Estero, Florida
Sell your Turnberry at Pelican Sound condo with McGreevy and Comisar, Top 1% nationally since 2008. Pricing by bedroom count and condominium from every Turnberry closing, with the approval, estoppel and 718.503 file ready. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Selling a Turnberry at Pelican Sound condo means selling one of 180 residences in two condominiums on Turnberry Lake Drive, inside the bundled golf and river community of Pelican Sound in Estero, Florida. Seven Turnberry condos closed in the Southwest Florida MLS in the 12 months to September 29, 2026, at a $470,000 median, and the bedroom count, the building type and the association paperwork decided every one of those results. Our Turnberry at Pelican Sound neighborhood guide covers the buildings, the club, the flood map and the history in full; this page is the seller's side of it.
Everything below answers one owner's question: how to sell a Turnberry I or Turnberry II condo for the most money, with the fewest surprises, on a timeline you control. If you want a written number before you decide anything, our Turnberry at Pelican Sound home valuation guide shows how we value a specific unit, and if you are also buying your next home, our guide to buying a home in Turnberry at Pelican Sound covers the purchase side. Owners elsewhere in the gate can start with our guide to selling a home in Pelican Sound.
A word on the name, because search engines blur it. This page covers Turnberry I at Pelican Sound and Turnberry II at Pelican Sound in Estero, Lee County. It is not Turnberry Isle in Aventura or any other Turnberry in Florida, and every record cited here was checked against the two Estero associations' state document numbers.
McGreevy and Comisar are the best realtor for selling a Turnberry at Pelican Sound condo because we price each unit against closings of its own bedroom count and building type, prepare the association and club paperwork before a buyer asks, and negotiate every offer ourselves. We lead the #1 team in Southwest Florida since 2012, and we are Top 1% nationally since 2008.
If you're searching for the best realtor for Turnberry at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Turnberry at Pelican Sound condo or buy your next home, McGreevy and Comisar is the team that delivers. Owners comparing the best real estate agents in Estero should ask each team to price a specific Turnberry condo from its own building and its own recent closings, in writing, and we do exactly that on this page in the open.
Recent Turnberry at Pelican Sound market record (12 months to September 29, 2026): 7 MLS closings · $2,898,701 in total volume · a $470,000 median sold price · $301.28 median price per MLS square foot · a range of $320,000 to $470,000 · a median 102 days on market · a median 94.2% of the final list price · 2 active listings on September 29, 2026, about 3.4 months of supply. Source: Southwest Florida MLS (Matrix), pulled September 29, 2026. These are the total market figures for the neighborhood, every brokerage included.
In the last 12 months we tracked every one of those 7 Turnberry at Pelican Sound closings, and we tracked all 24 Turnberry closings the MLS has recorded since February 2022, together with the 9 qualified sales the Lee County Property Appraiser recorded in the year to July 29, 2026. Each one is set out below by month, bedrooms, size and price, never by unit number or owner.
For Turnberry at Pelican Sound sellers: professional photography, aerial and video that show the lake, the buildings and the club, a documents file that answers the approval, estoppel, milestone and flood questions before they are asked, a regional buyer database, and discreet options when a sale needs to stay quiet.
Honors and recognition:
For Turnberry specifically, we have read the club's 2026 Fact Sheet, its Types of Residences flyer, the River Ridge CDD budget, the state's corporate and condominium records for both associations, and every Turnberry closing in the MLS record, and we bring all of it to your kitchen table.
Jesse McGreevy and Marc Comisar run the pricing conversation, the marketing build, the negotiation and the paperwork on every listing we take. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate across Southwest Florida, and Jesse and Marc account for over $900 million in personal sales inside that number. Our office is in Bonita Springs, a short drive south of the Pelican Sound gate.
You get Jesse and Marc, not an assistant with a template. Marc runs the field side: showings, buyer agent conversations, inspections, contractors and the walk-throughs that let a seasonal owner sell without flying down. Jesse runs pricing, marketing, data and the association, club and closing paperwork. Reach Jesse direct at (239) 898-6072 or Marc at (239) 287-5873. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turnberry at Pelican Sound sellers who read nothing else on this page should know these ten facts, each sourced in the sections below. Together they decide your price, your paperwork and your timeline more than any listing photo will, and every one of them is specific to these two condominiums on Turnberry Lake Drive.
Selling a Turnberry at Pelican Sound condo differs from selling a typical Estero condo in six ways: two condominiums share one MLS name, the club membership ends at the sale, two approvals run before closing, bedrooms set the price ladder, Turnberry I carries milestone paperwork, and the flood map reads Zone X. Each one changes how we list.
Turnberry I at Pelican Sound and Turnberry II at Pelican Sound are separate condominiums with separate declarations, associations, boards and dues. The Lee County roll splits them by recorded legal name; the MLS does not. A buyer's agent who pulls comparables under the single MLS name mixes a four-story elevator building with a two-story one, so our listing states the condominium, the building type and the floor in the first line of the remarks. Our Turnberry at Pelican Sound guide sets the two condominiums side by side, building by building.
Every Pelican Sound residence carries a family membership in Pelican Sound Golf & River Club, and the club's 2026 Fact Sheet says the membership terminates when the residence is sold. Your buyer becomes a member in their own right after the association approves the purchase and the deed records. The amenity package is the strongest thing a Turnberry condo has to sell, and it transfers through the buyer's own membership, not yours.
The club's Real Estate page tells buyers that an Application for Approval to Purchase goes to the neighborhood association before closing, and the club's membership terms require a certificate of approval from that association. For a Turnberry sale that means the Turnberry I or Turnberry II association's application first, then the club's new-member set-up after closing. We ask the manager for the form, fee and processing time on the day you list.
