Estero, Florida
Sell your Seaside at Pelican Sound home with McGreevy and Comisar, Top 1% nationally since 2008. Every closing since 2022 matched to its deed, floor and association, with a worked net sheet. 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 Seaside at Pelican Sound means selling into a market that barely shows in the listing feeds. Our Seaside at Pelican Sound neighborhood guide sets out the three associations, the two floor plans, the rules and the flood map, and this page is the seller's side of it: what your carriage home is likely to sell for, how fast, what it costs you, and what to have ready before the first showing. Seaside sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
Seaside is 80 condominium carriage homes in 20 two-story buildings of four, each home with a two-car garage, built from 1998 to 2000 and governed by three separate condominium associations. Over the 60 months to September 29, 2026 the Southwest Florida MLS recorded 10 Seaside closings at a $916,050 median, and only one in the last 12 months, at $970,000. The Lee County record is fuller: it shows four qualified Seaside deeds in 2026 alone, from $950,000 to $1,123,110, and three of them never appeared as MLS closings. A seller who prices from the MLS alone is pricing from a partial record.
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 Seaside at Pelican Sound home valuation guide, and if you are buying your next home as well, read our Seaside at Pelican 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 there is more than one Seaside in Estero. This page covers the three Seaside condominiums at Pelican Sound on Pelican Sound Drive in Estero, Lee County. It is not Seaside at Tidewater, a different Estero community, and it is not Oak Run or Palmetto Dunes, the two other carriage-home neighborhoods at Pelican Sound, which share Seaside's floor plans but are separate condominiums with their own associations, fees and sales.
McGreevy and Comisar are the best realtor for Seaside at Pelican Sound because a thin, three-association neighborhood rewards a seller whose agent prices by floor, association and deed record. We read every Seaside MLS closing since March 2022, the county's recorded deeds, 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 Seaside at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Seaside 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 an upper-floor or a ground-floor plan, which of the three associations is it in, and what have deeds like mine recorded for in the last year? We answer it below in the open.
Recent Seaside at Pelican Sound track record (60 months, the first window with 10 or more closings): Over the 60 months to September 29, 2026 Seaside at Pelican Sound saw 10 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at a median of $916,050 (the mean of the middle pair, $875,000 and $957,100), a range of $700,000 to $995,000, $8,802,100 in total volume, a median of 7.5 days on market and a median sold-to-list ratio of 100.0%. In the last 12 months the MLS recorded one closing, an upper-floor home at $970,000 in March 2026. Split by floor, six upper-floor homes closed at a $965,000 median and four ground-floor homes at $762,500, 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 recorded Seaside sale, not only the one MLS closing, and we tracked all 10 MLS closings since March 2022 back to their recorded deeds to learn which floor and which of the three associations each one sold in. Every sale is listed on this page by month, floor, association, price, bedrooms and size only.
For Seaside sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. A Seaside listing competes with Oak Run and Palmetto Dunes for the same buyer, the one who wants a two-car garage and the full Pelican Sound bundle without a single-family price, so the file has to be ready early: the association's Application for Approval to Purchase, the association estoppel, the club estoppel, the condominium resale package and the one-time club charge your buyer pays at closing.
Honors and recognition:
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the points a Seaside 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, the state's corporate and condominium registers, FEMA or the Florida Statutes.
Selling at Seaside at Pelican Sound in 2026 means pricing against your own floor's sales and the county's deeds, not against a neighborhood average. Seaside had no competing listing on September 29, 2026, the MLS shows one sale in 12 months, and the county shows four upper-floor deeds in 2026 from $950,000 to $1,123,110.
The Southwest Florida MLS files every sale under one Sub name, "SEASIDE", which hides what the county and the state registers show: three recorded condominiums, Seaside I (32 homes), Seaside II (32) and Seaside III (16), with three associations, three budgets and three managers named in the public records. Each building holds two ground-floor homes and two upper-floor homes. The club markets them at about 1,759 square feet downstairs and 2,170 upstairs, and the 2026 county roll records 1,609 and 2,170 heated square feet.
An upper-floor owner is selling the larger plan, three bedrooms plus a den and two baths at 2,170 square feet, with a two-car garage. Six upper-floor homes closed in the MLS in 60 months at a $965,000 median, and the county recorded nine upper-floor deeds at a $970,000 median. The four 2026 deeds, all upper floor, ran from $950,000 to $1,123,110. The seller's job is to price to the deed record and let scarcity work without asking for a number the closings do not support.
A ground-floor owner is selling the smaller plan, three bedrooms and two baths, with no stairs and the same two-car garage. Four ground-floor homes closed in the MLS in 60 months at a $762,500 median, and the county recorded eight ground-floor deeds at a $722,500 median. The last ground-floor MLS closing was $745,000 in March 2025. The seller's job is to show what condition and updates are worth, because the November 2023 ground-floor sale at $875,000 shows a well-kept ground-floor home can price near the upper floor.
Every Seaside 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 Seaside listing. It also means your buyer pays the same club charges whichever floor they buy, which matters to how a ground-floor buyer budgets.
The record supports a plain summary for a seller. Seaside prices have risen sharply: the county's yearly median moved from $500,000 in 2021 to $862,000 in 2024 and $1,022,500 for the four deeds of 2026. All four 2026 deeds are upper-floor homes, so that last figure describes the upper floor, not the neighborhood. Every sale is a resale, no new construction competes with you, and most of the recent record sits outside the MLS.
