Estero, Florida
Sell your Southern Hills at Pelican Sound home with McGreevy and Comisar, Top 1% nationally since 2008. Floor-by-floor pricing from every closing, with condo documents and estoppels ready on day one. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Southern Hills at Pelican Sound owners sell into a small, steady coach-home market: 84 condominium residences in 14 two-story buildings, all built in 2001, with 6 MLS closings in the 12 months to September 29, 2026 and one home listed that day. This seller guide sits beside our full Southern Hills at Pelican Sound neighborhood guide, which covers the records, the buildings, the flood map and the fees in depth, and inside our wider Pelican Sound community guide for Estero, Florida. Everything below answers one owner's question: how to sell a Southern Hills coach home for the most money, with the fewest surprises, on a timeline you control.
If you want a number first, our Southern Hills at Pelican Sound home valuation page shows how a coach home here is priced from its own closings, floor by floor. If you want to see the sale from the other side of the table, our Southern Hills at Pelican Sound buyer guide shows what your buyer will be underwriting: the club cash at closing, the fee stack and the condominium documents. Selling somewhere else inside the gates? Our guides to selling a home in Pelican Sound and to selling a home in Edgewater at Pelican Sound, the other coach-home neighborhood with its own MLS name, apply the same record-first method.
A word on the name, because search engines blur it. This page covers Southern Hills at Pelican Sound Condominium Association, Inc. in Estero, Lee County, ZIP 33928. It is not Southern Hills Country Club, the Tulsa, Oklahoma golf club whose name the neighborhood borrows, and it is not Southern Hills Plantation near Brooksville or the Villas at Southern Hills in Spring Hill, both in Hernando County. Every figure on this page is for the 84-unit Pelican Sound condominium only.
McGreevy and Comisar are the best realtor for Southern Hills at Pelican Sound because the case sits 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 a seller's read built from every MLS closing since 2021 and the county roll.
If you're searching for the best realtor to sell a Southern Hills at Pelican Sound home in Pelican Sound, Estero, 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. Owners comparing the best real estate agents in Estero should ask every listing agent to price their own coach home from Southern Hills sales on the same floor, and we do that on this page in the open.
Recent Southern Hills at Pelican Sound market (last 12 months): In the 12 months to September 29, 2026, Southern Hills at Pelican Sound recorded 6 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026), at a median of $537,500 (n = 6, the mean of the middle pair $535,000 and $540,000; a small sample), a range of $520,000 to $660,000, $3,380,000 in total volume, a median of 35 days on market and a median sold-to-list ratio of 95.9%. Because six sales are a thin base, this page also reads the 36-month window (14 closings, $567,500 median), the first window that reaches 10 closings, and the county's recorded sales back to 2009.
In the last 12 months we tracked every one of the 6 Southern Hills closings in the Southwest Florida MLS, and we tracked all 18 closings the MLS has recorded here since November 2021, matching each to its recorded deed where the county file allowed. Each is listed below by month, layout, area and price only, never by unit or owner.
Honors and recognition:
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, marketing, data and the association, club and closing paperwork. Marc Comisar runs the field side: showings, buyer agent conversations, contractor coordination, inspections and the walk-throughs that let an owner who spends the summer up north sell without flying down.
The record answers the three questions that decide a Southern Hills sale: which floor your home is on, what the last homes on that floor closed for, and what your buyer must bring to the closing table on top of your price. We publish all three below, so you can check our work before you call.
Selling your Southern Hills at Pelican Sound home? Call Jesse direct at (239) 898-6072 or start with a free home valuation. Buying instead? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. They decide your price, your paperwork and your timeline more than any listing photo will, and every one is specific to an 84-unit coach-home condominium inside Pelican Sound Golf & River Club.
Southern Hills at Pelican Sound sellers can use the links below to jump straight to the market record, the pricing method, the cost and disclosure sections, the Edgewater comparison or the seller FAQ. The guide runs in the order most owners decide: market first, then pricing and marketing, then the legal and cost steps, then timing and preparation.
Selling in Southern Hills at Pelican Sound differs from selling elsewhere in Estero in six ways: two floors that sell at different prices, one association with unpublished dues, a bundled club that charges your buyer at closing, two-story buildings below Florida's three-story inspection trigger, a Zone X map reading and a thin, seasonal market.
Every Southern Hills building holds six homes, three on each floor. The county roll records the two floors separately, 42 residences at 1,406 heated square feet and 42 at 1,535, which match the club's lower and upper plans of about 1,551 and 1,669 square feet under air. On the county record the second floor has closed about $92,500 above the first over two years. A seller who prices off the neighborhood median prices both floors wrong.
The state's condominium register lists Southern Hills at Pelican Sound at 84 units on a declaration recorded March 19, 2001, and the county roll carries 84 residential parcels, so the two records agree unit for unit. That makes Southern Hills one of the simple cases inside Pelican Sound: one declaration, one board, one manager. The association's quarterly dues are not published on any public page we found, so your buyer learns them from your estoppel certificate.
Every Southern Hills owner is a member of Pelican Sound Golf & River Club, Inc., which is both the master association and the club. Membership comes with the home, is non-equity and ends when you sell. Your buyer then pays the club's one-time initiation fee of $20,300, or the $11,495 resale capital fee for someone who owns or has owned in Pelican Sound, plus a $299 estoppel fee, per the 2026 Fact Sheet. That cash sits beside your price in every buyer's budget.
The club's Types of Residences flyer and its Real Estate page describe the coach-home buildings as two-story. Florida's milestone inspection and structural integrity reserve study rules reach condominium buildings of three or more habitable stories, so on the club's description those triggers would not apply here. The association confirms its own status in writing, and a buyer's agent will ask for that letter.
Five points along Southern Hills Drive and Southern Hills Court read Zone X, an area of minimal flood hazard, on FEMA panel 12071C0587G, effective November 17, 2022, per the reading in our neighborhood guide. A lender does not require flood insurance on the map alone in Zone X, which helps a buyer's carrying cost. It is a map reading for five points, not an elevation survey of your building.
Eighteen MLS closings in five years means every sale moves the median. All six closings in the last 12 months fell between December 2025 and May 2026, the season when Pelican Sound's part-year owners are in town. A seller who lists ready in late fall meets those buyers on their first tour, and a seller who lists in July meets fewer of them.