Turnberry's 180 units come in two bedroom counts, 120 two-bedroom and 60 three-bedroom on the county roll. In the last 12 months that split was worth $137,500 at the medians: $470,000 for three bedrooms against $332,500 for two, on small samples. No other variable on the record moved price as much.
Turnberry I's six buildings are four stories tall, so Florida's milestone inspection law in Section 553.899 and the structural integrity reserve study rule in Section 718.112 reach them. Turnberry II's two-story buildings fall outside both. A Turnberry I seller should have the association's milestone and reserve-study status in hand before the first showing, because buyers and lenders ask.
FEMA's current flood map shows Zone X, the 0.2 percent annual chance area outside the special flood hazard area, at five points we geocoded on Turnberry Lake Drive. Within the same gate, our Island Sound Circle points read Zone AE. For a buyer comparing the two, no mandatory flood insurance on the map alone is a real difference in carrying cost, and it belongs in your listing.
Now is a workable time to sell a Turnberry at Pelican Sound condo that is priced to its own bedroom count and building: two actives against 7 closings a year is about 3.4 months of supply, and no three-bedroom unit was listed on September 29, 2026. Sales are slower than in 2022 and 2023, so the price has to be right on day one.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
Seven closings in 12 months is a small sample, so we widen the window until the record holds at least ten closings. For Turnberry that first happens at 36 months. Every window below is MLS-marketed: none of the 24 Turnberry closings in five years was entered after closing.
| Window to September 29, 2026 | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 7 (small sample) | $470,000 | $301.28 | 102 | 94.2% |
| 24 months | 9 (small sample) | $470,000 | $301.28 | 102 | 94.1% |
| 36 months, first window with 10+ | 13 | $470,000 | $320.51 | 63 | 94.3% |
| 60 months | 24 | $470,000 | $338.97 | 8.5 | 100.0% |
The median has held at $470,000 in every window because $470,000 is the single most common Turnberry closing price: four of the 24 MLS closings landed exactly there, all since October 2025. What moved is speed and the sold-to-list ratio, not the median.
On September 29, 2026 the MLS showed two Turnberry actives, a two-bedroom, two-bath condo of 1,300 MLS square feet listed at $340,000 with 4 days on market and a two-bedroom, two-bath condo of 1,207 MLS square feet listed at $313,000 with 137 days on market. Two actives against 7 closings a year is about 3.4 months of supply. A three-bedroom seller listing now would face no direct Turnberry competition that day; a two-bedroom seller would face two.
In 2022 and 2023 Turnberry condos sold in a median of 7.5 and 4 days at 100.0% of list, and two three-bedroom units closed over list at $561,900 and $580,000. In 2025 the median stretched to 82.5 days at 95.1% of list, and in 2026 to September 29 it was 193 days at 94.0%, on three sales. A seller who prices to the 2022 record now waits; a seller who prices to the 2025 and 2026 record sells.
The Lee County Property Appraiser's file shows 9 qualified Turnberry sales in the 12 months from September 29, 2025 to the file's last recording on July 29, 2026, at a $435,000 median. County figures are recorded deed prices flagged as qualified sales; we show them beside the MLS with their own label and never mix them with MLS square-foot figures. The two records agree on the shape of the market: steady prices, slower sales.
Turnberry at Pelican Sound condos sold for $320,000 to $500,000 in the 36 months to September 29, 2026, across 13 MLS closings at a $470,000 median and $5,647,701 in total volume. Three-bedroom units clustered at $470,000 to $500,000 and two-bedroom units at $320,000 to $490,000, with the lowest prices in 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Thirteen closings is enough to read sale by sale. Here is each one by month, bedrooms, MLS living area, final list price, sold price, sold-to-list ratio and days on market, and nothing that identifies a unit or an owner.
| Closed | Beds and baths | MLS living area | Final list | Sold | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|
| Aug 2026 | 2 and 2 | 1,300 | $340,000 | $320,000 | 94.1% | 235 |
| May 2026 | 3 and 2 | 1,560 | $500,000 | $470,000 | 94.0% | 193 |
| Mar 2026 | 2 and 2 | 1,300 | $359,000 | $332,500 | 92.6% | 101 |
| Dec 2025 | 2 and 2 | 1,258 | $369,900 | $366,201 | 99.0% | 0 |
| Dec 2025 | 3 and 2 | 1,450 | $490,000 | $470,000 | 95.9% | 102 |
| Dec 2025 | 3 and 2 | 1,450 | $470,000 | $470,000 | 100.0% | 63 |
| Oct 2025 | 3 and 2 | 1,560 | $499,000 | $470,000 | 94.2% | 196 |
| Jun 2025 | 2 and 2 | 1,300 | $390,000 | $360,000 | 92.3% | 149 |
| Apr 2025 | 3 and 2 | 1,450 | $535,000 | $490,000 | 91.6% | 8 |
| May 2024 | 3 and 2 | 1,560 | $530,000 | $500,000 | 94.3% | 16 |
| Apr 2024 | 2 and 2 | 1,250 | $485,000 | $490,000 | 101.0% | 3 |
| Apr 2024 | 2 and 2 | 1,250 | $435,000 | $435,000 | 100.0% | 0 |
| Jan 2024 | 2 and 2 | 1,350 | $489,000 | $474,000 | 96.9% | 28 |
Turnberry at Pelican Sound had two condos for sale on September 29, 2026, both two-bedroom, while all four three-bedroom closings of the past year landed at $470,000. If you own a three-bedroom unit, that gap is your opening; if you own a two-bedroom unit, the price has to beat two live listings. Start with a free Turnberry at Pelican Sound home valuation or Call Jesse direct at (239) 898-6072. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
In the 12 months to September 29, 2026, the four three-bedroom closings all landed at $470,000, two at 1,450 MLS square feet and two at 1,560. The three two-bedroom closings landed at $320,000, $332,500 and $366,201, a median of $332,500 (n = 3, small sample). The headline $470,000 median describes the mix, so we never quote it to a two-bedroom owner as their number.
