proceeds with our seller net sheet.
A word on the name, because search engines blur it. This page covers Oak Run at Pelican Sound Condominium Association, Inc. in Estero, Lee County, Florida. It is not Oak Run at Sarasota National, a separate group of condominiums in Venice, and it is not any of the other Oak Run homeowners' associations the state's corporate register lists across Florida.
McGreevy and Comisar are the best realtor for Oak Run at Pelican Sound because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and an Oak Run read built from every MLS closing since 2021, the county roll and its recorded sales.
If you're searching for the best realtor for Oak Run at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Oak Run home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers comparing the best real estate agents in Estero should ask each agent to price one specific Oak Run carriage home from Oak Run's own recent sales, floor by floor, and we do exactly that below, in the open.
Recent Oak Run at Pelican Sound track record (last 12 months): In the last 12 months Oak Run at Pelican Sound has seen 4 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $812,500 (n = 4, even, the mean of the middle pair $765,000 and $860,000; small sample), a range of $761,000 to $995,000, $3,381,000 in total volume, a median of 2.5 days on market and a median sold-to-list ratio of 100.6%. Over the 36 months to that date, 13 closed at an $820,000 median, the first window that reaches 10 closings.
In the last 12 months we tracked every one of the 4 Oak Run closings in the Southwest Florida MLS, and we tracked all 18 closings the MLS has recorded here since September 2021, each matched to its recorded deed. Every sale is listed on this page by month, floor, price and size only.
For Oak Run at Pelican Sound sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. In a two-plan building the marketing has to make the floor plain, and the paperwork has to be ready early: the Oak Run association's approval to purchase, the club's estoppel and the buyer's one-time club fee at closing.
Honors and recognition:
Selling your Oak Run at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. You can also see what your Oak Run home is worth today.
Buying in Oak Run 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 Oak Run 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 Oak Run at Pelican Sound in 2026 means pricing against your own floor's closings, not the neighborhood median. First-floor homes have closed at $761,000 to $860,000 across 2025 and 2026, second-floor homes at $980,000 to $995,000 in 2025, and one first-floor home was listed on September 29, 2026.
Every Oak Run building holds four homes, two on the first floor and two on the second, which is why the county roll splits the 96 residences evenly into 48 and 48. The Southwest Florida MLS files every sale under one subdivision name, "OAK RUN", so published medians blend the two floors. We split each closing by its floor plan: the MLS records every first-floor sale as three bedrooms and two baths at 1,759 square feet and every second-floor sale as three bedrooms plus a den and two baths at 2,170 or 2,171 square feet.
A first-floor owner is selling the 1,759 square foot plan with no stairs inside the home and an attached two-car garage. Three sold in the last 12 months at $761,000, $765,000 and $860,000, each in four days or less. The seller's job is to price to those sales, not to the second floor's, and to let a low-supply market work without asking for a number the closings do not support.
A second-floor owner is selling the 2,170 square foot plan, about 411 square feet larger than the lower plan by the club's measure, with a den. One sold in the last 12 months, at $995,000 in 24 days, and three sold in 2025 at $980,000 to $995,000. Second-floor homes also produced the slow sales of 2024. The seller's job is to price to the 2025 closings and to be ready for a buyer who compares the home with its Palmetto Dunes twin next door.
Every Oak Run buyer joins Pelican Sound Golf & River Club with the deed: 27 holes, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, six pools, a members-only boat ramp on the Estero River and a boat shuttle to Lovers Key, under one $11,495 annual assessment in 2026. That bundle is the headline of any Oak Run listing. It also means your buyer pays the same club charges whatever the price.
The record supports a plain summary for a seller. Oak Run first-floor prices rose from $545,000 in January 2022 to $870,000 in October 2022, then held in a $761,000 to $860,000 band in 2025 and 2026. Second-floor prices dipped to $800,000 to $823,000 on slow 2024 sales, then recovered to $980,000 to $995,000 in 2025. Both are small samples, and both are the market you are selling into.
Selling your Oak Run at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oak Run at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Oak Run at Pelican Sound market for sellers on September 29, 2026 was thin and quick: one first-floor home listed against four closings in the last 12 months, about 3.0 months of supply. Over 36 months the neighborhood closed 13 times at an $820,000 median and 8 median days on market.
Data updated: October 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 18 Oak Run closings in the 60-month record was entered after the sale, so every one was marketed through the MLS and carries days on market.
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 4 (small sample) | $812,500 (mean of $765,000 and $860,000) | $446.61 | 2.5 | 100.6% |
| 24 months | 8 (small sample) | $817,500 (mean of $775,000 and $860,000) | $446.00 | 7 | 100.0% |
| 36 months, first window with 10+ | 13 | $820,000 | $440.59 | 8 | 99.4% |
| 60 months | 18 | $800,000 (both middle sales at $800,000) | $434.91 | 6 | 100.0% |
The 36-month window is the first with 10 or more closings, so it leads. The 12-month and 24-month figures describe four and eight sales, not a forecast. The five-year picture is steadier than the headline suggests: a median near $800,000 to $820,000 with most homes selling within weeks of listing.
| Window | First floor (1,759 sq ft) | Second floor (2,170 sq ft) |
|---|---|---|
| 12 months | 3 closings, $765,000 median, small sample | 1 closing, $995,000 |
| 24 months | 5 closings, $765,000 median, small sample | 3 closings, $980,000 median, small sample |
| 36 months | 6 closings, $770,000 median (mean of $765,000 and $775,000), small sample | 7 closings, $969,000 median, small sample |
| 60 months | 10 closings, $765,000 median (both middle sales at $765,000) | 8 closings, $896,000 median (mean of $823,000 and $969,000) |
| Median days on market, 36 months | 4 | 24 |
| Median sold-to-list, 36 months | 100.0% | 98.5% |
| Volume, 36 months | $4,746,000 | $6,347,000 |
Southwest Florida MLS, pulled September 29, 2026, split by floor plan. Over 36 months the second floor closed about $199,000 above the first floor at the median, and the second floor took longer to sell and closed further below list.