Now is a good time to sell in Southern Hills at Pelican Sound for a home priced to its own floor: one home was listed on September 29, 2026 against 6 MLS closings in 12 months, about 2.0 months of supply. A home priced above its floor's recent sales should expect to wait.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Medians use the mean of the middle pair when n is even. Sold-to-list means sold price over final list price, taken sale by sale, and the $ per square foot uses MLS living area. No Southern Hills closing in the 60-month window was entered after the sale, so every closing below was marketed through the MLS.
| Window (to September 29, 2026) | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 6 (small sample) | $537,500 (mean of $535,000 and $540,000) | $341.83 | 35 | 95.9% |
| 24 months | 9 (small sample) | $545,000 | $345.16 | 27 | 96.0% |
| 36 months, first window with 10 or more | 14 | $567,500 (mean of $555,000 and $580,000) | $349.77 | 27.5 | 96.5% |
| 60 months | 18 | $555,000 (both middle sales at $555,000) | $353.84 | 21.5 | 96.7% |
The 36-month window totals $8,102,000 in volume, with prices from $520,000 to $692,000, days on market from 4 to 190 (mean 43.6) and a mean of the per-sale sold-to-list ratios of 96.6%. All 14 sold below their final list price.
One active listing against 6 closings in 12 months is about 2.0 months of supply at the 12-month pace. That is a small number built from small counts, so read it as a direction: few Southern Hills homes come to market at once, and a well-priced home does not compete with a row of neighbors the way it would in a larger building.
On September 29, 2026 the MLS showed one Southern Hills active: a two-bedroom-plus-den, two-bath home listed at 1,670 MLS square feet, the size the MLS uses for second-floor homes, at $649,900 after 5 days on market. That ask sits between the two most recent second-floor MLS closings, $600,000 in January 2026 and $660,000 in December 2025, and above the county's $630,000 second-floor median. A second-floor seller listing now is pricing beside it; a first-floor seller is not competing with it at all.
Five Southern Hills homes have closed in the MLS in 2026 to September 29: four first-floor homes between $520,000 and $540,000 from March to May, and one second-floor home at $600,000 in January. The median is $535,000, the median days on market 43 and the median sold-to-list 95.7%. Those are the slowest and lowest ratios in the five-year record, and the reason is mostly the mix: four of five were first-floor homes.
Recent closings lean to winter and spring. All six closings in the last 12 months fell between December 2025 and May 2026, and 16 of the 18 MLS closings since November 2021 fell from December through June. Eighteen is a small sample, so this is a pattern and not a rule, but it supports listing photographed and documented before the season, because a spring closing is a contract written in winter.
A reduction is not free. A Southern Hills home that sits carries its share of the club's $11,495 annual assessment, the neighborhood's quarterly dues, insurance, property tax and the River Ridge district line, and buyers who see a long market history read it as a weakness. The longest Southern Hills sale in the record took 190 days in early 2024 and closed at 96.7% of its final list price. Pricing right at launch usually saves more than a later reduction recovers.
Southern Hills at Pelican Sound has 84 coach homes on the county roll, a $567,500 median across 14 MLS closings in 36 months, and one home for sale on September 29, 2026. In a neighborhood where first-floor homes closed at $520,000 to $540,000 this spring and second-floor homes carry a $630,000 county median, the seller who prices to the right floor and has the association paperwork in hand is the one who closes.
Selling a Southern Hills coach home? Get a free Southern Hills home valuation or Call Jesse direct at (239) 898-6072. You can also see how a Southern Hills at Pelican Sound home is priced, floor by floor.
Buying at Southern Hills at Pelican Sound? Call Marc at (239) 287-5873, start with our Southern Hills buyer's guide, or read how we represent buyers.
Southern Hills at Pelican Sound coach homes have sold for $470,000 to $692,255 across all 18 MLS closings since November 2021, and for $520,000 to $692,000 across the 14 in the last 36 months. Eighteen sales are few enough to read one by one, so every closing is listed by month, layout, MLS living area and price only.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The MLS records every Southern Hills home as two bedrooms plus a den, with two baths. Sold-to-list is the sold price over the final list price.
| Closed | Layout | MLS living area | Final list price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| May 2026 | 2 + den, 2 baths | 1,550 | $550,000 | $520,000 | 94.5% | 22 |
| May 2026 | 2 + den, 2 baths | 1,550 | $559,000 | $535,000 | 95.7% | 27 |
| Apr 2026 | 2 + den, 2 baths | 1,551 | $560,000 | $540,000 | 96.4% | 61 |
| Mar 2026 | 2 + den, 2 baths | 1,551 | $549,000 | $525,000 | 95.6% | 64 |
| Jan 2026 | 2 + den, 2 baths | 1,790 | $624,900 | $600,000 | 96.0% | 43 |
| Dec 2025 | 2 + den, 2 baths | 1,669 | $669,000 | $660,000 | 98.7% | 4 |
| Jun 2025 | 2 + den, 2 baths | 1,670 | $570,000 | $555,000 | 97.4% | 89 |
| Apr 2025 | 2 + den, 2 baths | 1,670 | $699,000 | $692,000 | 99.0% | 6 |
| Feb 2025 | 2 + den, 2 baths | 1,551 | $570,000 | $545,000 | 95.6% | 5 |
| Jun 2024 | 2 + den, 2 baths | 1,670 | $624,900 | $595,000 | 95.2% | 28 |
| May 2024 | 2 + den, 2 baths | 1,670 | $575,000 | $555,000 | 96.5% | 33 |
| May 2024 | 2 + den, 2 baths | 1,551 | $615,000 | $605,000 | 98.4% | 17 |
| Feb 2024 | 2 + den, 2 baths | 1,670 | $615,000 | $595,000 | 96.7% | 190 |
| Dec 2023 | 2 + den, 2 baths | 1,550 | $599,999 | $580,000 | 96.7% | 21 |
| May 2023 | 2 + den, 2 baths | 1,670 | $649,900 | $692,255 | 106.5% | 7 |
| Apr 2023 | 2 + den, 2 baths | 1,406 | $535,000 | $525,000 | 98.1% | 17 |
| Aug 2022 | 2 + den, 2 baths | 1,406 | $549,000 | $535,000 | 97.4% | 4 |
| Nov 2021 | 2 + den, 2 baths | 1,670 | $435,000 | $470,000 | 108.0% | 0 |
Six closings, from $520,000 to $660,000, for $3,380,000 in volume. Four were first-floor homes of about 1,550 MLS square feet, at $520,000, $525,000, $535,000 and $540,000, all from March to May 2026. Two were second-floor homes, at $600,000 in January 2026 and $660,000 in December 2025. The $537,500 median describes six sales, not a forecast, and four of the six being first-floor homes pulls it down.
Fourteen closings from December 2023 to May 2026 at a $567,500 median, the mean of $555,000 and $580,000. The window carries more second-floor homes and the 2024 to 2025 run at $595,000 to $692,000, which is why it sits $30,000 above the 12-month figure. It is the window we price from, because it is the first with 10 or more closings.
Across 60 months, two Southern Hills homes closed above their final list price: a second-floor home in May 2023 at $692,255 against a $649,900 list, and a home in November 2021 at $470,000 against $435,000. Both came in the 2021 to 2023 run. None of the 14 closings since December 2023 sold above list.
