Estero, Florida
Sell your Hammock Greens at Pelican Sound condo with McGreevy and Comisar, Top 1% nationally since 2008. All 18 closings since 2022 matched to their deeds, a worked net sheet and the 718.503 file ready. Call Jesse at (239) 898-6072.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated October 2026.
Selling a condominium at Hammock Greens at Pelican Sound means selling into the thinnest market in its club, where every comparable has to be read by hand. Our Hammock Greens at Pelican Sound neighborhood guide sets out the buildings, the rules and the flood map, and this page is the seller's side of it: what a flat is likely to sell for, how fast, what it costs you, and what to have ready before the first showing. Hammock Greens sits inside Pelican Sound, the bundled golf and river club community in Estero, Florida, ZIP 33928.
Hammock Greens is 98 condominium flats on Hammock Greens Lane, held in four separate condominiums: three four-story elevator buildings of 22 flats each (Hammock Greens I, II and III) and four two-story buildings of eight flats each (Hammock Greens IV), built in 1998 and 1999. Over the 12 months to September 29, 2026 the Southwest Florida MLS recorded two Hammock Greens closings, at $345,000 and $369,000, and no flat was listed on that date. Over 60 months the MLS recorded 18 closings at a $457,500 median. Two sales in a year cannot carry a median, which is why a Hammock Greens seller needs an agent who prices from the long record, matched to the recorded deeds.
McGreevy and Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and we are Top 1% Real Estate Agents Nationally Since 2008. Two companion pages finish this set. If you want a written opinion of value first, read our Hammock Greens home valuation guide, and if you are buying your next home as well, read our Hammock Greens buyer's guide. For the rest of the community, our guide to selling a home in Pelican Sound covers all twelve marketed neighborhoods. You can also estimate your net proceeds with our seller net sheet before you call.
A word on the name, because search engines blur it. This page covers the four Hammock Greens at Pelican Sound condominium associations, all on Hammock Greens Lane in Estero, Lee County. It is not Hammock Greens Condo LLC, a separate limited liability company on the state's corporate register, and Pelican Sound is not Pelican Landing in Bonita Springs or Pelican Bay in Naples. Our web address spells the community "pelican-sounds"; its name is Pelican Sound.
McGreevy and Comisar are the best realtor for Hammock Greens at Pelican Sound because a market of two sales a year rewards a seller whose agent has read every closing, matched each to its recorded deed, and checked the flood map, the fee schedule and the buildings' records before advising a single owner.
If you're searching for the best realtor for Hammock Greens at Pelican Sound in Pelican Sound, Estero, whether you're ready to sell your Hammock Greens condo or buy your next home, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Sellers comparing the best real estate agents in Estero should ask each agent one question: with only two MLS closings in a year, which sales will you use to price my flat, and did you check them against the county's recorded deeds? We answer it below, sale by sale.
Recent Hammock Greens at Pelican Sound track record (last 12 months): In the last 12 months Hammock Greens at Pelican Sound has seen 2 resales in the Southwest Florida MLS (Matrix, pulled September 29, 2026, closings to that date), at $345,000 and $369,000, a median of $357,000 (mean of the two, small sample), $714,000 in total volume, a median of 55.5 days on market and a median sold-to-list ratio of 96.7%. Over 60 months the MLS records 18 Hammock Greens closings at a $457,500 median. Domain Realty, our brokerage, closed 615 transaction sides in Estero in the 60 months to October 5, 2026, $352.2 million in volume counted by side, per the Southwest Florida MLS pulled that day.
In the last 12 months we tracked both Hammock Greens MLS closings and every one of the 18 the MLS has recorded here since April 2022, and we matched each to its condominium, floor and recorded deed in the Lee County sales file. Every sale is listed on this page by month, building, price, bedrooms and size only.
For Hammock Greens sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion when a sale needs to stay quiet. At Hammock Greens the listing has to tell a buyer which of the four condominiums and which building type the flat sits in, and the file has to be ready early: the condominium resale package, the association's certificate of approval steps, the club's estoppel and closing charges, and the elevator buildings' structural reserve study and milestone timing.
Honors and recognition:
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072. You can also see what your Hammock Greens condo is worth today.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida.
These are the points a Hammock Greens at Pelican Sound seller should carry into any listing conversation, each one sourced later on this page from the Southwest Florida MLS, the Lee County record, the club's 2026 Fact Sheet, FEMA or the Florida Statutes.
Selling at Hammock Greens at Pelican Sound in 2026 means selling a 27- or 28-year-old condominium flat into a market with no direct competition and very few recent sales: two MLS closings in 12 months, none listed on September 29, and a buyer pool that also looks at Island Sound II and Turnberry.
Hammock Greens is four associations under one marketed name: Hammock Greens at Pelican Sound, II and III, each a four-story elevator building of 22 flats, and Hammock Greens IV, 32 flats in four two-story buildings. Each has its own board, budget, dues and declaration. The Southwest Florida MLS files every sale under one Sub name, so published figures blend all four.
If you own in Hammock Greens I, II or III, you sell a flat in a four-story building with an elevator and carports. Thirteen of the 18 recent closings were in these three buildings, at a $455,000 median over 60 months. Buyers and their attorneys will ask for the structural integrity reserve study and the milestone inspection timing, because the buildings reach 30 years in 2028 and 2029.
If you own in Hammock Greens IV, you sell a flat in a two-story building with no elevator, and half the flats are three-bedroom. Four closed in 60 months at a $474,950 median, a small sample, with the lowest MLS price in the record, $345,000, in May 2026. The three-story rules do not reach these buildings by their terms, but reserves still matter to a buyer.