On September 29, 2026 the MLS showed one Oak Run active at $875,000, about 3.0 months of supply at the 12-month pace of four closings. The one listing is a first-floor home, and three first-floor homes closed in the last 12 months, so first-floor supply is about 4.0 months by our arithmetic. No second-floor home was for sale, against one second-floor closing in the last 12 months. Oak Run rarely has more than a home or two on the market at once.
Over 36 months the median Oak Run closing took 8 days on market, with a range of 0 to 117 and a mean of 29.5. Nine of the 13 sold within 30 days, and one took more than 90. Over the full 60 months, 14 of 18 sold within 30 days. In the last 12 months the median was 2.5 days, and three of the four sold in four days or less.
Over 36 months, two of the 13 closings sold above their final list price, four sold at it and seven sold below. The nine that sold within 30 days held a 100.0% median sold-to-list ratio. The four that took longer closed at a 95.2% median. A well-priced Oak Run listing gives up little in negotiation and closes quickly, and an overpriced one teaches the market its number by waiting.
The county's qualified recorded sales, through the newest recording on July 29, 2026, show 6 Oak Run sales since September 29, 2025 at an $822,500 median. Two of them never appeared as MLS closings: a first-floor sale at $785,000 in April 2026 and a second-floor sale at $935,000 in June 2026. The county and MLS counts are close, so Oak Run is a resale market throughout. The county's own first-floor and second-floor medians over the 24 months to July 29, 2026 were $770,000 (six sales) and $935,000 (seven sales).
Oak Run at Pelican Sound homes have sold for $545,000 to $995,000 in the MLS over five years. In the last 12 months first-floor homes closed at $761,000, $765,000 and $860,000, and a second-floor home at $995,000. All 18 closings since September 2021 are listed below, floor by floor.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Eighteen closings in five years is a small market, so it is read sale by sale. Each row shows month, floor, MLS living area and price only.
| Closed | Floor and layout | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Apr 2026 | First floor, 3 bed, 2 bath | 1,759 | $774,900 | $765,000 | 98.7% | 0 |
| Apr 2026 | First floor, 3 bed, 2 bath | 1,759 | $849,000 | $860,000 | 101.3% | 4 |
| Dec 2025 | First floor, 3 bed, 2 bath | 1,759 | $749,000 | $761,000 | 101.6% | 1 |
| Oct 2025 | Second floor, 3 + den, 2 bath | 2,171 | $995,000 | $995,000 | 100.0% | 24 |
| Aug 2025 | Second floor, 3 + den, 2 bath | 2,171 | $995,000 | $980,000 | 98.5% | 8 |
| Jun 2025 | Second floor, 3 + den, 2 bath | 2,170 | $995,000 | $980,000 | 98.5% | 6 |
| Apr 2025 | First floor, 3 bed, 2 bath | 1,759 | $775,000 | $775,000 | 100.0% | 72 |
| Mar 2025 | First floor, 3 bed, 2 bath | 1,759 | $765,000 | $765,000 | 100.0% | 17 |
| Aug 2024 | Second floor, 3 + den, 2 bath | 2,171 | $840,000 | $800,000 | 95.2% | 117 |
| Jun 2024 | Second floor, 3 + den, 2 bath | 2,171 | $865,000 | $823,000 | 95.1% | 65 |
| Feb 2024 | Second floor, 3 + den, 2 bath | 2,171 | $969,000 | $969,000 | 100.0% | 0 |
| Jan 2024 | Second floor, 3 + den, 2 bath | 2,171 | $884,000 | $800,000 | 90.5% | 66 |
| Dec 2023 | First floor, 3 bed, 2 bath | 1,759 | $824,900 | $820,000 | 99.4% | 4 |
| Oct 2022 | First floor, 3 bed, 2 bath | 1,759 | $890,000 | $870,000 | 97.8% | 7 |
| Apr 2022 | First floor, 3 bed, 2 bath | 1,759 | $600,000 | $705,000 | 117.5% | 4 |
| Mar 2022 | First floor, 3 bed, 2 bath | 1,759 | $500,000 | $675,000 | 135.0% | 6 |
| Jan 2022 | First floor, 3 bed, 2 bath | 1,759 | $545,000 | $545,000 | 100.0% | 0 |
| Sep 2021 | Second floor, 3 + den, 2 bath | 2,170 | $595,000 | $617,000 | 103.7% | 0 |
Every one of these 18 closings matches a qualified deed in the Lee County recorded-sales file at the same price. The MLS and the county measure the same homes differently: the 1,759 square foot MLS plan sits on parcels the county records at 1,646 heated square feet, and the 2,170 square foot plan on parcels it records at 2,171.
Oak Run at Pelican Sound has 96 carriage homes on Sound Way, one association inside the 1,299-home Pelican Sound club, and on September 29, 2026 exactly one home for sale, a first-floor home asking $875,000. In a neighborhood where first-floor homes have closed at a $770,000 median and second-floor homes at $969,000 over 36 months, the seller who prices to the right floor and has the association paperwork in hand is the one who closes in days, not months.
Selling an Oak Run carriage home in Pelican Sound? Get a free Oak Run home valuation or Call Jesse direct at (239) 898-6072. You can also see what an Oak Run home is worth and read our guide to selling a home in Pelican Sound.
Buying at Oak Run at Pelican Sound? Call Marc at (239) 287-5873, start with our Oak Run buyer's guide, or read how we represent buyers.