The quickest Southern Hills sales of the last two years were second-floor homes priced near their floor's recent closings: 4 days in December 2025 at 98.7% of list, and 6 days in April 2025 at 99.0%. A first-floor home in February 2025 also went in 5 days at 95.6%. Speed came from the ask, not from the season alone.
The February 2025 closing shows $545,000 in the MLS, while the county's recorded deed for that sale shows $542,700. The county records the deed consideration and the MLS records the reported closing price, so we use the MLS figure in MLS tables and the county figure, $542,700, wherever we quote the county record. We never blend the two in one median.
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 (November) | 1 | $470,000 | one sale | 0 | 108.0% |
| 2022 | 1 | $535,000 | one sale | 4 | 97.4% |
| 2023 | 3 | $580,000 | $525,000 to $692,255 | 17 | 98.1% |
| 2024 | 4 | $595,000 (both middle sales at $595,000) | $555,000 to $605,000 | 30.5 | 96.6% |
| 2025 | 4 | $607,500 (mean of $555,000 and $660,000) | $545,000 to $692,000 | 5.5 | 98.0% |
| 2026 to September 29 | 5 | $535,000 | $520,000 to $600,000 | 43 | 95.7% |
The pattern is a step up from 2021 into 2023, a plateau at about $595,000 to $607,500 through 2024 and 2025, and a softer, first-floor-heavy 2026.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound's county record adds three things the MLS cannot: a long view back to 2009, sales the MLS pull does not carry, and the floor of every sale, because the Lee County roll records first-floor and second-floor residences separately. That floor split is the single most useful pricing fact a Southern Hills seller has.
Data updated: September 2026 (Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026)
County figures are recorded deed prices flagged as qualified arm's-length sales. They are never compared with MLS square-foot figures.
| Year | Qualified county sales | Median price |
|---|---|---|
| 2026 (to July 29) | 5 | $535,000 |
| 2025 | 6 | $572,500 |
| 2024 | 5 | $595,000 |
| 2023 | 2 | $636,128 |
| 2022 | 5 | $495,000 |
| 2021 | 7 | $425,000 |
| 2020 | 10 | $332,500 |
| 2019 | 9 | $300,000 |
| 2018 | 9 | $315,000 |
| 2017 | 8 | $309,000 |
| 2016 | 4 | $328,000 |
| 2015 | 7 | $292,500 |
| 2014 | 7 | $257,000 |
| 2013 | 8 | $252,000 |
| 2012 | 1 | $250,000 |
| 2011 | 4 | $240,000 |
| 2010 | 6 | $270,000 |
| 2009 | 2 | $249,500 |
The county file holds 105 qualified Southern Hills sales across those years. From a $332,500 median in 2020 to $572,500 in 2025 is a 72 percent rise; from $572,500 to $535,000 in 2026 is a 7 percent dip on five sales, four of them first-floor homes. Small counts move medians, so we describe the direction, not a precise rate.
Since September 29, 2025 the county file shows 7 qualified Southern Hills sales at a $540,000 median. That is one more sale than the MLS shows for roughly the same months, because a second-floor sale at $550,000 in December 2025 is in the county record but not in our MLS pull.
We joined each qualified county sale to its parcel's heated area on the 2026 roll, where 1,406 square feet marks a first-floor home and 1,535 a second-floor home. Over the 24 months to July 29, 2026, the six first-floor sales recorded at $520,000, $525,000, $535,000, $540,000, $542,700 and $555,000, a $537,500 median. The six second-floor sales recorded at $550,000, $590,000, $600,000, $660,000, $675,000 and $692,000, a $630,000 median. The gap is $92,500, on two small samples.
Three qualified second-floor sales appear in the county record but not in our MLS pull: $675,000 in October 2024, $590,000 in April 2025 and $550,000 in December 2025. A seller pricing a second-floor home should read them, because they widen the second-floor range from $550,000 to $692,000 and show that not every upper unit commands the top of it.
The MLS living-area field points the same way as the county floor but less cleanly, because agents enter it. Over 36 months the seven closings listed at about 1,550 square feet had a $540,000 median and the seven listed at 1,669 to 1,790 square feet a $595,000 median. One June 2025 closing the MLS lists at 1,670 square feet is recorded by the county against a first-floor parcel, so we price by the county's floor, not by the MLS area alone.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound's most recent sale, a first-floor coach home that closed in May 2026 at $520,000 after 22 days, teaches three things: first-floor homes trade in a tight band, the 2026 buyer negotiates harder off list, and a price set inside the band sells in about a month rather than a season.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
This is a public-record sale handled by other brokerages, and it is the most recent Southern Hills closing in the MLS. A two-bedroom-plus-den, two-bath first-floor home of about 1,550 MLS square feet closed in May 2026 at $520,000 after 22 days on market, against a final list of $550,000. It is the lowest Southern Hills price in the 36-month MLS record, and it closed at 94.5% of list, below the 95.9% 12-month median.
It closed within $20,000 of three other first-floor sales that spring: $525,000 in March after 64 days, $540,000 in April after 61 days and $535,000 in May after 27 days. Four first-floor sales inside $20,000 of each other in ten weeks is as tight a cluster as a small neighborhood produces. A first-floor seller now has a clear ceiling and floor to price against.
That buyer, if new to Pelican Sound, brought the club's $20,300 initiation and $299 estoppel to closing, and took on $11,495 a year to the club and $1,208.92 a year to the River Ridge district, before the neighborhood's own quarterly dues. The club assessment alone is about 2.2 percent of $520,000 every year (our arithmetic on the 2026 Fact Sheet). Buyers price that in, which is one reason first-floor list prices above $550,000 have not held in 2026.
List inside the band your floor has proved, have the condominium documents ready so the buyer's 7-day window starts on day one, and expect a buyer to negotiate off list. The spring 2026 first-floor homes closed at 94.5% to 96.4% of their final list prices, so a list price set about 4 percent above the expected sale price matches what buyers have actually paid.
We price a Southern Hills at Pelican Sound home floor first, then sale by sale: the county's first-floor or second-floor record sets the band, the newest closings on that floor set the position inside it, and condition, updates, view and timing move it from there. The neighborhood median is never the starting point.
The county roll tells us the floor of every Southern Hills parcel by its heated area: 1,406 square feet on the first floor and 1,535 on the second. On the county record the two floors have sold about $92,500 apart over two years. Everything else we do starts from that one fact.
For a first-floor home the comparable set today is the four spring 2026 closings at $520,000 to $540,000, then the $542,700 and $555,000 first-floor sales of 2025. For a second-floor home it is the $600,000 January 2026 closing, the $660,000 December 2025 closing, the county's $550,000 December 2025 sale and the 2024 to 2025 sales from $590,000 to $692,000.