| Year | MLS closings | Median sold | Range | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 2022 | 8 | $457,450 | $325,000 to $580,000 | 7.5 | 100.0% |
| 2023 | 3 | $495,000 | $474,900 to $550,000 | 4 | 100.0% |
| 2024 | 4 | $482,000 | $435,000 to $500,000 | 9.5 | 98.5% |
| 2025 | 6 | $470,000 | $360,000 to $490,000 | 82.5 | 95.1% |
| 2026 to September 29 | 3 | $332,500 | $320,000 to $470,000 | 193 | 94.0% |
Every year is a small sample of MLS-marketed closings. The 2026 median of $332,500 rests on three sales, two of them two-bedroom units, so it reflects the product mix as much as any change in value.
The county's qualified recorded sales reach back further than the MLS. Turnberry's county median ran $160,000 in 2011, $215,000 in 2020, $453,250 in 2022 on 15 sales, $502,450 in 2023 on 4, $450,000 in 2024 on 9 and $418,100 in 2025 on 8. From 2011 to 2022 that is close to a tripling, and from 2022 to 2025 the median eased about 8 percent on small counts. An owner who bought before 2021 is selling into a market priced well above their purchase.
We price a Turnberry at Pelican Sound condo in four steps: bedrooms first, then the condominium and building type, then floor, view and condition, then the live competition on the day you list. Each step uses Turnberry's own closings, because the community-wide Pelican Sound median mixes $320,000 condos with $1,400,000 single-family homes.
The bedroom count is the first line. Over 60 months the ten three-bedroom MLS closings had a $492,500 median and the fourteen two-bedroom closings $442,500; over the last 12 months the gap was $470,000 against $332,500. A three-bedroom end unit and a two-bedroom middle unit are different products, and our comparable set starts there.
The county record splits what the MLS cannot. From January 2022 through July 29, 2026, Turnberry I two-bedroom units sold at a $449,000 median across 22 qualified sales and Turnberry II two-bedroom units at $377,500 across 4; three-bedroom units sold at $480,000 across 8 in Turnberry I and $492,000 across 5 in Turnberry II. The Turnberry II samples are small, so we price against the same condominium first and the other second.
A Turnberry I condo can sit on any of four floors with elevator access; a Turnberry II condo sits on the first or second floor of a two-story building. Floor, the lake or golf view from the lanai, and the age of the kitchen, baths, air conditioning and water heater move a price within its bedroom band. The 12-month record shows it: two-bedroom units of 1,300 MLS square feet closed at $320,000 and $332,500, while a 1,258-square-foot two-bedroom closed at $366,201 in 0 days.
On the day you list, your buyer compares your condo with whatever else is for sale. On September 29, 2026 that was a two-bedroom at $340,000 and a two-bedroom at $313,000, and the Island Sound condominiums next door had 7 actives at a $324,900 median. We place your list price against those, not against last year's peak.
An automated valuation model sees one subdivision name, a square footage and a few sales. It cannot see which condominium a unit sits in, whether it is an end unit with three bedrooms, which floor it is on, whether the buyer will pay $20,300 to the club at closing, or what the association's reserve study says. Every one of those moves a Turnberry price, which is why our Turnberry at Pelican Sound home valuation guide walks through each step for a specific unit.
We market a Turnberry at Pelican Sound condo by selling the whole Pelican Sound membership at a condo price: 27 holes, six pools, the boat ramp and the Lovers Key shuttle, shown in photography, aerial and video, with a documents file ready on day one and showings run through the staffed gate.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The public record supports three uses of a Turnberry condo: a seasonal lock-and-leave home with the full amenity package, a year-round home at the entry price of a bundled-golf community, and a leased unit within the club's 30-day minimum and lessee rules. Pelican Sound's own figure is that about 450 of its 1,299 homes are year-round residences. We market to the uses the property supports, and we describe the property, never the people who might buy it.
The buyer is choosing a club as much as a condo. Our photography covers the unit, the lanai view and the building entry, and our aerial and video show where Turnberry Lake Drive sits against the course, the clubhouse and the Estero River. The club's 2026 Fact Sheet lists the amenity set we put in front of every buyer: the 27-hole course designed by Chip Powell and Mike Hill, eight Hydro-Grid tennis courts, 14 pickleball courts, five bocce courts, six pools, six spas, four restaurants and a boat shuttle to Lovers Key State Park.
A Turnberry buyer will ask for the condominium documents, the budget, the quarterly dues, the club's fee schedule, the CDD line, the flood zone and, in Turnberry I, the milestone and reserve-study status. We assemble the file before the first showing so the buyer's 7-business-day review under Section 718.503 starts with everything in hand and ends with a firm contract rather than a cancellation.
Pelican Sound has a single staffed gate, and guests are admitted from an owner's gate list. We coordinate gate access for every showing and every inspection, so a seasonal owner does not have to be in Florida for a buyer to see the condo.
An estate, a tenant in place or a private reason can make a quiet sale the right call. We can approach our own buyer database and cooperating agents before, or instead of, a public launch. Less exposure can mean a lower price, and we show you both scenarios with numbers before you choose.