No new Seaside home is being built. The last building dates to 2000, so every sale is a resale, and no builder competes with you for the next buyer. The Pelican Sound gate, the club and the Estero River stay as they were, which is why a Seaside listing is read against the same three or four carriage-home sales that buyers have already seen, and why the 2026 deeds matter so much.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Seaside at Pelican Sound market for sellers on September 29, 2026 was empty of competition: no Seaside home was listed in the MLS, against 10 closings in five years and one in the last 12 months. The 60-month MLS median is $916,050 and the 2026 county deeds are higher still.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
MLS figures use MLS living area; county figures are DOR-qualified recorded deeds 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 10 Seaside 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 | 1 (one sale, not a median) | $970,000 | $447.00 | 26 | 97.5% |
| 24 months | 6 (small sample) | $965,000 (mean of $960,000 and $970,000) | $444.70 | 16 | 99.1% |
| 36 months | 8 (small sample) | $917,500 (mean of $875,000 and $960,000) | $445.22 | 16 | 99.1% |
| 60 months, first window with 10+ | 10 | $916,050 (mean of $875,000 and $957,100) | $442.92 | 7.5 | 100.0% |
The 60-month window is the first with 10 or more closings, so it leads. The longer windows read lower than the 24-month figure for one reason: they add three ground-floor sales from 2022 to 2024. The neighborhood did not get cheaper; the mix changed, which is why every Seaside price on this page is read by floor first.
| Measure, 60 months | Upper floor (about 2,170 sq ft) | Ground floor (about 1,759 sq ft) |
|---|---|---|
| MLS closings | 6, small sample | 4, small sample |
| Median sold | $965,000 (mean of $960,000 and $970,000) | $762,500 (mean of $745,000 and $780,000) |
| Range | $825,000 to $995,000 | $700,000 to $875,000 |
| Median $ per MLS sq ft | $444.70 | $433.49 |
| County qualified deeds, 60 months | 9, $970,000 median | 8, $722,500 median (mean of $700,000 and $745,000) |
Southwest Florida MLS, pulled September 29, 2026, split by the floor each sale's recorded deed shows; county figures from the Lee County recorded sales file. The per-square-foot medians are close because the upper plan is about 411 square feet larger with a den: the upper-floor premium is mostly a size premium.
The MLS showed no active Seaside listing on September 29, 2026. With one MLS closing in 12 months, a months-of-supply figure would mean nothing, so we publish none. The plain fact for a seller is that a Seaside listing is not competing with another Seaside home that day. Oak Run, which shares the plans, had one active at $875,000, a ground-floor home.
Over 60 months the median Seaside closing took 7.5 days on market, with a range of 4 to 118 and a mean of 30.3. Six of the 10 closed in 9 days or fewer. The four slowest took 26, 45, 83 and 118 days, and the two slowest sold at 97.1% and 92.9% of their final list price. Price, not the building, separated the fast sales from the slow ones.
Of the 10 MLS closings in 60 months, four sold below the final list price, four at it and two above it, both in 2022. Since 2023 every Seaside MLS closing has sold at or below its final list price. The four that sold below gave up $14,000 to $59,900, a median of $24,950 (the mean of $24,900 and $25,000). The 24-month median sold-to-list ratio is 99.1%, so a well-priced Seaside listing gives up little in negotiation.
The county's DOR-qualified recorded sales show 4 Seaside deeds since September 29, 2025 at a $1,022,500 median (the mean of $970,000 and $1,075,000), all upper-floor homes, against one MLS closing in the same 12 months. Over the full 60 months the county recorded 17 qualified deeds against the MLS's 10; every MLS closing matches a deed at the same price, and the other seven deeds never appeared as MLS closings. Seaside is not a builder-direct market: every sale is a resale. It is a market where a private or off-MLS sale is common.
Seaside at Pelican Sound homes sold for $700,000 to $995,000 in the MLS over the 60 months to September 29, 2026, and the county recorded qualified deeds from $825,000 to $1,123,110 for upper-floor homes since 2022. Every sale below is listed by month, floor, association, price, bedrooms and size only.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
| Closed | Floor | Beds | MLS living area | Association | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Mar 2026 | Upper | 3 plus den | 2,170 | Seaside II | $995,000 | $970,000 | 97.5% | 26 |
| May 2025 | Upper | 3 plus den | 2,170 | Seaside III | $995,000 | $995,000 | 100.0% | 6 |
| Mar 2025 | Ground | 3 | 1,759 | Seaside II | $759,000 | $745,000 | 98.2% | 45 |
| Jan 2025 | Upper | 3 plus den | 2,170 | Seaside I | $995,000 | $995,000 | 100.0% | 4 |
| Nov 2024 | Upper | 3 plus den | 2,170 | Seaside II | $849,900 | $825,000 | 97.1% | 83 |
| Oct 2024 | Upper | 3 plus den | 2,170 | Seaside I | $960,000 | $960,000 | 100.0% | 4 |
| Feb 2024 | Ground | 3 | 1,759 | Seaside II | $839,900 | $780,000 | 92.9% | 118 |
| Nov 2023 | Ground | 3 | 1,759 | Seaside III | $875,000 | $875,000 | 100.0% | 4 |
| Nov 2022 | Upper | 3 plus den | 2,170 | Seaside II | $875,000 | $957,100 | 109.4% | 9 |
| Mar 2022 | Ground | 3 | 1,759 | Seaside II | $550,000 | $700,000 | 127.3% | 4 |
Every home has two baths. Seaside II accounts for six of the ten; Seaside I and Seaside III have two each. Both Seaside I closings were upper-floor homes.