A 2001 coach home that still carries its original kitchen, baths, air-conditioning and water heater prices at the low end of its floor's band; one with documented updates prices higher. The second-floor county record runs from $550,000 to $692,000 over two years, and condition explains much of that spread. We price the condition against the spread rather than adding a renovation's cost to the number.
The club's plans give about 1,551 square feet for lower units and 1,669 for upper units, and the county roll gives 1,406 and 1,535 heated square feet. Buyers compare price per square foot across listings, so we list one basis consistently and say which. The 36-month MLS median of $349.77 per square foot uses the MLS area, which mostly follows the club's figures.
All 14 Southern Hills closings in the last 36 months sold below their final list price, at a median 96.5% of it, and 2026 has run at 95.7%. We set the ask where the expected sale price sits after that discount, so the home invites offers without inviting the long market history that a high ask creates.
A first-time Pelican Sound buyer brings $20,599 in club charges to closing ($20,300 initiation plus the $299 estoppel), a returning owner $11,794. That cash competes with your price in the buyer's budget, and it is identical for every home inside the gates, so it does not change your position against Edgewater or another Pelican Sound neighborhood. It does cap how far above its floor's band any one home can stretch.
When another Southern Hills home is on the market, it is the buyer's first comparison. On September 29, 2026 that was a second-floor plan asking $649,900. A second-floor seller priced at or below it is the better value on the same tour; a first-floor seller is not in its market.
For a first-floor home in average updated condition today, the four spring 2026 closings say $520,000 to $540,000. If your home is better than those, documented, and the floor's next sale, we would price inside or just above the top of that band and expect a sale near it, at the 94.5% to 96.4% of list those homes achieved.
For a second-floor home, the band is wider: $550,000 to $692,000 on the county record over two years, with a $630,000 median and the most recent MLS closings at $600,000 and $660,000. The position inside that band depends on condition and on whether the $649,900 active listing is still on the market when you list.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound and Edgewater sell the same coach-home plans to the same buyers, so a Southern Hills seller competes with Edgewater listings on every tour. Over 36 months Edgewater closed 14 times at a $592,000 median against Southern Hills' 14 at $567,500, faster and closer to list.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County recorded sales through July 29, 2026)
| Factor | Southern Hills at Pelican Sound | Edgewater at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 84 | 114 |
| Regime | One condominium, one association | Four condominiums, four associations (I to IV) |
| Built (county roll) | 2001 | 1998 to 2000, median 2000 |
| Product (club) | Coach homes, two-story buildings, one-car garage | Coach homes, two-story buildings, one-car garage |
| Plans (club) | Lower about 1,551, upper about 1,669 sq ft | Lower about 1,551, upper about 1,669 sq ft |
| Association manager (club Fact Sheet) | Frankly Coastal | Cambridge (I, II), Compass Rose (III), KPG Accounting (IV) |
| MLS, 12 months | 6 closings, $537,500 median (small sample) | 7 closings, $585,000 median (small sample) |
| MLS, 36 months | 14, $567,500 | 14, $592,000 |
| MLS, 60 months | 18, $555,000 | 19, $599,000 |
| Median $ per MLS sq ft, 36 months | $349.77 | $362.20 |
| Median days on market, 36 months | 27.5 | 18.5 |
| Median sold-to-list, 36 months | 96.5% | 97.6% |
| Active listings, Sep 29, 2026 | 1 at $649,900 (1,670 MLS sq ft) | 1 at $519,000 (1,406 MLS sq ft) |
| Months of supply, 12-month pace | 2.0 | 1.7 |
| County qualified sales since Sep 29, 2025 | 7, $540,000 median | 8, $567,500 median |
| Club assessment, initiation, CDD line | $11,495, $20,300 first-time, $1,208.92 | Identical |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026 (MLS-marketed closings only); Lee County Property Appraiser 2026 roll and recorded sales through July 29, 2026; Pelican Sound 2026 Fact Sheet and Types of Residences flyer.
Over the same 36 months the two neighborhoods closed the same number of homes, 14 each, and Edgewater's median sat $24,500 higher, or $12.43 more per MLS square foot, for the same two plans. Our reading, not a record: Edgewater's larger pool gives buyers more comparable sales, while Southern Hills' recent tape is weighted to first-floor homes. Price your home against both, floor for floor.
Southern Hills has one association to Edgewater's four and a single 2001 build year, one to three years younger than Edgewater's buildings. For a buyer who wants one set of documents and one board, that is a real advantage, and we put it in the first lines of the listing. Southern Hills also sits just south of the Main Gatehouse, the first neighborhood many residents reach.
On September 29, 2026 Edgewater had one listing, a 1,406-square-foot plan at $519,000, and Southern Hills had one, a second-floor plan at $649,900. A first-floor Southern Hills seller listing now meets that Edgewater ask on the buyer's tour, which is why the first-floor band of $520,000 to $540,000 matters more than the Southern Hills median. The Edgewater neighborhood guide shows the same market from the other side of Pelican Sound Drive.
Southern Hills at Pelican Sound prices sit in the middle of the twelve-name Pelican Sound ladder: above the carport mid-rise condominiums of Hammock Greens, Turnberry and Island Sound, below Edgewater for the same plans, and well below the two-car carriage homes and single-family homes. A seller's buyer pool overlaps most with Edgewater and Island Sound.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
| Neighborhood | Units | Regime | MLS closings, 12 months | 12-month MLS median |
|---|---|---|---|---|
| Island Sound | 216 | Condominium, two associations | 11 | $450,000 |
| Turnberry | 180 | Condominium, two associations | 7 | $470,000 |
| Palmetto Dunes | 156 | Condominium, one association | 3 | $960,000 |
| Edgewater | 114 | Condominium, four associations | 7 | $585,000 |
| The Masters | 100 | Single-family | 7 | $1,249,000 |
| Hammock Greens | 98 | Condominium, four associations | 2 | $357,000 (small sample) |
| Oak Run | 96 | Condominium, one association | 4 | $812,500 (small sample) |
| Southern Hills | 84 | Condominium, one association | 6 | $537,500 (small sample) |
| Pinehurst | 82 | Single-family | 0 | none (6 closings in 60 months) |
| Seaside | 80 | Condominium, three associations | 1 | $970,000 (one sale) |
| Gleneagles, with Torrey Pines | 69 and 24 | Single-family | 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. Most medians are small samples, so read them as a ladder, not as precise prices.
The carport condominiums of Hammock Greens, Turnberry and Island Sound II, at 1,250 to 1,560 square feet per the club, carry 12-month medians of $357,000 to $470,000 where a median is available. A Southern Hills home costs more and offers an enclosed one-car garage and a den. Owners trading up from those buildings are a natural Southern Hills buyer, and their sale funds yours.