Ten first-floor homes closed in the 60-month MLS record. Four sold in 2022, climbing from $545,000 in January to $870,000 in October as the market ran up. One sold in December 2023 at $820,000. Three sold in 2025, at $765,000 in March, $775,000 in April and $761,000 in December, and two sold in April 2026 at $765,000 and $860,000. The 60-month first-floor median is $765,000, and the 36-month median is $770,000.
Eight second-floor homes closed in the 60-month MLS record, one in 2021, four in 2024 and three in 2025. The five-year median is $896,000, and the 36-month median is $969,000. They sold at $617,000 in September 2021, $800,000 to $969,000 in 2024, and $980,000 to $995,000 from June to October 2025. Per MLS square foot the two floors are close, $437.75 for first-floor homes and $446.34 for second-floor homes over 36 months, so buyers are paying for space and the den, not for the floor itself.
Every year below is a small sample of MLS-marketed closings, so treat each median as a description.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2021 (September) | 1 | $617,000 | one sale | 0 | 103.7% |
| 2022 | 4 | $690,000 (mean of $675,000 and $705,000) | $545,000 to $870,000 | 5 | 108.7% |
| 2023 | 1 | $820,000 | one sale | 4 | 99.4% |
| 2024 | 4 | $811,500 (mean of $800,000 and $823,000) | $800,000 to $969,000 | 65.5 | 95.2% |
| 2025 | 6 | $877,500 (mean of $775,000 and $980,000) | $761,000 to $995,000 | 12.5 | 100.0% |
| 2026 to September 29 | 2 | $812,500 (mean of $765,000 and $860,000) | $765,000 to $860,000 | 2 | 100.0% |
The pattern is a sharp step up in 2022, a slow 2024 for the second floor, when three of four second-floor homes took 65 to 117 days, and a firm 2025, when three second-floor homes closed at $980,000 to $995,000 in 6 to 24 days. Each year's median moves with the mix of floors, so compare floor to floor.
In March and April 2022 two first-floor homes closed at 135.0% and 117.5% of their list prices, after lists of $500,000 and $600,000. Those lists sat far below what buyers then paid, and the results are not a price anyone should expect to repeat. The first-floor median since then has held between $761,000 and $870,000. A seller today who remembers 2022 should price to 2025 and 2026, because the buyers do.
This sale is described only from the public record: the MLS and the county deed. A first-floor, three-bedroom, two-bath Oak Run home of 1,759 MLS square feet closed in April 2026 at $860,000 after 4 days on market, against a final list of $849,000. It is the highest first-floor price in the 36-month MLS record, and it closed at 101.3% of list. It closed within weeks of two other first-floor sales at $765,000 and $785,000, so the same plan recorded a $95,000 spread in one spring, which is what condition, updates and the view across the lakes do to a price.
A second-floor, three-bedroom-plus-den, two-bath Oak Run home of 2,171 MLS square feet closed in October 2025 at $995,000, its full list price, after 24 days on market. It is the highest price in the 60-month MLS record and followed June and August 2025 sales of the same plan at $980,000, each on the same $995,000 list price. The record shows a plan that sold three times in five months at a consistent price once the asking price matched the market.
We price an Oak Run at Pelican Sound home in five steps: the floor first, then the plan and size, then condition and updates, then the live competition, and finally the cash your buyer brings to closing. The 36-month medians, $770,000 for the first floor and $969,000 for the second, are starting points, never the answer.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
A first-floor home with no interior stairs and a second-floor home with a den are priced by different buyers. We never price one against the other's sales, and we never price either against the blended $820,000 median. For a first-floor home the comparable set is the ten first-floor closings of the last five years, six of them in the last 36 months. For a second-floor home it is the eight second-floor closings, seven in the last 36 months.
Both plans are three bedrooms and two baths, and the second-floor plan adds a den. The club gives the lower plan 1,759 square feet and the upper plan 2,170 square feet under air. The county roll records 1,646 and 2,171 heated square feet for the same homes. We state which measure we use in every comparison and never mix them, because a $440 per square foot figure on one measure is not a figure on the other.
Oak Run was built in 2000, so a buyer reads every home for age: the air conditioner, the water heater, the kitchen and baths, flooring, windows and doors and any remodel. The Village of Estero's permit record shows owners are updating these interiors, including a $51,749 kitchen remodel permit issued in May 2026 for a first-floor Oak Run home. The April 2026 first-floor sales, $765,000 and $860,000 in the same month, show that condition moves a price within a floor by about $95,000. We walk the home before we name a price.
Your listing competes with what is for sale the day it goes live. On September 29, 2026 an Oak Run first-floor seller faced one other Oak Run home, asking $875,000 after 53 days. Buyers also tour Palmetto Dunes, next door, which has the same two plans and the same club. Its 36-month floor medians were $800,000 for the first floor (n = 7) and $975,000 for the second (n = 4), and it had no home for sale that day. We price against both neighborhoods.
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 the $770,000 first-floor median the first-time charge is about 2.6 percent of the price. It does not change what a home is worth, but it is cash the buyer is not putting toward your price.
One MLS name covers two floors, and the county's heated area differs from the MLS area for the same home. An automated estimate can blend a $765,000 first-floor sale with a $995,000 second-floor sale. It cannot see the floor, the updates, the view across the lake 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.
Three of the four second-floor homes that sold in 2024 were listed at $840,000 to $884,000 and closed at $800,000 to $823,000 after 65 to 117 days, at 90.5 to 95.2 percent of list. The fourth, listed at $969,000, sold the day it listed. In 2025 three second-floor homes listed at $995,000 each and sold at $980,000 to $995,000 in 6 to 24 days. We price a second-floor home to the 2025 closings, and we explain to the owner what the 2024 sales cost the sellers who waited.