Every Turnberry closing in our five-year MLS record was MLS-marketed, and the club's own Real Estate page links buyers to the reasons a seller should list on the MLS. Full MLS exposure, syndication, our database and the Turnberry and Pelican Sound guides on our own site put the listing in front of the whole buyer pool.
We negotiate a Turnberry at Pelican Sound contract partner to partner, using the statutory review window, the inspection, the insurance quote, the buyer's club cash and the association approval timeline as negotiating facts rather than surprises. Jesse or Marc handles every offer, counteroffer and repair request personally.
Every offer is read, priced and answered by Jesse or Marc. In a building where the last four three-bedroom closings landed at the same price, the negotiation is usually about terms, credits and dates as much as the number, and those terms are where an experienced negotiator earns the fee.
Florida's condominium resale statute gives your buyer 7 days, excluding weekends and legal holidays, to cancel after receiving the required documents, and any waiver has no effect. Delivering the full package with the contract starts that clock immediately. A buyer who has read the budget, the rules and the reserve-study status and still signs is a buyer who closes.
A 2000 or 2001 condo has unit systems about 25 years old unless they have been replaced. Buyers commonly order a general inspection, a four-point and a wind mitigation inspection for the insurance quote. We tell you before listing which items an inspector will flag, so a repair request becomes a priced decision rather than a renegotiation.
A buyer new to Pelican Sound brings $20,300 to closing for the club's initiation fee plus the $299 club estoppel fee, on top of the price and lender costs. A returning Pelican Sound owner pays an $11,495 resale capital fee instead. We know which buyer we are negotiating with, because the difference of $8,805 is real money in a negotiation.
The Turnberry association approves the buyer before closing, and the club requires that certificate before membership. We set the contract dates against the association's stated processing time so a closing is never pushed by paperwork.
A credit at closing for an air-conditioning replacement and a price reduction of the same amount cost you the same money, but they read differently in the public record. A lower recorded price becomes the next comparable for every neighbor; a credit usually does not. We show you both before you answer. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and every Turnberry offer is answered by a partner.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Selling a Turnberry at Pelican Sound condo costs the documentary stamp tax on the deed at $0.70 per $100, the owner's title insurance policy that Lee County sellers customarily pay, the association's estoppel fee, prorated dues and taxes, any balances owed to the association and the club, and a negotiated commission. The contract controls who pays what.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
Florida taxes the deed at $0.70 per $100 of consideration under Section 201.02, and in Lee County residential sales the seller customarily pays it. At $470,000 that is $3,290; at $332,500, the 12-month two-bedroom median, it is $2,327.50.
In Lee County the seller customarily pays for the buyer's owner's title insurance policy, and the contract controls. Florida promulgates the premium under Rule 69O-186.003: $5.75 per $1,000 up to $100,000 of coverage and $5.00 per $1,000 from $100,000 to $1,000,000. That works out to about $2,425 at $470,000 and about $1,737.50 at $332,500 before any reissue credit (our arithmetic on the state rate schedule).
Two estoppels come into a Turnberry closing. The Turnberry I or Turnberry II association issues the condominium estoppel under Section 718.116, which states what is owed on the unit, must be delivered within 10 business days of the request, and carries a statutory fee cap of $299 for a current account, with an extra $119 for expedited delivery. The club lists its own $299 estoppel fee at closing in its 2026 schedule; the contract says who pays it.
Quarterly condominium dues, the club's annual assessment and the property tax are prorated to the closing date. The River Ridge CDD charge of about $1,209 a year rides on the Lee County tax bill, so it prorates with the taxes. Any special assessment due on the unit appears on the association's estoppel, and the contract decides who pays installments due after closing.
Commission is negotiable and is not set by law. Since August 17, 2024, under the practice changes described in the NAR settlement FAQs, offers of compensation to a buyer's agent cannot appear on the MLS, and buyers sign a written agreement with their own agent before touring. A seller may still offer a concession or contribute toward the buyer's agent fee off the MLS. We put the commission conversation in writing at the first meeting.
| Fixed item | $320,000 (lowest 12-month closing) | $332,500 (12-month two-bedroom median) | $470,000 (12-month three-bedroom price) |
|---|---|---|---|
| Deed documentary stamp tax, $0.70 per $100 | $2,240 | $2,327.50 | $3,290 |
| Owner's title policy, promulgated rate, about | $1,675 | $1,737.50 | $2,425 |
| Condominium estoppel, statutory cap for a current account | up to $299 | up to $299 | up to $299 |
| Club estoppel fee, 2026 schedule | $299 if the contract assigns it to you | $299 if the contract assigns it to you | $299 if the contract assigns it to you |
The table leaves out the commission, which is negotiated, the prorations, any payoff of a mortgage, any balance owed to the association or club, and closing-agent service fees, which vary. We run the full sheet for your unit on request.
A Turnberry at Pelican Sound seller owes the buyer the condominium resale documents in Section 718.503 at the seller's expense, the milestone and reserve-study statements in the contract, the property tax disclosure summary, the flood disclosure under Section 689.302, and any known defect that materially affects value. This is information, not legal advice.
A Turnberry condo is a Chapter 718 condominium unit, so Section 718.503 applies. It entitles the buyer, at the seller's expense, to current copies of the declaration, the articles, the bylaws and rules, the annual financial statement and budget, the milestone inspection summary where applicable, the most recent structural integrity reserve study or a statement that none was completed, and the Frequently Asked Questions and Answers sheet, plus a governance form. The buyer may cancel within 7 days, excluding weekends and legal holidays, after receiving the documents, and the right ends at closing.