The two-car carriage homes of Palmetto Dunes, Oak Run and Seaside, at about 1,759 square feet lower and 2,170 upper by the club's measure, carry 12-month medians of $812,500 to $970,000 on one to four sales each. Owners stepping down from a carriage home to a smaller garage-and-den plan are the other natural buyer, and they already know the club.
Island Sound I is the third coach-home neighborhood in the club's flyer, 84 homes like Southern Hills, but the MLS files it under one name with Island Sound II's mid-rise condominiums, so its coach-home sales cannot be separated from the MLS alone. We read its closings by address before using one as a comparable.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
We market a Southern Hills at Pelican Sound home by putting the facts that decide a coach-home purchase in front of the right buyer first: the floor, the garage and den, the condition, the club and its fees, and the condominium documents, through professional photography, cinematic video and drone, a qualified-buyer database and direct agent outreach.
Data updated: September 2026 (club amenities and fees per the Pelican Sound 2026 Fact Sheet; market figures from the Southwest Florida MLS, pulled September 29, 2026)
A Southern Hills buyer filters by floor before anything else. A buyer who wants no stairs is a different buyer from one who wants the larger upper plan, so the floor, the one-car garage and the den go in the first line, with the square footage basis named. A listing that buries the floor wastes the buyer's first click.
Professional photography and cinematic video show the light, the den and the garage. Drone work, where the association and the club allow it, shows what a buyer cannot see from the street: the lake on the neighborhood's west side, the short walk to the Main Gatehouse and the golf holes of the Lakes nine nearby. We never claim a golf view for a home that does not have one.
Membership in Pelican Sound Golf & River Club comes with every Southern Hills home: 27 holes, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, six pools, a fitness center, four dining venues, a members-only boat ramp on the Estero River and a boat shuttle to Lovers Key State Park, per the 2026 Fact Sheet. We present it with the $11,495 assessment and the closing fees beside it, so no buyer meets the numbers for the first time at contract.
Before the first showing we assemble the declaration, articles, bylaws, rules, budget and annual financial statement, the frequently asked questions document, the insurance summary, the association's written position on milestone and structural reserve rules, a wind mitigation report and the equipment dates. A buyer's agent who gets that file on day one writes a cleaner offer.
Pelican Sound is gated, and the club admits visitors from a member's guest list. Marc coordinates every showing through the owner or the gate procedure, keeps feedback flowing after each one, and handles the walk-throughs for owners who are up north for the summer.
Since August 17, 2024, offers of compensation to a buyer's agent can no longer appear in the MLS, and buyers sign a written agreement with their own agent before touring, per NAR. Commissions are negotiable and not set by law. We explain how any buyer-side incentive is offered off the MLS and in writing, and we decide it with you before launch.
About 450 of Pelican Sound's 1,299 homes are year-round residences, per the club. Many Southern Hills buyers are seasonal, many shop from out of state, and many decide from the video and the documents before they fly in. Our database outreach starts with the buyers already looking at Pelican Sound coach and carriage homes.
We negotiate a Southern Hills at Pelican Sound contract from the record: the sold-to-list ratios on your floor, the buyer's club cash, the condominium document clock and the association's approval timeline. Partner-level negotiation means Jesse or Marc handles every counter, inspection request and closing-date question personally, not a coordinator.
In 2026 the five Southern Hills closings landed at a 95.7% median of list, and the 36-month median is 96.5%. A first offer far below those ratios is an opening, not a market signal, and we answer it with the closings on your floor.
The association carries the roofs and exteriors under its declaration, so a buyer's inspection focuses on the unit: the air-conditioning, water heater, electrical panel, plumbing, windows and doors, and the garage door. We price known age into the ask and answer requests with documents, which keeps credits small.
An appraiser who blends first-floor and second-floor sales can undervalue a second-floor home. We give the appraiser the county's floor record with the comparable sales, so the report compares like with like.
The club's Real Estate page says the buyer must complete an Application for Approval to Purchase and return it to the neighborhood association before closing, and the club's membership terms require a certificate of approval from the neighborhood association. We start it the day the contract is signed and build its timing into the closing date.
Under section 718.503, a resale contract either confirms the buyer received the condominium documents more than 7 days, excluding weekends and holidays, before signing, or makes the contract voidable for 7 days after signing and receipt. Delivering the documents early starts and ends that clock while the deal is fresh.
The club bills its annual assessment on the November statement, and Lee County bills property tax and the River Ridge line in November in arrears. A closing just before or after that date changes the prorations on both sides, so we choose the date with the numbers in view.
Selling a Southern Hills at Pelican Sound home costs, by Lee County custom, the deed's documentary stamp tax at $0.70 per $100, the owner's title insurance policy, the estoppel fees, the brokerage fee you negotiate, and the seller's share of prorated tax, dues and assessments. The club's initiation or resale capital fee is your buyer's cost, not yours.
Data updated: September 2026 (prices from the Southwest Florida MLS Matrix, pulled September 29, 2026; rates from the statutes and rules cited)
The table uses the first-floor and second-floor county medians and the state's promulgated title premium of $5.75 per $1,000 to $100,000 and $5.00 per $1,000 from $100,000 to $1,000,000. These are estimates for illustration; your title company and your contract set the final figures.
| Line item (Lee County custom) | First-floor sale at $537,500 | Second-floor sale at $630,000 |
|---|---|---|
| Documentary stamp tax, $0.70 per $100 (seller) | $3,762.50 | $4,410.00 |
| Owner's title policy, promulgated premium (seller) | about $2,762.50 | about $3,225.00 |
| Condominium estoppel, current account (seller by custom) | up to $299 | up to $299 |
| Brokerage fee | as negotiated; each 1% is $5,375 | as negotiated; each 1% is $6,300 |
| Property tax, CDD and dues proration | seller credits buyer for days owned | seller credits buyer for days owned |
Florida taxes the deed at $0.70 per $100 of consideration, rounded up to the next $100, under section 201.02, and in Lee County the seller customarily pays it. At the 36-month median of $567,500 it is $3,972.50.
Florida promulgates the title premium under Rule 69O-186.003, so the premium for the same coverage is the same at every title company. In Lee County the seller customarily selects the closing agent and pays for the buyer's owner's policy; the contract controls. Settlement and search fees are separate and vary by company.
Section 718.116(8) caps a standard condominium estoppel fee at $299 for a current account, with more allowed for expedited delivery or a delinquent account, per the 2024 amendments. A Southern Hills sale needs the neighborhood association's certificate through Frankly Coastal and the club's, which the 2026 Fact Sheet lists at $299.