With three first-floor closings in the last 12 months, all within four days, a first-floor seller has leverage, but the closings still set the ceiling: $761,000 to $860,000. The one first-floor listing asking $875,000 has sat 53 days, above every first-floor closing in five years. The fast sales were priced at or just under their lists. Even the slowest first-floor sale, 72 days in April 2025, closed at its full $775,000 list price, so a slow sale is not always a discounted one.
We market an Oak Run at Pelican Sound home by telling buyers exactly which floor 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: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Oak Run closing and active figures cited in this section)
A buyer searching Pelican Sound sees "Oak Run" on first-floor and second-floor homes alike. Our listing names the condominium, the floor, the plan, the bedrooms and baths, the den where there is one, and the two-car garage. That one line filters out the wrong buyers and brings the right ones to the showing.
Professional photography of the home, the lanai and the building; video that walks the route from the garage or the walkway to the front door; and drone work that shows the club, the lakes, the river and the Lovers Key shuttle that come with the home. In a 96-home neighborhood where many homes 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 declaration and any amendments, articles, bylaws and rules, the budget and year-end financial statement, the insurance summary, the frequently asked questions document, any milestone inspection or structural integrity reserve study statement, the club's 2026 Fact Sheet, and permits and final inspections for your updates. With no public Oak Run association website, a complete file is the difference between a smooth contract and a stall.
We send every new Oak Run listing to our qualified-buyer database and to the agents who sell Pelican Sound, and we watch who tours the competing homes in Oak Run and Palmetto Dunes. With one Oak Run home for sale on September 29, 2026, the buyer who has already toured the alternatives is the one who writes the first offer.
Pelican Sound is gated, and the club's Fact Sheet admits guests only from a member's gate guest list. Oak Run's nearest gate is Williams Gate at the south end of Sound Way, which the club's 2023 map shows closed from 11 p.m. to 7 a.m. We arrange gate access for every showing and follow the club's rules, so a buyer's first impression of Oak Run is a smooth entry.
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. Oak Run's closings landed in January, February, March, April, June, August, September, October and December across the five-year record, and the fast ones were priced right rather than timed to a month. We plan a listing so its photographs and documents are ready when the 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 Oak Run home privately to our database and network first, and take it to the MLS when you are ready.
Selling your Oak Run at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oak Run at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We negotiate an Oak Run at Pelican Sound contract partner to partner, using the closings by floor as our evidence, the approval-to-purchase timing as our clock, and the inspection and insurance questions as items to settle early. Over 36 months nine of 13 homes sold within 30 days at a 100.0 percent median of list; our job is to keep yours there.
Jesse McGreevy or Marc Comisar negotiates your offer personally. In a neighborhood where two first-floor homes in one April closed $95,000 apart, the person across the table needs to know every Oak Run sale by heart, and we do.
Over 36 months, Oak Run sales that closed within 30 days held a 100.0% median sold-to-list ratio and the slower sales 95.2%. Each month on market costs a seller club assessments, condominium dues, the River Ridge district line, insurance and tax. We show you that math beside every counteroffer.
A 2000-built home 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 past repair. A seller who answers early keeps the inspection from turning into a renegotiation.
Oak Run is in Zone X at the five points we queried, so a lender does not require flood insurance on the map alone, but a buyer will still price a wind, HO-6 and optional flood quote during the inspection period. 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 Oak Run 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 Oak Run 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 $820,000 36-month median, doc stamps and the owner's policy come to $9,915.
Data updated: October 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) |
|---|---|---|---|
| $761,000 | Lowest 12-month Oak Run sale | $5,327 | $3,880 |
| $770,000 | First-floor 36-month median | $5,390 | $3,925 |
| $820,000 | Oak Run 36-month median, both floors | $5,740 | $4,175 |
| $969,000 | Second-floor 36-month median | $6,783 | $4,920 |
| $995,000 | Highest Oak Run sale in five years | $6,965 | $5,050 |
Doc stamps follow section 201.02 and the Department of Revenue's per-$100 method, rounding the price up to the next $100. The owner's premium follows the promulgated rate in Florida Administrative Code Rule 69O-186.003, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,001 to $1,000,000; the title company's rounding and any reissue credit set the final figure. Our arithmetic.
An Oak Run sale involves two estoppels in practice: the Oak Run association's under section 718.116(8), and the club's, whose $299 fee the 2026 Fact Sheet lists among the fees at closing. 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 both.
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 Pelican Sound owner moving from another neighborhood into an Oak Run carriage home pays $8,805 less at closing than a first-time owner.
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 Oak Run association's dues and the River Ridge Community Development District line, $1,208.92 on the tax bill for fiscal 2026, 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 starts from the $820,000 36-month MLS median, and it prices only the lines the state sets or caps. The lines that depend on your contract, your title company and your loan are shown as variables, not guessed. To run your own numbers, estimate your net proceeds with our seller net sheet.
| Line | Amount | How it is computed |
|---|---|---|
| Sale price | $820,000 | Oak Run 36-month MLS median (13 closings) |
| Deed doc stamps | $5,740 | 8,200 units of $100 at $0.70 each (section 201.02) |
| Owner's title policy | $4,175 | Promulgated rate, Rule 69O-186.003: $575 on the first $100,000 plus $3,600 on the next $720,000 |
| Oak Run association estoppel | $299 | Statutory cap for a current account, section 718.116(8); $119 more if you need it within three business days |
| Settlement fee | Varies, ask your title company | Not promulgated; set by the closing agent |
| Listing commission | Negotiable; enter your own | Not set by law; agreed with your listing agent in writing |
| Offer to the buyer's agent, if any | Negotiable; enter your own | Optional, made off the MLS |
| Property tax proration | Credit to the buyer for your days of ownership | Calendar-year taxes are paid in arrears; the closing agent computes it from the bill |
| Oak Run association transfer fee or capital contribution | Per association, verify | The Oak Run association's charges, if any, are stated on its estoppel |
| Mortgage payoff | Your loan balance | From your lender's payoff letter |
| Known costs subtotal | $10,214 | $5,740 plus $4,175 plus $299 |
| Estimated proceeds before mortgage payoff and commission | $809,786 | $820,000 less $10,214 |
The known costs are about 1.25 percent of the price. Commission, the settlement fee, the tax proration and your payoff then come out of the $809,786. Our arithmetic. Your closing agent's settlement statement controls.