Seaside at Pelican Sound has 80 carriage homes in three associations inside Pelican Sound, and on September 29, 2026 none was for sale. In a neighborhood where the MLS recorded one closing in 12 months while the county recorded four upper-floor deeds from $950,000 to $1,123,110, the seller who prices from the deed record is the one who leaves nothing on the table.
Selling a Seaside home? Get a free Seaside at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. You can also read how a Seaside home is valued, floor by floor.
Buying at Seaside? Call Marc at (239) 287-5873, start with our Seaside buyer's guide, or read how we represent buyers.
Over the 60 months to September 29, 2026 the county recorded 17 qualified Seaside deeds and the MLS recorded 10 closings. The other seven never appeared as MLS closings: three upper-floor homes in 2026 (a Seaside I home in February at $950,000, and two Seaside II homes in March and April at $1,075,000 and $1,123,110), a Seaside II ground-floor home in May 2024 at $899,000, and three ground-floor homes in 2022 at $500,000, $530,000 and $535,000. An appraiser or buyer's agent working from the MLS alone will miss all seven.
| Year | MLS closings and median | County qualified deeds and median | Median sold-to-list (MLS) |
|---|---|---|---|
| 2022 | 2, $828,550 (mean of $700,000 and $957,100) | 5, $535,000 | 118.4% (mean of 109.4% and 127.3%) |
| 2023 | 1, $875,000 | 1, $875,000 | 100.0% |
| 2024 | 3, $825,000 | 4, $862,000 | 97.1% |
| 2025 | 3, $995,000 | 3, $995,000 | 100.0% |
| 2026 to September 29 | 1, $970,000 | 4, $1,022,500 | 97.5% |
Every year is a small sample, so each median is a description, not a trend line, and the 2022 MLS median mixes one ground-floor and one upper-floor home. The 2026 county median is all upper-floor.
Owners who bought in 2021 often ask whether the market has moved since. The record answers it. The county's yearly median was $500,000 in 2021 and $535,000 in 2022, and the two 2022 MLS closings went at 127.3% and 109.4% of list. By 2024 the county median was $862,000 and by 2025 $995,000. A 2021 or 2022 buyer is likely to be selling well above the purchase price, and the 2026 deeds are the newest evidence. Because the 2026 deeds are all upper-floor homes, a ground-floor seller should anchor to the ground-floor sales ($745,000 in March 2025, $899,000 in May 2024) and not to $1,123,110.
This is a public-record sale, and it is the most recent Seaside MLS closing. An upper-floor Seaside II carriage home, three bedrooms plus a den and 2,170 square feet of MLS living area, closed in March 2026 at $970,000 after 26 days on market, against a final list of $995,000. It closed at 97.5% of list, in line with the 24-month median of 99.1%. It sold within the range of the four 2026 upper-floor deeds, $950,000 to $1,123,110, and the county recorded two higher Seaside II upper-floor sales in the following six weeks, $1,075,000 and $1,123,110, neither of which appeared as an MLS closing. For the seller, the deed tax on the $970,000 sale was $6,790. The lesson is the gap between the MLS and the deeds: an upper-floor seller who prices only against the $970,000 leaves out the two sales that followed it.
Ground-floor homes show the other lesson. A ground-floor Seaside III home sold in November 2023 at $875,000, its full asking price, after 4 days, the highest per-square-foot Seaside sale in five years at $497. A ground-floor Seaside II home sold in February 2024 at $780,000 after 118 days, 92.9% of a $839,900 list. Same floor, same plan, three months apart and $95,000 apart: condition, price discipline and presentation separate them, which is why we price a Seaside ground-floor home from a walk-through and not from a median.
We price a Seaside at Pelican Sound home in five steps: the floor first, then the association and its documents, then condition and updates, then the live competition including Oak Run and Palmetto Dunes, and finally the cash your buyer brings to closing. The 60-month medians, $965,000 upstairs and $762,500 downstairs, are starting points, never the answer.
An upper-floor home and a ground-floor home are priced by different buyers and different square footage. We never price one against the other's sales, and we never price either against the blended $916,050 median. For an upper-floor home the comparable set is the 6 MLS closings and 9 county deeds since 2022; for a ground-floor home, the 4 MLS closings and 8 county deeds.
The MLS shows one Seaside sale in the last 12 months. The county shows four. We build the comparable set from both, matching each sale by date and price so no sale counts twice. For an upper-floor home the 2026 deeds of $950,000, $970,000, $1,075,000 and $1,123,110 are the newest evidence a buyer's appraiser can find in the county file, and a list price that ignores three of them starts too low.
Sales follow the floor more than the association, so the three associations do not sort into price tiers in the record. They do sort into different files: Seaside I and II name Compass Rose as manager in the club's 2026 Fact Sheet and Seaside III names KPG Accounting, while the state register shows Seaside III in care of NextGen Community Management since March 2026. A buyer prices risk from the association's budget, reserve schedule and any special assessment, so we pull your association's file before we name a number.
The buildings date from 1998 to 2000, so a buyer reads every unit for age: the air conditioner, water heater, kitchen and baths, flooring, windows and doors, the garage door and any storm repair. The association carries roofs and exteriors, which makes the roof date and reserve schedule part of your home's price. We walk the unit before we name a price and 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 a Seaside seller faced no other Seaside listing and one Oak Run ground-floor home at $875,000. Palmetto Dunes and Oak Run share the plans, so a buyer shopping carriage homes tours all three. We price against the same-floor homes in all three neighborhoods, then against the deed record.
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 $965,000 upper-floor median the initiation is about 2.1 percent of the price, cash a buyer is not putting toward your number.