Property tax is billed in arrears in November, so the seller credits the buyer for the days the seller owned the home that year; the River Ridge district's $1,208.92 rides on the same bill. Association dues and the club assessment are prorated per the contract and the estoppels.
The buyer pays the club's $20,300 initiation or $11,495 resale capital fee, the lender's title policy, the mortgage taxes and the deed recording fee. Your membership ends when you sell, so the buyer's charge buys a new membership, not yours.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
A Southern Hills at Pelican Sound seller delivers the condominium resale documents under section 718.503, discloses known material defects under Johnson v. Davis, gives the property tax disclosure summary under section 689.261 and completes the flood disclosure under section 689.302 at or before contract. This is information, not legal advice.
Section 718.503(2) entitles a resale buyer, at the seller's expense, to the declaration, articles, bylaws and rules, the annual financial statement and budget, the inspector's milestone summary if applicable, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report the statute names, the frequently asked questions document under section 718.504, and the state's governance form.
The resale contract must carry, in conspicuous type, either a clause confirming the buyer received the documents more than 7 days, excluding Saturdays, Sundays and legal holidays, before signing, or a clause making the contract voidable for 7 such days after signing and receipt. Any waiver of that right has no effect, per section 718.503.
Section 720.401 requires a homeowners association disclosure summary before contract in a mandatory homeowners association, but section 720.401(2) says it does not apply to associations regulated under chapters 718, 719, 721 or 723. Southern Hills is a recorded Chapter 718 condominium. Whether the master club's own documents call for anything further is a question for your closing agent or attorney.
The Florida Supreme Court held in Johnson v. Davis that a seller who knows of facts materially affecting value that are not readily observable and not known to the buyer must disclose them, and an as-is contract does not remove that duty. A completed seller's disclosure form is the cleanest way to document what you know.
Section 689.261 requires a property tax disclosure summary at or before contract, warning the buyer not to rely on your current taxes, because a sale can reset the assessed value. On a home you have owned for years under a capped assessment, the buyer's first bill can be meaningfully higher.
Section 689.302 requires a seller to complete and give a flood disclosure at or before contract, stating whether the seller knows of flooding that damaged the property during ownership, has filed a flood insurance claim, or has received flood assistance such as from FEMA. Answer it from your own records.
Southern Hills at Pelican Sound's flood picture helps a seller: five points along Southern Hills Drive and Southern Hills Court read Zone X, minimal flood hazard, outside the special flood hazard area on FEMA panel 12071C0587G, so a lender does not require flood insurance on the map alone. Your buyer still asks about wind, the master policy and the roof.
A federally backed mortgage requires flood insurance in a special flood hazard area, zones beginning with A or V. Zone X is outside it, so the requirement does not attach on the map alone, though any lender may require it and any owner may buy it. That keeps your buyer's carrying cost lower than in a riverfront Pelican Sound neighborhood.
Southern Hills sits at the inland, US-41 side of Pelican Sound, the side farthest from the Estero River and Estero Bay, so its storm exposure is mainly wind and rain. Hurricane Ian made landfall in Lee County in September 2022 as a Category 4 storm, per the National Hurricane Center, and the River Club at the community's opposite corner flooded and was rebuilt. Your flood disclosure answers for your own 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 under section 627.714. Have the master policy summary, the hurricane deductible and the roof age ready; a buyer's agent asks for all three.
A wind mitigation inspection on the state's uniform form lets a buyer's insurance agent quote quickly, and section 627.711 requires insurers to offer mitigation credits. It is not required to sell, but it shortens the insurance step of the contract.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound sales are shaped by four sets of rules: the neighborhood association's approval to purchase, the club's leasing and guest rules, the master Architectural Review Committee guidelines for exterior work, and the Southern Hills declaration's own use, leasing and pet provisions, which a seller should have in hand before listing.
Before closing, the buyer completes the club's Application for Approval to Purchase and returns it to the neighborhood association; the club's membership terms require a certificate of approval from the neighborhood association. For Southern Hills that application goes through Frankly Coastal.
The club allows leases of 30 days or more, with a lessee aged 25 or older, neighborhood association approval, the club's Application to Lease filed 20 business days ahead and no lessee pets. A buyer takes your lease, and while it runs the tenant holds the amenity privileges if you transferred them for $465 plus tax, so confirm the transfer and the lease end date before listing.
The master Architectural Review Committee guidelines require approval before exterior changes, and shutters, windows, doors and screen enclosures on a Southern Hills building go through the neighborhood association and the master committee before a Village of Estero permit. Put every approval for your home's past work in the listing file.
The Southern Hills declaration, recorded at Lee County Official Records Book 3378, Page 2789, as amended at Book 3431, Page 4811, sets the use restrictions, leasing minimums and pet rules for owners. The club's Q and A says a few associations require a 60-day minimum lease, so confirm the Southern Hills rule in writing before you market the home to an investor. The leasing, pet and guest rules are set out in full in our Southern Hills at Pelican Sound neighborhood guide.
Selling a Southern Hills at Pelican Sound home has taken a median of 27.5 days on market over 36 months, with a range of 4 to 190 days, and 43 days in 2026. Add 30 to 45 days from contract to closing for the inspection, the condominium document window, the association's approval and financing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The median days on market ran 17 in 2023, 30.5 in 2024, 5.5 in 2025 and 43 in 2026 to September 29. The fast 2025 figure came from two second-floor homes priced near their floor's recent sales that went in 4 and 6 days, and a first-floor home that went in 5.
Four Southern Hills sales in 36 months took more than 60 days: 190 days in early 2024, 89 days in mid 2025, and 64 and 61 days in spring 2026. Each closed at or below 97.4% of its final list price, so a long market time and a deeper discount tend to travel together.
The contract period carries the buyer's inspection, the 7-day condominium window, the approval to purchase, the appraisal, insurance binding and title work. Cash buyers can close faster; financed buyers depend on the lender's review of the condominium.
Preparing a Southern Hills at Pelican Sound home for sale means fixing what an inspector will flag in a 2001 unit, gathering the condominium documents and approvals, and presenting the den and garage as the features that separate a coach home from the mid-rise condominiums nearby. The order matters more than the budget.
Valuation, a pre-listing inspection if you want one, a wind mitigation report, the dates of the air-conditioning, water heater and any windows, the association approvals for past work, and photography after the fixes.
Fix what an inspector will flag: leaks, failing equipment, damaged screens and open permits. Refresh what a buyer sees first: paint, lighting and the garage. Remodel only when the floor's comparable sales show the buyer pays for it, which on the second-floor record means the gap between a $550,000 and a $692,000 sale.
The den is what a Southern Hills buyer is paying for over a two-bedroom mid-rise condominium. Show it as an office or guest room, with the furniture to prove the use, and say in the listing which it is.
Many Pelican Sound buyers are seasonal and ask about furnishings. Decide early what conveys, list it in the contract, and keep personal items out of the photographs.