Florida's homeowners' association disclosure summary in Section 720.401 is a pre-contract duty for parcels in a mandatory homeowners' association, and the statute states that it does not apply to associations governed by Chapter 718. Pelican Sound mixes a master club with condominium neighborhoods, so a Turnberry sale runs on the condominium side of that fork. Whether your closing agent also delivers anything from the master association is a question for that agent or an attorney; we never tell a Turnberry seller they owe the 720.401 summary.
Contracts for condominium resales entered into after December 31, 2024 must carry statements about milestone inspections, turnover inspection reports and structural integrity reserve studies under Section 718.503. For a Turnberry I seller the association's status letter answers the buyer's questions; for a Turnberry II seller the answer is that the two-story buildings fall outside the three-story test, and the budget and reserves still apply.
Section 689.261 requires the buyer of residential property to receive a property tax disclosure summary at or before contract, warning that the buyer should not rely on the seller's current taxes because a change of ownership triggers reassessment. For a Turnberry seller with a homestead exemption, that warning matters: the buyer's first full bill can be higher than yours.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before contract, stating whether the seller knows of flooding that damaged the property during their ownership, has filed a flood insurance claim, or has received flood assistance, including from FEMA. A Zone X map reading does not remove the form; answer it from your own records.
Florida's Supreme Court held in Johnson v. Davis (1985) that a seller of a home must disclose known facts that materially affect its value and are not readily observable to the buyer. In a condominium, a known leak, a past water intrusion or an open repair item belongs in the disclosure, and the association's records often show it anyway.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Your Turnberry at Pelican Sound buyer will pay the club's $11,495 annual assessment for 2026, the Turnberry I or Turnberry II association's quarterly dues, a River Ridge CDD line of about $1,209 on the tax bill, property tax and insurance, plus one-time club charges at closing. That carry shapes what a buyer can offer you.
The club's 2026 Fact Sheet lists an $11,495 annual assessment for every one of Pelican Sound's 1,299 residences. The club's Q and A breaks it into amenities, property management, which includes fiber-optic internet and cable television for all homes, and replacement reserves sized by an independent annual reserve study. At the $470,000 median the assessment is about 2.4 percent of the price a year.
Neither Turnberry association publishes its budget on a public page we found, and the club's Q and A says neighborhood dues are billed quarterly by each neighborhood association. The association's estoppel states the current figure for a specific unit. We put that figure in your listing file early, because a buyer who has to guess at the dues discounts the price.
The River Ridge Community Development District's FY2026 adopted budget charges a Pelican Sound unit about $1,209 a year as a non-ad valorem line on the Lee County tax bill: a $177.21 general fund charge plus a $1,031.71 Pelican Sound program charge.
A buyer new to Pelican Sound pays the club a $20,300 initiation fee at closing, and a returning owner pays an $11,495 resale capital fee instead; every buyer pays the club's $299 estoppel fee. The club's Q and A says each sale funds the Capital Resale Reserve with an amount equal to that year's assessment.
The flood map helps a Turnberry at Pelican Sound seller: five points on Turnberry Lake Drive read FEMA Zone X, 0.2 percent annual chance, outside the special flood hazard area, on panel 12071C0587G effective November 17, 2022. The storm record still belongs in the listing file, with the master policy, the hurricane deductible and the roof age.
We queried FEMA's National Flood Hazard Layer on October 7, 2026 at five U.S. Census Bureau geocoded points on Turnberry Lake Drive, three on Turnberry I's side of the street and two on Turnberry II's. All five returned Zone X with the 0.2 percent subtype, the special flood hazard area flag set to false and no base flood elevation. That is a map reading, not a survey or an elevation certificate.
The same query at two Island Sound Circle points returned Zone AE with a static base flood elevation of 11 feet, inside the special flood hazard area. A federally backed mortgage requires flood insurance in an A or V zone; in Zone X a lender does not require it on the map alone, though any lender or insurer may require or recommend it. The Village of Estero's Community Rating System Class 6 gives a 20 percent discount on NFIP premiums.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 storm, per the National Hurricane Center, and the riverfront River Club inside Pelican Sound took about three feet of water, per the architect who rebuilt it. We found no public record of Turnberry building damage; your own flood disclosure answers that question for your unit.
Each Turnberry association's master policy covers the building, and each owner carries an HO-6 policy for interior, contents and loss assessment; Section 627.714 requires at least $2,000 of loss assessment coverage. Ask the association for the master policy summary, the hurricane deductible and the roof age, and keep any wind mitigation report on the state's uniform form, since Section 627.711 requires insurers to offer mitigation discounts.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Pelican Sound rules that affect a Turnberry at Pelican Sound sale are the club's 30-day minimum lease with a lessee of at least 25 and no lessee pets, the houseguest limits of two registrations a year in Turnberry I and six in Turnberry II, the association's approval of the buyer, and each declaration's own restrictions.
The club's 2026 Fact Sheet sets a 30-day minimum lease, a lessee and primary occupant at least 25, no lessee animals except bona fide service animals, approval by the neighborhood association, and an application filed 20 business days ahead. The club's schedule lists a $260 lease application, a $465 transfer of amenities plus tax and a $155 annual renewal. Each Turnberry declaration may add its own limits.
The Fact Sheet allows six unaccompanied houseguest registrations a year for every neighborhood except Island Sound 1, Island Sound 2 and Turnberry 1, which allow two. Each registration covers up to two weeks and costs $100 plus tax. A Turnberry II listing can say three times as many registrations as a Turnberry I listing, and for some buyers that decides between them.
We found no published pet rule for either Turnberry association, so we state no number, size or breed limit. Ask your association for the current rule in writing before you list, because buyers with a dog ask in the first showing. Assistance animals are handled under federal fair housing rules, per HUD guidance, regardless of a pet policy.