One MLS name covers two plans, three associations and a market where most recent sales sit outside the MLS. An automated estimate has one MLS closing in 12 months to work from, cannot see the floor, the garage, the association or the three 2026 deeds that never reached the MLS, and may blend a $745,000 ground-floor sale with a $995,000 upper-floor one. Your buyer sees the same estimate you do, so your list price needs a written rationale built from deeds that match your home.
With no other Seaside listing on September 29, 2026, an upper-floor seller has leverage, but the deeds still set the ceiling: $950,000 to $1,123,110 in 2026 and $825,000 to $995,000 in the MLS over 60 months. The fastest sales, 4 days at $960,000 in October 2024 and $995,000 in January 2025, were priced where the buyers already were. The slowest, 83 days in November 2024, started at $849,900 and sold at $825,000, the lowest upper-floor price in the record since 2022.
Ground-floor MLS sales ran from $700,000 to $875,000 in 60 months, and the county adds a $899,000 deed in May 2024 and three 2022 deeds from $500,000 to $535,000. The $875,000 sale in November 2023 and the $899,000 deed in May 2024 are the top of that range and show what a buyer will pay for a well-kept ground-floor home; the $780,000 sale in February 2024 shows what an overpriced one costs in days. We price a ground-floor home to the buyer who values no stairs and a lower entry price.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We market a Seaside at Pelican Sound home by telling buyers exactly which plan, floor and association 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 (listing counts from the Southwest Florida MLS Matrix, pulled September 29, 2026)
A buyer searching Pelican Sound sees "Seaside" on every one of the 80 homes. Our listing names the floor, the plan, the bedrooms and den, the two-car garage and the association. That one line separates a 2,170 square foot upper plan from a 1,759 square foot ground plan and brings the right buyers to the showing.
Professional photography of the unit, the garage and the building; video that walks the route from the garage to the front door and up the stairs; and drone work that shows the golf, the river and the Lovers Key shuttle that come with the home. In an 80-home 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: your condominium's declaration and amendments, articles, bylaws and rules, the budget and financial statement, the frequently asked questions document, the reserve schedule and roof date, the club's 2026 Fact Sheet, the flood disclosure, any wind mitigation report, and the permit record for work done in the unit.
We send every new Seaside listing to our qualified-buyer database and to the agents who sell Pelican Sound, and we keep a list of buyers who have asked for a Seaside, Oak Run or Palmetto Dunes carriage home and are waiting. With no Seaside home listed on September 29, 2026, a waiting buyer is the likeliest 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 Seaside 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. Seaside's 2026 MLS closing was in March. We plan a listing so its best photographs and its documents file are ready when that season starts.
Seven of Seaside's 17 recorded sales in 60 months never appeared as MLS closings, so quiet sales are part of this market. We can market a Seaside home privately to our database and network first, test the price, and take it to the MLS when you are ready.
We negotiate a Seaside at Pelican Sound contract partner to partner, using the floor's closings and the deeds as our evidence, the association approval timeline as our clock, and the inspection and insurance questions as items to settle early. Four Seaside sales in 60 months closed below list, by a median of $24,950; our job is to keep yours smaller.
Jesse McGreevy or Marc Comisar negotiates your offer personally. In a neighborhood where two ground-floor sales three months apart closed $95,000 apart, the person across the table needs to know every Seaside sale by heart, and we do.
The Seaside sales that closed in 9 days or fewer sold at or above their final list price. The three that sold below 98 percent of list took 26, 83 and 118 days. 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 1998 to 2000 carriage 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, the garage door and any storm repair. A seller who answers early keeps the inspection from turning into a renegotiation.
Seaside maps Zone X at the four points we queried, so a lender does not require flood insurance on the map alone, but a buyer's insurer and lender may still ask for it, and the buyer will price homeowners and wind coverage during the inspection period. A wind mitigation report and the association's master policy summary 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 Seaside 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 a Seaside 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 association estoppel, settlement charges and prorations. At the $916,050 median, doc stamps, the title policy and one estoppel come to about $11,372.
Data updated: October 2026 (Florida Statutes, Florida Administrative Code and Department of Revenue rules; our arithmetic on the Southwest Florida MLS median 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) |
|---|---|---|---|
| $700,000 | Lowest MLS closing, March 2022 | $4,900.00 | $3,575.00 |
| $762,500 | Ground-floor 60-month MLS median | $5,337.50 | $3,890.00 |
| $916,050 | All-Seaside 60-month MLS median | $6,412.70 | $4,660.00 |
| $965,000 | Upper-floor 60-month MLS median | $6,755.00 | $4,900.00 |
| $970,000 | March 2026 MLS closing | $6,790.00 | $4,925.00 |
| $1,123,110 | Highest recorded Seaside deed, April 2026 | $7,862.40 | $5,385.00 |
Doc stamps follow section 201.02 and the Department of Revenue's per-$100 method, counting each $100 or portion. The owner's premium follows the promulgated rate in Rule 69O-186.003: $5.75 per $1,000 or fraction up to $100,000, $5.00 per $1,000 from $100,001 to $1,000,000 and $2.50 per $1,000 from $1,000,001 to $5,000,000. The title company's rounding and any reissue credit set the final figure. Our arithmetic.