| Line | First floor at $770,000 | Second floor at $969,000 |
|---|---|---|
| Deed doc stamps | $5,390 | $6,783 |
| Owner's title policy | $3,925 | $4,920 |
| Association estoppel | $299 | $299 |
| Known costs subtotal | $9,614 | $12,002 |
| Estimated proceeds before mortgage payoff and commission | $760,386 | $956,998 |
The same lines vary by floor only through the price. Commission, settlement, proration and payoff are yours and your contract's.
An Oak Run 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.
Oak Run is a recorded condominium, so Chapter 718 governs its 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 Oak Run 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 most recent structural integrity reserve study or a statement that none has been completed where one applies, and the frequently asked questions document. The seller also gives the buyer the 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 Oak Run the tax bill also carries the River Ridge district line of $1,208.92, 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. Those answers depend on your home and your history, 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 Oak Run that means known leaks, past repairs, open permits, unapproved alterations and any special assessment you know about.
The Village of Estero's monthly permit reports are public, and buyers can read them. They show one Oak Run permit in the May 2026 report, a $51,749 kitchen remodel. We did not read a full permit list for any Oak Run address. If you have updated your home, have the permit, the final inspection and the contractor's paperwork ready before you list, and tell us about any work done without one.
Selling your Oak Run at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oak Run at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The flood map helps an Oak Run at Pelican Sound sale: FEMA's flood map shows Zone X, outside the special flood hazard area, at all five Sound Way points we queried on October 7, 2026, on panel 12071C0587G effective November 17, 2022. Four points read minimal flood hazard and one read the shaded 0.2 percent annual chance band.
We queried FEMA's National Flood Hazard Layer at five U.S. Census geocoder points spread along Sound Way's Oak Run addresses. All five returned Zone X with the special flood hazard area flag false and no base flood elevation. The middle point fell in the 0.2 percent annual chance band of Zone X, sometimes called shaded X. A box of roughly a quarter mile around Oak Run returned only those two kinds of Zone X polygon and no AE polygon. That is a map reading for five geocoded points, not an elevation survey of any one building.
A federally backed mortgage requires flood insurance in a special flood hazard area, meaning zones beginning with A or V. Zone X, shaded or not, is outside it, so a lender does not require flood insurance on the map alone, although any lender may require it and any owner may buy it. The shaded band marks moderate hazard, which is a reason a buyer prices a policy rather than skipping it. That is a selling point for you, and an honest one to state.
The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, worth a 20 percent discount on National Flood Insurance Program premiums for policies in the special flood hazard area. A Zone X policy prices on its own rating, so we tell buyers to ask their agent how the credit applies to a specific home.
The association's master policy covers the building structure, and each owner carries an HO-6 policy for contents, interior finishes and loss assessment. Section 718.111(11) governs association insurance and Section 627.714 the unit owner's loss assessment coverage. Have the master policy summary, the hurricane deductible and the roof age in your listing file, and consider a wind mitigation inspection on the state's uniform form; section 627.711 requires insurers to offer mitigation credits.
Hurricane Ian made landfall in Lee County in September 2022 as a Category 4 storm, per the National Hurricane Center, and its worst surge struck the coast and islands. Oak Run sits in the south-central part of Pelican Sound, inland from the Estero River, so its exposure is mainly wind and rain. We have not confirmed Oak Run's evacuation zone letter, which Lee County's lookup tool answers by address, and we found no Oak Run storm-repair permit in the one monthly report we read.
The Oak Run at Pelican Sound rules that most affect a sale are the association's approval to purchase for every buyer, the club's 30-day minimum lease and lessee rules, the six-registration houseguest limit, the pet rules in the Oak Run documents, and architectural review of exterior work.
The club's Real Estate page says that before closing, an Application for Approval to Purchase must be completed and returned to the neighborhood association, and the club's membership terms say every member must have a certificate of approval from the neighborhood association. For Oak Run, that application goes through its manager. We get the application, fee and timeline at listing and start it the day the contract is signed.
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, and while it runs the tenant holds the amenity privileges if the owner transferred them, so confirm the transfer and the lease end date with the club before listing. Showings go through the tenant. Oak Run's own minimum lease is in its declaration and rules, which we have not read.
The club lets Oak Run members register unaccompanied houseguests six times a year, each for up to two weeks, five business days ahead; only Island Sound I, Island Sound II and Turnberry I are held to two registrations. Registered houseguests may not bring pets. A buyer who plans to lend the home to family will ask, and the answer helps.
Owner pet rules sit in the Oak Run declaration and rules, 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, and the master Architectural Review guidelines bar dog runs, pens and fences. Get the owner rule in writing before you list, because buyers ask. Assistance animals for a person with a disability follow federal fair housing rules.
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.
The Oak Run association's quarterly dues are not published on any public page we found, and we found no public Oak Run association website. The estoppel is the document that states the dues, any special assessment and any amount owed on the home. We ask for your current statement at listing so a buyer sees the cost before the first showing.
Florida's milestone inspection and structural integrity reserve study rules reach condominium buildings of three or more habitable stories, and the club describes the Oak Run at Pelican Sound buildings as two-story. On that description the three-story triggers would not apply, but reserve and disclosure rules still do, and the association confirms its own status.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more habitable stories tall, and later bills refined them. Section 553.899 sets the milestone rule and section 718.112 the reserve and study rules.