Marc handles keys, contractors, showings and inspections on site, and Jesse handles pricing, documents and offers by phone and e-signature, so an owner who spends the summer elsewhere can sell without flying down.
Selling your Southern Hills at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying here instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Southern Hills at Pelican Sound owners get a free home valuation from McGreevy and Comisar by entering their address in the valuation form at the top of this page or by calling Jesse direct. Jesse replies with the Southern Hills closings on your floor, adjusted for condition, updates, view and any lease in place, never an automated estimate.
A floor-matched comparable set from the MLS and the county record, a suggested list price and expected sale range, the estimated seller net at that range, and a launch plan. Our Southern Hills at Pelican Sound home valuation guide shows the method in full.
Call Jesse direct at (239) 898-6072, text or call. Confidential conversations are welcome, and nothing is listed until you decide.
If you're searching for a Southern Hills at Pelican Sound listing agent, or thinking, "I need someone to sell my Southern Hills at Pelican Sound home," you are selling a coach home where the floor, the ask and the paperwork decide the result. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
In the last 12 months we tracked all 6 Southern Hills closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 18 the MLS has recorded since November 2021. 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:
Start with a free Southern Hills home valuation or the valuation form at the top of this page. Jesse follows up with the Southern Hills closings that fit your home: the same floor, adjusted for condition, updates, furnishings, the view and any lease in place. (239) 898-6072, text or call.
For a home priced to its own floor's recent closings, yes: one active listing against 6 closings a year is about 2.0 months of supply. The 2026 closings took a 43-day median and closed at 95.7% of list, so sellers who ask well above their floor's recent sales should expect to wait.
Against Southern Hills' own sales on the same floor. Four first-floor homes closed at $520,000 to $540,000 between March and May 2026, and second-floor homes closed at $600,000 and $660,000 in the last 12 months, with a $630,000 county median over two years.
The 36-month median is 27.5 days, with a range of 4 to 190. In 2026 the median has been 43 days. Second-floor homes priced near recent sales have gone fastest: 4 days in December 2025 and 6 days in April 2025.
Your buyer does. The club's Real Estate page says an Application for Approval to Purchase goes to the neighborhood association before closing, and its 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 the transfer of amenities runs with it until the lease ends.
McGreevy and Comisar is a top-reviewed Southern Hills at Pelican Sound realtor, and the quotes below are genuine five-star Google reviews from sellers, reproduced in each reviewer's own words. We publish no aggregate score and no rating widget. Read the full set on the McGreevy and Comisar profile on Google.
★★★★★ "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
In Southern Hills a long market history usually traces back to an ask set off the wrong floor's sales. Repricing to the floor, with the documents ready, is how a stale listing restarts.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
In a neighborhood with two price ladders, the recommendation on price is the whole engagement. We price from the closed record for your floor and explain each step, so the number holds up when the buyer's appraiser reads it.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Verified Google review
Many Southern Hills owners spend part of the year elsewhere. We coordinate the home on site and keep the owner informed at every step, from the estoppels to the closing.
Southern Hills at Pelican Sound specialists matter because the facts that decide a sale here live in records, not in a listing feed: a two-floor price ladder visible only in the county roll, one condominium association with unpublished dues, a bundled club with closing charges for your buyer, and a 7-day condominium document window.
As one of the Top 1% Real Estate Agents Nationally Since 2008, Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He runs pricing, marketing, data and the association, club and closing paperwork, which here means the floor-matched comparable set, the estoppels, the resale documents and the net sheet. Reach him direct at (239) 898-6072.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings through the gate, buyer agent conversations, inspections, contractors and the on-site help that lets an owner sell from out of state. Reach him at (239) 287-5873.
A general agent may price a coach home off the neighborhood median, ignore the floor, quote the club's square footage in one listing and the county's in another, wait until contract to order the estoppels, forget the buyer's $20,300 club initiation, or compare the home with Island Sound mid-rise sales that do not fit. Each of those mistakes costs a seller time or money.
Every Estero neighborhood sells differently, and we publish a seller guide for each one we cover. See our guides to selling a home in Estero, selling a home in Meadows of Estero and selling a home in Lakes of Estero. The wider market picture is on our Estero community hub.
If you are thinking, "I need someone to sell my house in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Pelican Sound, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
Southern Hills at Pelican Sound sellers who are also buying can coordinate both transactions with McGreevy and Comisar, so the sale closes when the purchase does. Marc Comisar represents buyers across Estero, Bonita Springs, Naples and Fort Myers, and the two of us plan the contract dates, the estoppel windows and any lease-back together.
Some owners move from a Southern Hills coach home to a carriage home in Palmetto Dunes or Oak Run, a single-family home in The Masters, or the reverse. A buyer who owns or has owned in Pelican Sound pays the club's $11,495 resale capital fee instead of the $20,300 initiation, per the 2026 Fact Sheet, so a same-community move can cost less at closing than a first purchase. If your next home is inside the same gates, start with our Southern Hills buyer guide.
If your next home is elsewhere in the village, our Estero buyer guide and how we represent buyers explain the process, and Marc at (239) 287-5873 is the call.
These are the questions sellers ask most about listing a Southern Hills at Pelican Sound coach home, pricing it, the closing paperwork and what buyers will ask, answered from the MLS and the public records cited below. Each answer names Southern Hills. For a number on your own home, use the free valuation or Call Jesse direct at (239) 898-6072.
Start with a free valuation, then price the home against the closings on your floor, order the condominium and club estoppels, build the documents file, list on the MLS and negotiate every offer through closing. Call Jesse at (239) 898-6072 to begin.
Hire the team that will price your home from its own floor's closings and prepare the condominium and club paperwork before the first showing. McGreevy and Comisar are the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, and Jesse handles pricing and paperwork personally.
Start from your floor: first-floor homes closed at $520,000 to $540,000 in spring 2026, and the county's second-floor median over two years is $630,000. Then adjust for condition, updates and view. The 36-month MLS median across both floors is $567,500 on 14 closings.
In the 12 months to September 29, 2026, six homes closed in the MLS: $520,000, $525,000, $535,000, $540,000, $600,000 and $660,000. The four lowest were first-floor homes; the two highest were second-floor homes.
Yes, more than any other single factor on the record. Over the 24 months to July 29, 2026, county-recorded second-floor sales had a $630,000 median and first-floor sales $537,500, both on six sales.
One on September 29, 2026, a second-floor plan asking $649,900 after 5 days on market. That is about 2.0 months of supply at the 12-month pace.
The 2026 MLS median is $535,000 on five closings against $607,500 on four in 2025, and days on market rose to a 43-day median. Four of the five 2026 sales were first-floor homes, so the mix explains much of the drop.