You can estimate your net proceeds with our seller net sheet, and the table below works one example at the Seaside median so you can see where each line comes from. It is an illustration, not a forecast of your sale.
| Line | Amount | How we got it |
|---|---|---|
| Sale price at the 60-month Seaside MLS median | $916,050.00 | Mean of $875,000 and $957,100, the first window with 10 or more closings |
| Deed doc stamps at $0.70 per $100 | $6,412.70 | 9,161 portions of $100 (rounding up) times $0.70 |
| Owner's title policy at the promulgated rate (Rule 69O-186.003) | $4,660.00 | $575.00 for the first $100,000, plus 817 thousands times $5.00 ($4,085.00) for $100,001 to $917,000 |
| Association estoppel certificate | $299.00 | Statutory cap for a current account; $119.00 more if rushed within three business days |
| Settlement fee | varies, ask your title company | Not estimated here |
| Listing commission | negotiable; enter your own | Not set by law and not assumed here |
| Property tax proration | explained below, not computed | Depends on your closing date and the actual tax bill |
| Association or club transfer charges on the seller | per association, verify | The club puts its initiation or resale capital fee on the buyer; your association's estoppel states any charge to you |
| Estimated proceeds before mortgage payoff and commission | $904,678.30 | $916,050.00 minus $6,412.70, $4,660.00 and $299.00 |
That $904,678.30 is before your mortgage payoff, your negotiated commission, the settlement fee, prorations and any buyer-agent offer or credit. Your closing agent's settlement statement controls. To run your own numbers with your own commission, use the seller net sheet.
A Seaside sale needs two estoppels in practice: the club's, which the 2026 Fact Sheet lists at $299 and puts on the buyer at closing, and your Seaside 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 coach home into a carriage home with a second garage bay, pays $8,805 less at closing. The club's closing-cost list puts outstanding club charges on the seller.
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, and the net sheet above leaves the line for you to fill in.
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 Seaside association dues and the River Ridge CDD line, $1,208.92 a year on the tax bill in fiscal 2026, are prorated to the closing date as well. The club's closing-cost list says prorated assessment and condo fees may be reimbursed to the previous owner. The closing agent prepares the figures from the actual bills.
For many owners the sale of a principal residence qualifies for the federal exclusion of up to $250,000 of gain, or $500,000 for a married couple filing jointly, under the rules in IRS Publication 523. A seasonal or rental Seaside home may not qualify. We are not tax advisors; ask yours.
A Seaside 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.
All three Seaside associations are 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 a Seaside 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 frequently asked questions document and the other disclosures the statute lists, along with a governance form prepared by the state's Division of Condominiums. Because Seaside is three associations, the package comes from the association your building belongs to.
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 Seaside 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. We help you assemble the facts for your unit 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 Seaside that means known leaks, storm damage and repairs, open permits, unapproved alterations and any special assessment you know about.
We hold no Seaside-specific damage record from Hurricane Ian or Milton and do not say the neighborhood was undamaged. The association's records and the Village of Estero's permit history are where repairs would appear. If your unit was repaired, have the permit, the final inspection and the contractor's paperwork ready before you list.
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The flood map affects a Seaside at Pelican Sound sale in a helpful way: at four points we geocoded along the Seaside address range, FEMA's current map shows Zone X, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. The same four points fall in Lee County's Evacuation Zone A. Both are map readings, not surveys.
FEMA's National Flood Hazard Layer returns Zone X at all four points: the 0.2 percent annual chance flood hazard at the two northern points and an area of minimal flood hazard at the two southern points. The special flood hazard area flag is false at every point, and Zone X carries no base flood elevation. A box drawn around the four points with a margin of about 200 meters does contain one Zone AE polygon, so we check your specific building rather than assume the whole road maps the same. Our Seaside at Pelican Sound neighborhood guide sets out the full flood, insurance and storm record for buyers.
Lee County's evacuation zones are drawn from storm surge, not from the flood insurance map, and the county's own layer places all four Seaside points in Evacuation Zone A, the county's first surge zone. A buyer who reads Zone X and then sees Zone A will ask why. The answer is that they are different maps for different purposes, and the seller who explains it first keeps the question from becoming an objection.
A federally backed mortgage requires flood insurance in a special flood hazard area, which means zones beginning with A or V. Zone X is outside it, so a lender does not require flood insurance on the map alone, though any lender or insurer may require or recommend it and any owner can buy it through the National Flood Insurance Program. Citizens Property Insurance has its own flood coverage requirement for its policyholders. The Village of Estero holds a Class 6 rating in FEMA's Community Rating System, worth a 20 percent discount on NFIP premiums in its program, and FEMA notified the Village on November 21, 2024 that it would keep that rating.
Each association insures its buildings under section 718.111, 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 your association for them when you list.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more habitable stories, and the club's residence guide describes every Seaside building as two stories. On that description the two mandates do not reach Seaside, but ordinary reserve rules under section 718.112 still do. That is a reading of the statutes against the club's published building description, not a statement about any association's records, so we ask your association to confirm in writing that neither applies, and we hand the answer to the buyer's attorney.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, per the National Hurricane Center, and Hurricane Milton made landfall near Siesta Key in October 2024, north of Lee County. We hold no Seaside-specific damage record and say what the record supports and no more. We advise you to do the same.
The Seaside at Pelican Sound rules that most affect a sale are the association's approval of every buyer, the club's 30-day minimum lease and lessee rules, the six-registration houseguest limit, the pet rules in each condominium's documents, and architectural review of exterior work. None of the three associations publishes its rules, so we obtain yours at listing.
The club's membership and real estate pages say an Application for Approval to Purchase must be completed and returned to the neighborhood association before closing, and the 2026 Fact Sheet says all club members must have a certificate of approval from their neighborhood association. All three Seaside associations' articles carry an approval power. For your buyer that means the Seaside association approves the purchase before closing, and its timeline belongs in the contract.
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 club's schedule lists $260 for an Application for Approval to Lease and $465 plus tax for a Transfer of Amenities to the lessee.