The buyer's Application for Approval to Purchase goes to the Turnberry I or Turnberry II association before closing. We confirm the form, fee and processing time with the manager when you list; the 2026 Fact Sheet lists Frankly Coastal for both associations, while the club's Real Estate page lists Compass Rose for Turnberry II, so we confirm the current manager first.
A Turnberry condo can generally be sold with a tenant in it, subject to the lease, the association's rules and the club's lease terms. The buyer takes the lease, and amenity privileges sit with the tenant during it if they were transferred. Plan the closing around the lease end where you can.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Turnberry at Pelican Sound and Island Sound are the two largest neighborhoods in Pelican Sound and the two most likely to share a buyer. Turnberry sells less often but reads Zone X on the flood map; Island Sound sells faster and deeper in Zone AE. Your buyer will tour both, so your price must hold up beside Island Sound's.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Turnberry at Pelican Sound | Island Sound |
|---|---|---|
| Residential parcels (2026 roll) | 180 | 216 |
| Condominiums | Turnberry I (132) and Turnberry II (48) | Island Sound I (84) and Island Sound II (132) |
| Built (roll) | 2000 to 2001 | 2001 to 2002 |
| Bedrooms (roll) | 120 two-bedroom, 60 three-bedroom | 180 two-bedroom, 36 three-bedroom |
| FEMA flood zone at our test points | Zone X, outside the SFHA | Zone AE, base flood elevation 11 feet |
| MLS closings, 12 months | 7, $470,000 median | 11, $450,000 median |
| MLS closings, 36 months | 13, $470,000 median | 30, $485,000 median |
| Median $ per MLS sq ft, 36 months | $320.51 | $323.26 |
| Median days on market, 36 months | 63 | 42.5 |
| Median sold-to-list, 36 months | 94.3% | 96.8% |
| Actives on September 29, 2026 | 2, median $326,500 | 7, median $324,900 |
| Months of supply | 3.4 | 7.6 |
| County qualified sales since September 29, 2025 | 9, $435,000 median | 12, $443,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; FEMA National Flood Hazard Layer, queried October 7, 2026.
Island Sound had 7 actives against Turnberry's 2 on September 29, 2026, at a similar median list price, so a Turnberry seller faces less direct competition but shares a buyer who can walk next door. Island Sound also sold faster over 36 months, at a 42.5-day median against 63, and closer to list, at 96.8% against 94.3%.
Over 36 months the two neighborhoods' medians per MLS square foot sit within $3 of each other, $320.51 at Turnberry and $323.26 at Island Sound. The bigger differences are inside each neighborhood, between building types and bedroom counts. That is why we price a Turnberry three-bedroom against Turnberry three-bedrooms first and against Island Sound's three-bedroom condos second.
Lead with what Island Sound cannot match: Zone X at our test points, 60 three-bedroom units of 180 against Island Sound's 36 of 216, and in Turnberry II, six houseguest registrations a year against two everywhere in Island Sound. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008, and we show both neighborhoods' records side by side at the listing meeting. Island Sound owners preparing their own sale can read our guide to selling a home in Island Sound.
A Turnberry at Pelican Sound condo took a median 102 days to sell in the 12 months to September 29, 2026, and 63 days over 36 months, with a 12-month range of 0 to 235 days. Add the association's approval time and a normal closing period, and a realistic plan runs four to six months from listing to closing.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
The two fastest Turnberry closings of the past year closed in 0 and 63 days at 99.0% and 100.0% of list. The five slower ones took 101 to 235 days and closed at 92.6% to 95.9%. The pattern is the oldest one in real estate: the condos priced right at launch sold fast and near list, and the ones that chased the market sold slower and lower.
Half of the 24 Turnberry MLS closings in the last 60 months, 12 of 24, closed in March through May. Many Pelican Sound buyers are seasonal, so a condo that is photographed, documented and live by early January meets the first winter buyers on the first tour.
Week one: valuation, pricing and the documents order. Weeks two and three: photography, the listing file and launch. Then the market time, the 7-business-day document review after contract, the inspection and insurance quote, the association's approval and closing. We set the closing date against the association's stated processing time.
Many Turnberry owners spend summers elsewhere. Marc coordinates access, vendors and inspections on site, the documents move electronically, and Florida closings can be signed by mail. A seasonal owner can list, sell and close without a flight.
Selling your Turnberry at Pelican Sound condo? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Turnberry at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Prepare a Turnberry at Pelican Sound condo for sale by ordering the association documents and estoppel early, fixing what an inspector will flag on a 25-year-old unit, getting a wind mitigation report if you have none, deciding what furniture conveys, and photographing the unit clean and staged for the lake or course view.
The Village of Estero's monthly permit reports show Turnberry I owners pulling interior remodel permits, including a master bath renovation in January 2020, a remodel valued at $15,000 in December 2020, one valued at $34,792 in April 2021, and kitchen cabinets and countertops valued at $25,000 in November 2021. A full remodel rarely returns its cost at sale; paint, lighting and fixing flagged items usually do.
Many seasonal Pelican Sound condos sell furnished. List what conveys in the contract, and treat the furniture as a convenience to the buyer rather than a line of value, since appraisers value the real estate.
The most recent Turnberry at Pelican Sound closing teaches the next seller what a slow sale costs: a two-bedroom condo of 1,300 MLS square feet listed at $340,000 closed in August 2026 at $320,000 after 235 days, the lowest price and the longest market time in five years of MLS records.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
This is a public-record sale from the MLS, not a listing of ours, and it is set out by month, size and price only. It closed at 94.1% of list, about the 12-month median, so the discount was not unusual; the time was. It closed after the county extract ends, so the MLS is the only record of it on this page until the deed appears in the county file.