Oak Run was built in 2000, so its buildings reach 30 years in 2030. The club's Types of Residences flyer calls the carriage-home buildings two-story, which sits below the three-habitable-story line. We state the club's description, not a legal conclusion about each building; the association and its engineer decide whether any building is covered, and a buyer should get that answer in writing.
Even where the three-story tests are not met, section 718.112 requires a condominium association to budget reserves for roof replacement, painting, pavement and other capital items unless owners have properly waived or reduced them. With all 24 roofs dating to the same 2000 build year, the reserve schedule in the budget is the buyer's best view of how the association plans for the next roof cycle.
Selling at Oak Run at Pelican Sound differs from selling at Palmetto Dunes because Oak Run is the smaller pool with a home actually for sale: 96 homes against 156, an $820,000 against a $912,500 36-month median, and one active listing against none. The plans, garages and club are identical.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Oak Run at Pelican Sound | Palmetto Dunes at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 96 | 156 |
| Regime | One condominium, one association | One association over two recorded declarations (76 and 80 on the roll) |
| Built (county roll) | 2000 | 2001 |
| Streets | Sound Way only | Palmetto Dunes Drive and Classics Court |
| Plans (club) | Lower 1,759, upper 2,170 sq ft | Lower 1,759, upper 2,170 sq ft |
| Garage | Two-car | Two-car |
| MLS, 12 months | 4 closings, $812,500 median (small sample) | 3 closings, $960,000 median (small sample) |
| MLS, 36 months | 13 closings, $820,000 median | 11 closings, $912,500 median |
| MLS, 60 months | 18 closings, $800,000 median | 21 closings, $850,000 median |
| Median $ per MLS sq ft, 36 months | $440.59 | $454.80 |
| Median days on market, 36 months | 8 | 4 |
| Median sold-to-list, 36 months | 99.4% | 97.0% |
| 36-month first-floor median | $770,000 (n = 6) | $800,000 (n = 7) |
| 36-month second-floor median | $969,000 (n = 7) | $975,000 (n = 4) |
| Active listings, September 29, 2026 | 1 at $875,000 (first floor) | 0 |
| County qualified sales since September 29, 2025 | 6, $822,500 median | 4, $975,000 median |
| Club assessment, initiation, district line | $11,495, $20,300 first-time, $1,208.92 | Identical |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026 (MLS-marketed closings only for both neighborhoods); Lee County Property Appraiser 2026 roll and recorded-sales file through July 29, 2026; Pelican Sound 2026 Fact Sheet, Types of Residences flyer and 2023 map. MLS and county figures are never mixed.
A Palmetto Dunes seller has a larger pool of homes and no competing listing on September 29, 2026, with faster sales (4 median days against 8) but a lower sold-to-list ratio (97.0% against 99.4%). Our Palmetto Dunes seller's guide covers that side.
An Oak Run seller has fewer comparable sales to price from, 18 in five years against 21, one other home on the market to be measured against, and a county record that splits the floors cleanly. Floor for floor, the Oak Run medians sit within $30,000 of Palmetto Dunes' on the first floor and $6,000 on the second, so buyers treat the two as one market.
A buyer choosing between a first-floor Oak Run home and a first-floor Palmetto Dunes home is choosing on street, building, condition and price, not on plan or club. That is why presentation and paperwork decide which sells first, and why a seller who lists in the middle of a neighbor's price band should know why.
Neither neighborhood rewards waiting for 2022 to return. The seller who prices to the last 12 months of their own floor, and lists with the documents file complete, gives up the least.
Oak Run at Pelican Sound sits on the carriage-home rung of the twelve-name ladder at Pelican Sound: 96 homes built in 2000, with 4 MLS closings in 12 months at an $812,500 median, between the coach homes below and the single-family neighborhoods above. For a seller, the closest yardsticks are the other two carriage-home neighborhoods.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Neighborhood | Units | Regime | Built (county roll) | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|---|
| Island Sound | 216 | Condominium, two associations | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Condominium, two associations | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium, one association | 2001 | 3 | $960,000 (small sample) |
| Edgewater | 114 | Condominium, four associations | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium, four associations | 1998 to 1999 | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium, one association | 2000 | 4 | $812,500 (small sample) |
| Southern Hills | 84 | Condominium, one association | 2001 | 6 | $537,500 (small sample) |
| Pinehurst | 82 | Single-family | 1998 to 2000 | 0 | none (6 closings in 60 months) |
| Seaside | 80 | Condominium, three associations | 1998 to 2000 | 1 | $970,000 (one sale) |
| Gleneagles, with Torrey Pines | 69 and 24 | Single-family | 1998 to 2000 | 2 (one each) | $1,119,250 (two sales) |
The units sum to 1,299, the club's stated total, and the 12-month closings sum to 50, from the Southwest Florida MLS pull of September 29, 2026. Medians come from each neighborhood's own MLS rows; most are small samples, so read them as a ladder, not as precise prices.
The three carriage-home neighborhoods share the club's product: two-story buildings, a two-car garage per home, a 1,759 square foot lower plan and a 2,170 square foot upper plan. Oak Run is 96 homes in one association on one street; Palmetto Dunes is 156 homes in one association; Seaside is 80 homes in three associations. Seaside is the thinnest market, 10 MLS closings in 60 months, so an Oak Run seller rarely prices from it.
The one-car-garage coach homes of Southern Hills, Edgewater and Island Sound I are the rung below. Their 12-month medians of $537,500 and $585,000 against Oak Run's $812,500 mark a different price band: Oak Run buyers pay for a second garage bay, a third bedroom and, upstairs, a den. A coach home sale is not an Oak Run comparable.