A member may register unaccompanied houseguests for up to two weeks per registration, six registrations a year in Seaside, at $100 plus tax each, and registered houseguests may not pay to stay. A buyer who plans to lend the home 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 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. Get your association's owner rule in writing before you list, because buyers ask.
Seaside at Pelican Sound is not a 55-plus community. Pelican Sound is all-ages: the club's family membership covers a member's unmarried dependent children aged 24 and under, and the 25-year lessee age is a leasing rule, not an occupancy restriction. We describe the property, not the people who may live in it.
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.
None of the three Seaside associations 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 Seaside at Pelican Sound differs from selling at Oak Run in liquidity and governance, not price: Oak Run closed 18 times in 60 months against Seaside's 10 and has one association against three. Over 36 months the upper-floor median was $970,000 at Seaside and $969,000 at Oak Run.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales file, index built September 27, 2026)
| Factor | Seaside at Pelican Sound | Oak Run |
|---|---|---|
| Residential parcels (2026 roll) | 80 | 96 |
| Buildings | 20 buildings of four | 24 buildings of four |
| Street | Pelican Sound Drive | Sound Way |
| Associations | Three (Seaside I, II and III) | One |
| Built (county roll) | 1998 to 2000, median 1999 | 2000 |
| Club plans | About 1,759 lower, 2,170 upper | About 1,759 lower, 2,170 upper |
| Heated area (roll) | 1,609 ground (one at 1,646), 2,170 upper | 1,646 ground, 2,171 upper |
| MLS, 12 months | 1 closing, $970,000 (one sale) | 4 closings, $812,500 median (small sample) |
| MLS, 24 months | 6, $965,000 (small sample) | 8, $817,500 (small sample) |
| MLS, 36 months | 8, $917,500 (small sample) | 13, $820,000 |
| MLS, 60 months | 10, $916,050 | 18, $800,000 |
| Median $ per MLS sq ft, 60 months | $442.92 | $434.91 |
| Median days on market, 60 months | 7.5 | 6 |
| Median sold-to-list, 60 months | 100.0% | 100.0% |
| Upper-floor median, 36 months | $970,000 (n = 5) | $969,000 (n = 7) |
| Ground-floor median, 36 months | $780,000 (n = 3) | $770,000 (n = 6) |
| Active listings, September 29, 2026 | None | 1 at $875,000 (ground floor) |
| County qualified sales since September 29, 2025 | 4, $1,022,500 median (all upper floor) | 6, $822,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Pelican Sound Golf & River Club 2026 Fact Sheet and residence guide. Floor medians are computed from the MLS closing lists, each a small sample. MLS and county figures are never mixed.
An Oak Run seller has a larger neighborhood, more comparable sales and one association, and a competing listing or two at times. Our Oak Run seller's guide covers that side. Oak Run sales often set the comparables a Seaside appraisal leans on, because Oak Run trades more often.
A Seaside seller has less public comparable data, which is both a risk and an opening. The risk is a buyer's appraiser working from a thin MLS record. The opening is that the deed record is strong and, on September 29, 2026, no other Seaside home was listed. The trade is three associations to coordinate and a record that must be read from the county as well as the MLS.
Not in the headline price, once you match the floor. Over the same 36 months the upper-floor median was $970,000 at Seaside and $969,000 at Oak Run, and the ground-floor median $780,000 against $770,000. The headline gap, $917,500 against $820,000, comes from mix: five of Seaside's eight 36-month sales were upper-floor homes, against seven of Oak Run's thirteen.
Oak Run is one condominium with one association and one manager. Seaside is three condominiums with three associations, and the public records name more than one manager for them. For a seller that means the estoppel, the approval application and the resale package come from your building's association specifically, and we confirm the right office before the first request goes out.
Neither neighborhood rewards waiting for a number the closings do not support. Seaside has closed at or below list in every MLS sale since 2023, and Oak Run's median sold-to-list ratio over 60 months is 100.0%. The seller who prices to the last 12 months of their own floor, lists before the winter season and has the documents ready gives up the least.
Seaside at Pelican Sound is one of twelve marketed neighborhood names in Pelican Sound and the least traded of the condominium names, with one MLS closing in the 12 months to September 29, 2026 against 50 for the whole community. For a seller, the closest yardsticks are the other two carriage-home neighborhoods, Oak Run and Palmetto Dunes.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll)
| Neighborhood | Units | Product and regime | Built (county roll) | MLS closings, 12 months | 12-month MLS median (roster) |
|---|---|---|---|---|---|
| Island Sound | 216 | Coach homes (I) and four-story condominiums (II), condominium | 2001 to 2002 | 11 | $450,000 |
| Turnberry | 180 | Two- and four-story condominiums | 2000 to 2001 | 7 | $470,000 |
| Palmetto Dunes | 156 | Carriage homes, condominium | 2001 | 3 | $960,000 |
| Edgewater | 114 | Coach homes, condominium (four associations) | 1998 to 2000 | 7 | $585,000 |
| The Masters | 100 | Single-family, fee simple | 2000 to 2002 | 7 | $1,249,000 |
| Hammock Greens | 98 | Two- and four-story condominiums | 1998 to 1999 | 2 | $357,000 |
| Oak Run | 96 | Carriage homes, condominium | 2000 | 4 | $812,500 |
| Southern Hills | 84 | Coach homes, condominium | 2001 | 6 | $537,500 |
| Pinehurst | 82 | Single-family estate homes, fee simple | 1998 to 2000 | 0 | none (6 in 60 months) |
| Seaside at Pelican Sound | 80 | Carriage homes, condominium (three associations) | 1998 to 2000 | 1 | $970,000 (one sale) |
| Gleneagles | 69 | Single-family, fee simple | 1998 to 2000 | 1 | one sale |
| Torrey Pines (covered on the Gleneagles page) | 24 | Single-family, fee simple | 2000 | 1 | one sale |
The twelve names hold 1,299 residences, the club's stated total, and their 12-month MLS closings sum to 50. Built years come from the 2026 county roll. Rows with fewer than 10 closings are small samples.