The 36-month median is 27.5 days on market; the 2026 median is 43 days. Three homes priced near their floor's recent closings sold in under a week in 2025, after 4, 5 and 6 days on market.
Not on the recent record. All 14 closings in the 36 months to September 29, 2026 sold below their final list price, at a 96.5% median. The last two above-list sales were in May 2023 and November 2021.
On the recent record, a list price near the latest closings on your floor: second-floor homes listed at $669,000 and $699,000 closed in 4 and 6 days at 98.7% and 99.0% of list, and first-floor homes priced near $550,000 closed in 22 to 64 days.
All six 12-month closings fell between December 2025 and May 2026, and 16 of the 18 MLS closings since November 2021 fell from December through June. Listing ready for the winter season puts a home in front of seasonal buyers.
Use one consistent source and say which: the club's plans are about 1,551 square feet for lower units and 1,669 for upper units, and the county records 1,406 and 1,535 heated square feet. Buyers compare price per square foot, so a mixed basis misleads.
Not reliably. With about six sales a year, one sale moves an automated estimate, and the estimate cannot see the floor, the condition, the den or the association paperwork. A sale-by-sale comparison on the same floor is better.
Updates show in the spread: second-floor sales ran from $550,000 to $692,000 on the county record over two years. We price the condition against that spread rather than adding a renovation's cost, and permits and approvals for the work belong in the listing file.
With professional photography, cinematic video and drone where the association and club allow it, to a qualified-buyer database, with the floor, garage and den plain in the first line, and with the club's fees and the condominium documents ready for the buyer's agent.
Pelican Sound is gated and admits visitors from a member's guest list, so an open house needs the club's and the association's procedures in hand first. We confirm the current procedure before scheduling one.
Under section 718.503: the declaration, articles, bylaws and rules, the annual financial statement and budget, the frequently asked questions document, the structural reserve study or a statement that none exists, any applicable milestone summary, and the state's governance form, at your expense.
The contract either confirms delivery more than 7 days, excluding weekends and holidays, before signing, or lets the buyer cancel within 7 such days after signing and receipt. Delivering the documents early starts the clock sooner.
Section 720.401(2) says the summary does not apply to associations regulated under Chapter 718, and Southern Hills is a recorded condominium. Your closing agent or attorney confirms what applies to your sale; this is information, not legal advice.
The resale documents include any applicable milestone summary and the structural reserve study or a statement that none has been completed. The club describes Southern Hills' buildings as two-story, below the three-story trigger, but put the association's written position in the file.
Two in practice: one from the Southern Hills association through Frankly Coastal and one from Pelican Sound Golf & River Club, whose 2026 Fact Sheet lists a $299 estoppel fee.
Florida caps a standard condominium estoppel fee at $299 under section 718.116(8), with more allowed for expedited or delinquent accounts. In Lee County the seller customarily pays the estoppel fees; the contract controls.
The buyer. The 2026 Fact Sheet lists the $20,300 initiation for first-time owners and the $11,495 resale capital fee for returning owners as closing charges for the new owner.
In Lee County the seller customarily pays the documentary stamp tax at $0.70 per $100 ($3,972.50 on a $567,500 sale) and the owner's title policy (about $2,912.50 at that price under the promulgated rate), plus the brokerage fee and the estoppel fees; the contract controls.
Property tax, including the River Ridge district's $1,208.92 on the same bill, is prorated by days of ownership, with the seller crediting the buyer because Lee County bills in arrears. Association dues and the club assessment are prorated per the contract and the estoppels.
Yes. The estoppel shows any special assessment, and the contract decides whether the seller pays it, the buyer assumes it or the price adjusts. Disclose it early.
Not as a transfer. The club's membership ends when you sell, and the buyer receives a new membership as the new owner, paying the initiation or resale capital fee at closing.
It helps. Five points along Southern Hills Drive and Southern Hills Court read Zone X, outside the special flood hazard area, so a lender does not require flood insurance on the map alone. You still complete the section 689.302 flood disclosure.
It is not required, but it helps. A report on the state's uniform form lets buyers price the HO-6 quickly, and section 627.711 requires insurers to offer mitigation credits.
That depends on your plans. The club's rules allow 30-day-minimum leases with association approval, a lessee aged 25 or older and no lessee pets, and the owner keeps paying the club assessment and dues while a tenant uses the amenities. Our valuation page sets the two side by side.
It depends on your basis, how long you owned and lived in the home, and IRS rules. IRS Publication 523 explains the exclusion for a main home; ask your tax adviser.
Four Southern Hills sales in 36 months took more than 60 days, and one took 190. If a home has sat, compare its ask with its own floor's latest closings first, then the photography and the condition, in that order.
On price and paperwork: Southern Hills' 36-month median of $567,500 is $24,500 below Edgewater's $592,000 for the same plans, and Southern Hills has one association to Edgewater's four. We price with both in view.
For many buyers, yes. On the club's 2023 map Southern Hills sits just south of the Main Gatehouse on Pelican Sound Drive, close to US-41 and Coconut Point, though among the farthest neighborhoods from the River Club. We market the location to the buyer it suits.
You can. A seller who does still needs the approval-to-purchase application, both estoppels, the section 718.503 documents and the 7-day clause, and a price set against floor-matched comparable sales.
Southern Hills at Pelican Sound owners and buyers work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who lead Domain Realty Group, have sold Southwest Florida real estate for more than twenty years, and read every recent Southern Hills closing and public record before writing this guide.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. You can read how the team was built on our about McGreevy and Comisar page.
McGreevy and Comisar are the Domain Realty team behind this Southern Hills 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.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS® with Domain Realty, and Florida real estate licensure is regulated by the Florida Real Estate Commission.
Every fact in this Southern Hills at Pelican Sound seller guide traces to a primary record below: the club's own documents, Florida statutes and state registers, Lee County, River Ridge district and Village of Estero records, federal sources and NAR. Parcel and sale facts come from the county roll and the MLS. No listing portal or competing brokerage is cited.
Southern Hills at Pelican Sound sellers can open each key document at its issuing authority below. The recorded declaration is available through the Lee County Clerk's official records at Book 3378, Page 2789, and the association estoppel and resale documents come through Frankly Coastal. These are the papers a buyer's agent will ask for first.
| 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 |
| Southern Hills at Pelican Sound Condominium Association, Inc. record | Florida Division of Corporations | filed April 17, 2000 | Sunbiz detail |
| Public condominium extract (Lee County) | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| 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 |
| Section 718.503, resale disclosure and the buyer's 7-day cancellation clause | Florida Legislature | current statute | Section 718.503 |
| Section 689.302, flood disclosure form | Florida Legislature | current statute | Section 689.302 |
McGreevy and Comisar, Southern Hills at Pelican Sound listing agents. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.