The Masters and the other single-family neighborhoods are fee-simple homes with their own lots. The Masters' 12-month MLS median of $1,249,000 sits about $437,000 above Oak Run's, which is the price of a detached home inside the same club. For an Oak Run seller, that gap is why a buyer who wants a garage and a yard looks elsewhere, and why a buyer who wants a lock-and-leave home stays.
An Oak Run home priced near Palmetto Dunes must show why it is worth it; one priced at the Oak Run closings is the value play between the two. The full neighborhood-by-neighborhood yardstick is in our guide to living in Oak Run at Pelican Sound.
You get a free Oak Run 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 home: the same 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 Oak Run home valuation, use the valuation form on this page, or call (239) 898-6072, text or call. Confidential conversations welcome. Our Oak Run home valuation page shows floor by floor how homes here are priced, our Oak Run buyer's guide covers the other side of a move, and our seller net sheet shows what a sale leaves you with.
If you're searching for an Oak Run at Pelican Sound listing agent, or thinking, 'I need someone to sell my Oak Run at Pelican Sound home...' you are selling a carriage home where the floor, the ask and the paperwork 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 Oak Run, 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 4 Oak Run closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 18 the MLS has recorded since September 2021, matched to their deeds. 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.
Honors and recognition:
Request a free home valuation and Jesse follows up with the Oak Run and Palmetto Dunes closings that fit your home. (239) 898-6072, text or call. Confidential conversations welcome.
For a home priced to its own floor's recent closings, yes: three of the four 12-month closings sold in 0 to 4 days, and one active listing against 4 closings a year is about 3.0 months of supply. The second-floor homes that sat in 2024 were priced above that year's comparable sales (Southwest Florida MLS, September 29, 2026).
Against Oak Run's own sales on the same floor, then Palmetto Dunes'. First-floor homes closed at $761,000 to $860,000 across 2025 and 2026, and second-floor homes at $980,000 to $995,000 in 2025, with a $935,000 county second-floor median over two years.
The 36-month median is 8 days, with a range of 0 to 117. The 12-month median is 2.5 days. The long waits were second-floor homes in 2024 that closed at 90.5% to 95.2% of list.
Your buyer does. The club's Real Estate page says an Application for Approval to Purchase goes to the neighborhood association before closing, and the club's membership terms require a certificate of approval from the neighborhood association.
Generally yes, subject to the lease and the association's rules. The buyer takes the lease, and while it runs the tenant holds the amenity privileges if the owner transferred them, so confirm the transfer and the lease end date with the club before listing.
These are the questions Oak Run at Pelican Sound owners ask before they list, answered from the MLS, the county record and the club's published rules. Each names the record behind it. Where the answer depends on your home, your floor or your association's documents, we say so, and for a number on your home, Call Jesse direct at (239) 898-6072.
Start with your floor. Over 36 months Oak Run first-floor homes closed at a $770,000 median and second-floor homes at $969,000 in the MLS. Condition, updates, the view and furnishings move a home within that band; a free home valuation prices yours.
In the last 12 months: $761,000 in December 2025, $765,000 and $860,000 in April 2026 for first-floor homes, and $995,000 in October 2025 for a second-floor home. The county also recorded $785,000 (first floor) and $935,000 (second floor) sales in April and June 2026 that never appeared in the MLS.
Four MLS closings in the last 12 months and 13 over 36 months; the county recorded 7 qualified sales in 2025.
The 12-month median is 2.5 days on market and the 36-month median 8 days. Three of the last four sold in four days or less.
Over 36 months the median sold-to-list ratio is 99.4%, and 6 of 13 sold at or above final list. The homes that sold well below list were second-floor homes in 2024 that had been listed above that year's comparable sales.
Three 2024 second-floor listings took 65 to 117 days and closed at $800,000 to $823,000, between 90.5% and 95.2% of list, while one priced at $969,000 sold the day it listed. The record shows a pricing problem, not a demand problem: in 2025 three second-floor homes sold at $980,000 to $995,000 in 6 to 24 days.
Both matter, but the floor sets the band. The upper plan is about 411 square feet larger with a den and has closed about $199,000 higher over 36 months; within a floor, condition and updates explain spreads like the $95,000 between two April 2026 first-floor sales.
Directly. Palmetto Dunes has the same 1,759 and 2,170 square foot plans next door, and its 36-month medians were $800,000 for first-floor and $975,000 for second-floor homes. Buyers will compare your home to both neighborhoods.
One, on September 29, 2026: a first-floor home at $875,000 with 53 days on market, above every first-floor Oak Run MLS closing in five years.
Supply is low, about 3.0 months at the 12-month pace, and recent first-floor sales were fast. A home priced to its floor's recent sales is well placed; one priced far above them competes with the listing already on the market.
The seller customarily pays the deed stamps at $0.70 per $100 ($5,740 at $820,000), the owner's title policy in Lee County ($4,175 at that price), the association estoppel and the negotiated commission, plus prorated property tax. The contract controls. Estimate your net proceeds with our seller net sheet.
The buyer. The 2026 Fact Sheet lists the $20,300 initiation (first-time owners) or $11,495 resale capital fee (returning owners) and the $299 estoppel as collected at closing, charges that fall on the new owner.
Your buyer needs it. An Application for Approval to Purchase goes to the Oak Run association before closing, and the club requires a certificate of approval for membership.
It depends on the Oak Run association's process, which its rules set. Start the application the day the contract is signed and give the buyer the manager's contact at once.
The declaration, articles, bylaws, rules, the latest budget and year-end financial information, the insurance summary, and any reserve study or milestone statement, which section 718.503 requires a resale seller to give a buyer. Order the estoppels early.