Seaside, Oak Run and Palmetto Dunes are the three carriage-home names, and all three share the club's 1,759 and 2,170 square foot plans with two-car garages. Seaside is the oldest and the smallest, and it trades least often: over 12 months the MLS recorded one Seaside closing against four in Oak Run and three in Palmetto Dunes. A carriage-home buyer tours all three, so a Seaside listing is priced against all three.
The Edgewater coach homes share Pelican Sound Drive with Seaside. Edgewater is the step down: one-car garages and plans of about 1,551 and 1,669 square feet, with a $585,000 median on 7 MLS closings in 12 months. The Seaside step up buys a second garage bay and roughly 200 to 500 more square feet, which is the case a Seaside seller makes to a buyer who started at Edgewater.
The Masters, Gleneagles and Pinehurst are the fee-simple single-family names, with The Masters at a $1,249,000 12-month median. Seaside's recorded 2026 upper-floor deeds, $950,000 to $1,123,110, now sit within reach of the lower end of that range, for a condominium where the association carries the roof and the exterior. That is the pitch to a buyer deciding between a condominium and a house.
A Seaside upper-floor home priced at the 2026 deeds sits near Palmetto Dunes and below The Masters. A Seaside ground-floor home competes with Oak Run ground-floor homes, which closed at a $770,000 median over 36 months. The full neighborhood-by-neighborhood yardstick, with all twelve Pelican Sound names, is in our guide to Seaside at Pelican Sound and our guide to selling a home in Pelican Sound.
You get a free Seaside 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 deeds and closings that fit your home: the same floor, plan and association, 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 Seaside home valuation, use the valuation form on this page, or call (239) 898-6072, text or call. Confidential conversations welcome. Our Seaside at Pelican Sound home valuation page shows floor by floor how homes here are priced, our Seaside at Pelican Sound buyer's guide covers the other side of a move, and you can estimate your net proceeds with our seller net sheet.
If you're searching for a Seaside at Pelican Sound listing agent, or thinking, 'I need someone to sell my Seaside at Pelican Sound home...' you are selling a two-car-garage carriage home with no competing Seaside listing on September 29, 2026. 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 Seaside, 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 every recorded Seaside deed alongside the one MLS closing, and every one of the 10 MLS closings since March 2022, sorted by floor and association. 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 Seaside, Oak Run and Palmetto Dunes sales that fit your home. (239) 898-6072, text or call. Confidential conversations welcome.
For a home priced to the record, yes: no other Seaside home was for sale on September 29, 2026, and the county recorded four upper-floor sales from $950,000 to $1,123,110 in 2026. The MLS shows only one of them, so the opening price should rest on the deeds.
Against Seaside's own sales on the same floor, then Oak Run and Palmetto Dunes on the same floor. Recorded upper-floor deeds since 2022 run from $825,000 to $1,123,110; ground-floor deeds from $500,000 to $899,000.
The 60-month MLS median is 7.5 days on market, with a range of 4 to 118. Six of the 10 closings had 9 or fewer days; the two slowest, at 83 and 118 days, sold below their final list price.
Your buyer does. The club's pages say an Application for Approval to Purchase must be returned to the neighborhood association before closing, and the Seaside associations' articles give each association power to approve transfers as its documents provide.
Seven of the 17 recorded Seaside sales in the last 60 months never appeared as MLS closings, so private sales happen here. A private sale can work, but it skips the open marketing that tests the highest price; read the recorded 2026 deeds before you accept a private number.
These are the questions Seaside at Pelican Sound owners ask most about selling a carriage home in Estero, answered from the recent closings, the county deeds and the public record. Each answer names Seaside. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from your own floor. Over 60 months upper-floor homes closed in the MLS at a $965,000 median (n = 6) and ground-floor homes at $762,500 (n = 4), and the 2026 upper-floor deeds ran from $950,000 to $1,123,110. For a number on your home, use the free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 the county recorded four qualified upper-floor deeds: $950,000, $970,000, $1,075,000 and $1,123,110. Only the $970,000 sale appeared as an MLS closing. The last ground-floor MLS closing was $745,000 in March 2025.
Because many Seaside sales never pass through it. Over 60 months the county recorded 17 qualified Seaside deeds and the MLS 10 closings; every MLS closing matches a deed, and seven deeds have no MLS closing.
Not reliably. With one MLS closing in 12 months, two floor plans and three associations, an automated estimate has almost nothing to work from, and it cannot see the floor or the deeds recorded without an MLS closing.
Yes, about $202,500 at the 60-month MLS median, $965,000 against $762,500, on small samples. The per-square-foot medians are close, so the premium tracks the larger plan with its den.
The county's highest recorded qualified Seaside sale is $1,123,110, an upper-floor home in Seaside II in April 2026. The highest MLS closing in five years is $995,000, reached twice in 2025.
The 60-month median is 7.5 days on market. The four slowest MLS closings took 26, 45, 83 and 118 days; the two slowest sold at 97.1% and 92.9% of their final list price.
Two of the 10 MLS closings in five years did, both in 2022. Since 2023 every Seaside MLS closing has sold at or below its final list price, at a 24-month median of 99.1% of list.