A two-bedroom of 1,258 MLS square feet listed at $369,900 closed in December 2025 at $366,201, 99.0% of list, with 0 days on market. Same bedroom count, same year, about $46,000 apart from the August sale. Smaller unit, higher price, faster sale: condition, floor, view and pricing at launch explain gaps like that, not the square footage.
Price at launch to the closings of your own bedroom count and condominium, have the approval and estoppel paperwork moving the week you list, and let the photography show the view and the club. The record says that combination sells in weeks rather than months.
Turnberry at Pelican Sound owners get a free valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from Turnberry closings of your own bedroom count and condominium, placed against the live competition, with your fee stack and a net sheet beside it. There is no cost and no obligation.
You receive the recent Turnberry closings that match your unit with dates and days on market, a per-square-foot reading on MLS living area, the live listings in Turnberry and Island Sound, the county record for your condominium, the costs your buyer will underwrite, and a recommended list price with a defensible range. Request it through our free home valuation form, or read how we build it in our Turnberry at Pelican Sound home valuation guide.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
Turnberry at Pelican Sound sellers get the strongest results by listing with McGreevy and Comisar of Domain Realty, the #1 team in Southwest Florida since 2012, because 180 condos in two condominiums, with two approvals and a club charge to the buyer, reward unit-level pricing and a documents file that is ready on day one.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026)
If you are searching for a Turnberry at Pelican Sound listing agent, or thinking, "I need someone to sell my Turnberry condo," here is the short version. We place your condo on its own bedroom and building ladder, we build the documents file before the first showing, we market the whole Pelican Sound membership, and we negotiate every offer ourselves.
Listing-team credentials:
Start with our free home valuation. Jesse follows up with the Turnberry closings that fit your condo: the same condominium and bedroom count, adjusted for floor, condition, updates, furnishings and any lease in place. Call Jesse direct at (239) 898-6072, text or call. Confidential conversations welcome.
Usually. Half of the 24 Turnberry MLS closings in five years closed in March through May, so a condo live by early January meets the winter buyers first.
The 2022 record had single-digit days on market and 100.0% of list; the 2025 and 2026 record has triple-digit days and about 94% of list. Waiting is a bet on the market, and carrying a Turnberry condo costs $11,495 a year to the club alone.
We recommend ordering them at listing. The buyer's 7-business-day review starts when the documents arrive, so having them ready shortens the contract.
Yes, through our buyer database and cooperating agents, though less exposure can mean a lower price, and we show you both scenarios first.
Ask each team for its comparable set by bedroom count and condominium, its explanation of the club charge to your buyer, and its plan for the 718.503 package.
McGreevy and Comisar is a top-reviewed Turnberry 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 our Google profile, where every review is public.
★★★★★ "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 condominium where four units of the same bedroom count closed at the same price, a pricing recommendation that holds up is worth more than a high number.
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
A slow Turnberry market rewards a seller who keeps adjusting with the feedback, and we bring the feedback every week.
★★★★★ "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
Showing feedback is the earliest signal of a price or presentation problem, and we report it after every showing.
Turnberry at Pelican Sound sellers often buy again in Southwest Florida, sometimes inside Pelican Sound itself, trading a condo for a coach home or a single-family home. We run both sides as one plan, including the timing of two closings, the club's resale capital fee for a returning owner, and Florida's homestead portability rules.
A returning Pelican Sound owner pays the club an $11,495 resale capital fee on the purchase instead of the $20,300 initiation fee, a difference of $8,805, so a move inside the gate can cost less at closing than a first purchase. Our guide to buying a home in Turnberry at Pelican Sound covers the purchase side of a Turnberry unit, and the whole community is in our Pelican Sound guide.
If your next home is elsewhere in Estero or beyond, call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling first and buying second, or the reverse, changes the dates, the financing and sometimes the price; we plan both before you list.
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.
These are the questions Turnberry at Pelican Sound owners ask before listing, answered from the Southwest Florida MLS, the Lee County record, the club's published documents and Florida statutes. Each answer is short and points to the section that holds the detail. For a figure on your own condo, call Jesse at (239) 898-6072. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Nothing here is legal or tax advice.
Get a valuation built from Turnberry closings of your bedroom count and condominium, order the association documents and estoppel, prepare the unit, list on the MLS with full exposure, and negotiate with the approval timeline in the contract.
In the 12 months to September 29, 2026, three-bedroom Turnberry condos closed at $470,000 four times and two-bedroom condos at $320,000 to $366,201. Floor, view, condition and furnishings move a unit within its band.
Seven in the Southwest Florida MLS in the 12 months to September 29, 2026, and 9 qualified county sales in the 12 months to July 29, 2026.
The 12-month median was 102 days on market and the 36-month median 63 days, with a 12-month range of 0 to 235 days.
The 12-month median was 94.2% of the final list price and the 36-month median 94.3%. The units that sold within about two months closed at 99 to 100 percent of list.
Supply is moderate at two actives and about 3.4 months on September 29, 2026, with no three-bedroom unit listed. Pricing to the 2025 and 2026 closings matters more than timing.
Start from the same condominium. On county records from January 2022, Turnberry I two-bedroom units sold at a $449,000 median and Turnberry II two-bedroom units at $377,500, on a small sample.
Yes. Over 60 months, ten three-bedroom MLS closings had a $492,500 median against $442,500 for fourteen two-bedroom closings; in the last 12 months it was $470,000 against $332,500.
A first-time Pelican Sound buyer pays a $20,300 initiation fee at closing, a returning owner an $11,495 resale capital fee, and every buyer the $299 club estoppel fee.