No. Oak Run is a Chapter 718 condominium, and section 720.401's summary states that it does not apply to associations regulated under chapter 718. The condominium resale package replaces it.
Under section 718.503 the buyer may void a resale contract within 7 days, excluding Saturdays, Sundays and legal holidays, after signing and receiving the documents, unless the contract states the buyer received them more than 7 such days before signing.
Yes. Section 689.302 requires the seller of residential property to give the buyer a flood disclosure at or before the contract is signed. We help you assemble the facts.
Section 689.261 requires a property tax disclosure summary at or before contract, warning the buyer that a change of ownership can reset the assessment. The district line of $1,208.92 also rides on the tax bill.
Two in practice: the Oak Run association's under section 718.116 and the club's. Florida caps a condominium estoppel at $299 for a current account, with $119 more for delivery within three business days.
Taxes are paid in arrears for the calendar year, so the seller credits the buyer for the days owned. The club assessment, association dues and the River Ridge line are prorated to the closing date, and the title company computes the credit.
Yes, but disclose it. A special assessment is a fact that affects value, and the estoppel states any unpaid amount. Who bears it is negotiated in the contract.
Generally yes, subject to the lease and the rules. The buyer takes the lease, and the tenant holds the amenity privileges while a transfer is in place, so confirm dates with the club.
Yes, if the contract says so. List the furnishings in the contract as personal property and price them separately in your head from the home itself.
Usually only the low-cost items: paint, fixtures and repairs. The April 2026 first-floor sales show buyers pay for condition, but a full remodel needs association and Village approval and permits, and the time can cost a season.
Buyers ask for it. The Village of Estero's records show permitted work, such as the $51,749 kitchen remodel permit it issued for an Oak Run home in May 2026. Have your permits and final inspections ready.
The association owns the roof and exterior. Buyers will read its budget and reserve schedule; with every Oak Run building dating to 2000, have the association's latest roof and reserve information in your listing file.
The club describes the carriage-home buildings as two-story, below the three-habitable-story trigger for milestone inspections and reserve studies. The association and its engineer confirm each building's status; get it in writing.
Yes. Every Sound Way point we checked on FEMA's map is Zone X, outside the special flood hazard area, so a buyer's lender does not require flood insurance on the map alone.
Consistently. The club's 1,759 and 2,170 square foot plans and the county's 1,646 and 2,171 heated figures describe the same homes; list one and say which.
Yes. Oak Run closings landed in January, February, March, April, June, August, September, October and December across the five-year record, and the fastest ones were priced right, not timed to a month.
They pay the $20,300 initiation at closing on top of the price. A returning owner pays the $11,495 resale capital fee instead, which can make a returning buyer's offer stronger.
A private or limited marketing plan is possible: we market to a qualified-buyer database and to agents working Pelican Sound buyers before or instead of a public listing, and we talk through the trade-offs with you.
It ends with the sale. The membership is non-equity and attached to the home, per the club's terms, so the buyer becomes the member after closing and approval.
It depends on your basis, your years of ownership and use, and your filing status. The IRS explains the home sale exclusion in Publication 523 and Topic 701; talk to your tax professional about your own numbers.
Read the first-floor and second-floor closings again. The slow Oak Run sales of 2024 were priced above the market, and the fix is a price built from the last 12 months of your own floor, plus fresh photography and a complete documents file.
On the same plans and the same club, buyers compare street, building, condition and price. Floor for floor the two neighborhoods' 36-month medians are within $30,000 on the first floor and $6,000 on the second.
A repeat Pelican Sound owner pays the $11,495 resale capital fee on the next purchase instead of the $20,300 initiation. Our Oak Run buyer's guide covers the other side of the move.
You can, but you would handle the pricing by floor, 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.
An agent who prices from Oak Run's and Palmetto Dunes' own floor-by-floor sales and knows the club's closing steps. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; Call Jesse direct at (239) 898-6072.
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.
Oak Run at Pelican Sound owners work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and checked every recent Oak Run sale and public record in Pelican Sound before writing this seller's 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 Oak Run 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 Oak Run specifically, we tracked all 18 MLS closings since September 2021 and the 120 qualified recorded sales the Lee County file holds, and every price on this page is built from those records.
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 Oak Run 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.
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." 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 Oak Run at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Oak Run 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 Oak Run at Pelican Sound seller's guide traces to a primary record below: the club's own documents, Florida state records and statutes, Lee County, River Ridge district and Village of Estero records, and federal sources. Parcel and sale facts come from the county roll and the MLS. No brokerage, listing portal, automated estimate or IDX feed is cited.
The documents behind an Oak Run at Pelican Sound sale are published by the club, the River Ridge district, the State of Florida, the Village of Estero and the federal government; the table links each to its issuing authority. The recorded declaration is available through the Lee County Clerk's official records at Book 3290, Page 4893, and the association estoppel through Frankly Coastal.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, membership terms, leasing and guest rules) | Pelican Sound Golf & River Club | fees as of January 1, 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 |
| Fiscal 2026 adopted budget | River Ridge Community Development District | fiscal 2026 | Budget, PDF |
| Master Architectural Review guidelines | Pelican Sound master association (hosted by Hammock Greens III) | current file | ARC guidelines, PDF |
| Oak Run at Pelican Sound Condominium Association, Inc. record | Florida Division of Corporations | filed September 13, 1999 | Sunbiz detail |
| Building Permit Report, May 2026 | Village of Estero | May 2026 | Permit report, PDF |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | adopted November 2, 2022 | Ordinance, 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 |
| 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 |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the Oak Run 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 on this page. The first conversation is free and carries no obligation. You can also run your own numbers first with our seller net sheet.
Honors and recognition:
Selling your Oak Run at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. See what your Oak Run home is worth before you list.
Buying in Oak Run at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Our Oak Run buyer's guide covers the other side of a move.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.