From the same-floor Seaside deeds and MLS closings first, then Oak Run and Palmetto Dunes on the same floor, adjusted for condition. Pricing from the MLS alone would miss three 2026 upper-floor deeds of $950,000 or more.
For pricing, the record shows no clear gap: the sales follow the floor more than the association. For the sale itself it matters, because your association runs the purchase approval and issues the estoppel, and the three use different managers.
Your own association, through its manager. The club names Compass Rose for Seaside I and II and KPG Accounting for Seaside III; the state record shows Seaside III in care of NextGen Community Management since March 2026. The club issues a separate $299 estoppel.
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 the association estoppel; the contract controls.
Yes. The club requires an Application for Approval to Purchase to the neighborhood association before closing, and a certificate of approval for membership. All three Seaside associations' articles carry an approval power.
A $20,300 initiation fee for a first-time Pelican Sound owner or an $11,495 resale capital fee for a returning owner, plus the $299 club estoppel. Those charges are part of what your buyer budgets for.
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 owner's title policy and the documentary stamp tax at $0.70 per $100, $6,790 on a $970,000 sale, plus commission, the association estoppel, outstanding club charges and prorations. The contract controls. Estimate yours with our seller net sheet.
Before commission, settlement fee, prorations and payoff, about $904,678 at the $916,050 60-month median: that price less $6,412.70 in doc stamps, $4,660.00 for the promulgated owner's policy and a $299 estoppel. Your commission is negotiable and is yours to enter.
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.
The club's closing-cost list puts outstanding club charges on the seller, and the annual assessment and condo fees are prorated at closing. Your membership ends when the home sells.
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.
Under section 718.503, at your expense: the declaration, articles, bylaws and rules, the latest financial statement and budget, the frequently asked questions document and the other items the statute lists, plus the state's governance form. They come from your association.
Section 720.401 says it does not apply to associations regulated under Chapter 718, and all three Seaside 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.
Seaside's address range maps Zone X at four test points, which helps. Florida requires the seller flood disclosure under section 689.302, so prepare it with the listing, and know that the area is in Evacuation Zone A.
Yes. The buildings date to 1998 to 2000, and buyers ask for the roof age, the reserve schedule and any special assessment. Ask your association for those documents before you list.
On the club's description, Seaside's buildings are two stories, below the three-story threshold for milestone inspections and structural integrity reserve studies. Ask your association to confirm in writing, because buyers' attorneys ask.
Generally yes, subject to the lease. The buyer takes an approved lease of at least 30 days, and the club's amenity transfer to the tenant must be handled. Line the closing up with the lease end where you can.
Compare the net rent after the $11,495 club assessment, $1,208.92 in CDD charges, association dues, insurance and tax with a sale at your floor's median. The 30-day minimum, the lessee rules and the $260 application all shape the numbers, and nightly and weekly rentals are not permitted.
It can for a buyer who plans to lend the home to family often. Seaside owners may register unaccompanied houseguests six times a year at $100 plus tax each. We answer it up front.
Yes. Seasonal buyers often ask for furnished homes. List the furnishings in the contract, and know that the deed price the county records may include them.
The MLS sales show a wide range on each floor, $825,000 to $995,000 upstairs and $700,000 to $875,000 downstairs over 60 months, and condition is a large part of that spread. A permit record for the work helps the buyer trust it.
Yes. A private, off-market sale is common here; seven recorded Seaside sales in five years never appeared as MLS closings. We can market discreetly to qualified buyers while testing the price before going public.
Floor for floor, prices are nearly the same: over 36 months, $970,000 against $969,000 upstairs and $780,000 against $770,000 downstairs. Oak Run trades more often, so Oak Run sales often set the comparables a Seaside appraisal uses.
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 Seaside buyer's guide covers the steps.
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.
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.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Seaside home from the MLS and the deed record together, floor by floor and association by association. Call Jesse 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.
Seaside 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 Seaside closing since 2022, the county deed record, 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 Seaside 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 Seaside specifically, we tracked all 10 MLS closings since March 2022 and every qualified county deed since 2009, and we matched each one to its floor and its association 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 Seaside 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.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review
★★★★★ "Marc made an extremely stressful time of selling my parents' house easier because of his expertise, compassion, and diligence. I cannot thank him enough and I would recommend him without reservation." Verified Google review
Selling your Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside 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 Seaside at Pelican Sound seller guide traces to a primary record below: the club's documents, Florida's corporate and condominium registers, statutes and rules, Lee County, the Village of Estero, FEMA, federal sources and NAR. Parcel and sale facts come from the county roll and the MLS. No brokerage or listing portal is cited.
The documents a Seaside 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. Your association's estoppel and resale package come from its manager.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet (fees, amenities, managers, leasing and guest rules) | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer (carriage-home sizes and unit counts) | Pelican Sound Golf & River Club | 2022 | Residence flyer, PDF |
| Community map | Pelican Sound Golf & River Club | 2023 | Community map, PDF |
| Seaside I Articles of Incorporation | Florida Division of Corporations | filed September 18, 1997 | Articles, PDF |
| Seaside II Amended and Restated Articles | Florida Division of Corporations | adopted January 17, 2022 | Restated articles, PDF |
| Seaside III Articles of Incorporation | Florida Division of Corporations | filed May 21, 1999 | Articles, PDF |
| Public condominium extract (all three Seaside condominiums) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Ordinance 2022-15, Pelican Sound zoning | Village of Estero | November 2, 2022 | Ordinance, PDF |
| Fiscal 2026 adopted budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, 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 |
You reach the Seaside 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 Seaside at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Seaside 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.