No. The club's Fact Sheet says membership terminates when the residence is sold, and the buyer becomes a member after association approval and closing.
Your buyer does. The Application for Approval to Purchase goes to the Turnberry I or Turnberry II association before closing.
Under Section 718.503, the declaration, articles, bylaws and rules, the financial statement and budget, the FAQ sheet, a governance form and, for Turnberry I, the milestone and reserve-study items, at your expense.
Seven days, excluding Saturdays, Sundays and legal holidays, after receiving them, under Section 718.503. The right ends at closing and cannot be waived.
The statute says it does not apply to associations governed by Chapter 718, and Turnberry's units are condominium units. Confirm any master-association paperwork with your closing agent.
The deed stamps at $0.70 per $100, the owner's title policy that Lee County sellers customarily pay, the association estoppel, prorations, any balances owed and the negotiated commission. At $470,000 the stamps are $3,290.
The contract decides. The condominium estoppel fee is capped by Section 718.116 at $299 for a current account, and the club lists its own $299 estoppel fee at closing.
It can. Turnberry I's four-story buildings fall under the milestone and reserve-study laws, so have the association's status letter ready; we never state what an association's report contains.
No. Turnberry II's buildings are two stories, below the three-story test, though buyers still ask for the budget and reserves.
Yes. List what conveys in the contract; appraisers value the real estate, not the furniture.
Generally yes, subject to the lease and the rules. The buyer takes the lease, and amenity privileges sit with the tenant if they were transferred.
It can. Turnberry Lake Drive reads Zone X at our five test points while our Island Sound Circle points read Zone AE, so a Turnberry buyer avoids mandatory flood insurance on the map alone.
Pricing to your own bedroom count and condominium at launch, approval and estoppel paperwork moving early, and a clean, staged, well-photographed unit.
Half of the 24 MLS closings in five years closed in March through May, so be live by early January when you can. Price matters more than the month.
An appraiser compares recent closed sales of similar condos, usually inside Turnberry first and then nearby Pelican Sound condominiums, and adjusts for size, floor and condition.
Yes. A lender reviews the condominium project, including its budget, reserves and insurance, and current paperwork shortens that review.
Disclose it. The estoppel states it, and the contract decides who pays installments due after closing.
It is not required, but it helps the buyer's insurance quote. Ask your association what it already holds for the building.
The assessment resets after a sale and a homestead exemption does not transfer, so the buyer's first full bill can differ from yours. The CDD line of about $1,209 stays on the bill.
You can, but every Turnberry closing in our five-year record was MLS-marketed, and the club's Real Estate page itself points sellers to the MLS.
Lead with Turnberry's Zone X reading, its three-bedroom share and, in Turnberry II, six houseguest registrations a year. Island Sound had 7 actives on September 29, 2026 against Turnberry's 2.
We lead Domain Realty Group, the #1 team in Southwest Florida since 2012, we are Top 1% nationally since 2008, and we tracked every Turnberry closing in five years before writing this guide.
Use our free home valuation or call Jesse at (239) 898-6072, text or call.
Turnberry at Pelican Sound sellers work directly with Jesse McGreevy and Marc Comisar, who lead Domain Realty Group, have sold Southwest Florida real estate for more than twenty years, and read every recent Turnberry closing, the county roll and the club's 2026 documents 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, and see each partner's profile: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more at DomainRealtyGroup.com. Follow our latest Southwest Florida listings and market notes on Instagram.
Contact McGreevy and Comisar:
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; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Every fact on this Turnberry at Pelican Sound seller guide traces to a primary record below: the club's own documents, Florida statutes and state records, Lee County, the Village of Estero, the River Ridge CDD, FEMA and federal agencies. Parcel and sale facts come from the county roll and the Southwest Florida MLS. No listing portal or competing brokerage is cited.
Turnberry at Pelican Sound's key documents are published by the club, the State of Florida, the River Ridge CDD and federal agencies, and the table links each one to the authority that issues it. The two recorded declarations sit in the Lee County Clerk's official records, and each association's estoppel comes from its manager on request.
| Document | Issued by | What it settles | Link |
|---|---|---|---|
| 2026 Fact Sheet and 2026 Fees | Pelican Sound Golf & River Club | Assessment, initiation, resale capital and estoppel fees, lease and houseguest rules | Fact Sheet, PDF |
| Types of Residences realtor flyer | Pelican Sound Golf & River Club | Turnberry I four-story elevator buildings, Turnberry II two-story buildings, carports | Flyer, PDF |
| FY2026 adopted budget | River Ridge Community Development District | The Pelican Sound CDD line on the tax bill | CDD budget, PDF |
| Turnberry I association record | Florida Division of Corporations | Document N99000005728, filed September 23, 1999 | Sunbiz detail |
| Turnberry II association record | Florida Division of Corporations | Document N99000005726, filed September 23, 1999 | Sunbiz detail |
| Section 718.503, resale disclosure | Florida Legislature | The documents a condominium seller delivers and the buyer's 7-day voidability right | Statute text |
| Section 718.116, estoppel certificates | Florida Legislature | What the condominium estoppel states, its fee cap and its 10-business-day delivery | Statute text |
| Section 553.899, milestone inspections | Florida Legislature | The three-story test that reaches Turnberry I and not Turnberry II | Statute text |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | The wind mitigation form behind insurance discounts | OIR-B1-1802, PDF |
| Documentary stamp tax | Florida Department of Revenue | The $0.70 per $100 rate on the deed | DOR stamp tax page |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | Landfall facts for the 2022 storm | Ian report, PDF |
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.