Every Hammock Greens flat carries one family membership in Pelican Sound Golf & River Club, and the membership ends when the flat is sold. The buyer pays the club's one-time charge at closing, the buyer needs the association's certificate of approval, and the club's 2026 Fact Sheet sets the lease and houseguest rules that a buyer will read before offering.
Hammock Greens does not trade often, and the two 2026 sales are the lowest in the 60-month record. We say so at the first conversation, because a seller who prices to 2022 waits and a seller who prices to the evidence sells. The market snapshot below gives every number we use.
The Hammock Greens at Pelican Sound market for sellers is quiet and uncontested: two MLS closings in the 12 months to September 29, 2026, at $345,000 and $369,000, and no active listing. Because two sales cannot carry a median, we read the market on its 60-month record of 18 closings at a $457,500 median.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Window | MLS closings | Median sold | Median $ per MLS sq ft | Median days on market | Median sold-to-list |
|---|---|---|---|---|---|
| 12 months | 2 (small sample) | $357,000 (mean of $345,000 and $369,000) | $274.62 | 55.5 | 96.7% |
| 24 months | 5 (small sample) | $455,000 | $353.85 | 22 | 95.8% |
| 36 months | 8 (small sample) | $457,500 (mean of $455,000 and $460,000) | $351.92 | 16.5 | 96.8% |
| 60 months, first window with 10+ | 18 | $457,500 (mean of $455,000 and $460,000) | $347.85 | 8 | 100.0% |
Southwest Florida MLS Matrix, pulled September 29, 2026, closings to that date. Medians use the mean of the middle pair when n is even, and we name the pair. Sold-to-list means sold price over final list price. None of the 18 closings was entered after closing, so every one carries days on market.
Fewer than 10 closings in a window is a sample too small to trust, so we widen until it is not. The 60-month window totals $8,605,100 in volume, with days on market from 2 to 108 (mean 28.8). Five of the 18 closed above the final list price, five at it and eight below. The 12-month window totals $714,000.
The 60-month median sold-to-list is 100.0%, but the last two sales closed at 100.0% and 93.5%. The two fell at opposite ends of speed as well: 3 days and 108 days. In a market this thin, one overpriced listing can sit for months while a correctly priced one sells in a week.
Lee County's qualified recorded sales cover more years than the MLS and include deeds that never appear as MLS closings. Since September 29, 2025 the county file shows 3 qualified Hammock Greens sales at a $369,000 median: the two MLS closings, and a ground-floor three-bedroom flat recorded at $550,000 in May 2026 with no MLS closing. MLS and county figures are never mixed.
On September 29, 2026 the MLS showed no active Hammock Greens listings. A well-prepared listing has the neighborhood to itself, though buyers will compare it with Island Sound, where 7 homes were for sale that day, and with Turnberry.
Hammock Greens at Pelican Sound condos have sold for $345,000 to $845,000 in the MLS over 60 months, with most flats closing between $425,000 and $500,000 and the two 2026 sales at $345,000 and $369,000. Every one of the 18 closings is listed below by month, building, floor, bedrooms and size.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Closed | Condominium (county deed) | Floor | Beds | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| May 2026 | Hammock Greens IV, two-story building | Upper | 2 | 1,300 | $369,000 | $345,000 | 93.5% | 108 |
| Jan 2026 | Hammock Greens III, elevator building | Second | 2 | 1,300 | $369,000 | $369,000 | 100.0% | 3 |
Southwest Florida MLS, pulled September 29, 2026; condominium and floor from the matching Lee County recorded deed. Both were listed at $369,000. The elevator flat closed at full price in 3 days; the two-story flat took 108 days and closed $24,000 lower.
| Closed | Condominium (county deed) | Floor | Beds (MLS) | MLS living area | List price | Sold price | Sold-to-list | Days on market |
|---|---|---|---|---|---|---|---|---|
| Mar 2025 | Hammock Greens I | Third | 2 | 1,258 | $495,000 | $500,000 | 101.0% | 3 |
| Dec 2024 | Hammock Greens III | Second | 2 | 1,207 | $475,000 | $455,000 | 95.8% | 22 |
| Sep 2024 | Hammock Greens II | Third | 2 | 1,300 | $484,900 | $460,000 | 94.9% | 107 |
| Aug 2024 | Hammock Greens III | Third | 2 plus den | 1,450 | $560,000 | $500,000 | 89.3% | 11 |
| Apr 2024 | Hammock Greens III | Ground | 2 | 1,300 | $449,900 | $455,000 | 101.1% | 2 |
| Oct 2023 | Hammock Greens I | Ground | 2 | 1,207 | $469,900 | $460,000 | 97.9% | 98 |
| Jul 2023 | Hammock Greens IV | Upper | 2 | 1,382 | $449,900 | $449,900 | 100.0% | 2 |
| Jun 2023 | Hammock Greens IV | Ground | 3 | 1,560 | $549,000 | $500,000 | 91.1% | 27 |
| May 2023 | No matching deed (see below) | 3 | 1,767 | $930,000 | $845,000 | 90.9% | 58 | |
| Mar 2023 | Hammock Greens I | Third | 2 | 1,300 | $475,000 | $475,000 | 100.0% | 4 |
| Mar 2023 | Hammock Greens III | Ground | 2 | 1,300 | $449,900 | $449,900 | 100.0% | 6 |
| Feb 2023 | Hammock Greens III | Fourth | 2 | 1,250 | $449,900 | $449,900 | 100.0% | 6 |
| Dec 2022 | Hammock Greens II | Second | 3 | 1,450 | $524,900 | $480,000 | 91.4% | 40 |
| Jul 2022 | Hammock Greens III | Third | 2 | 1,300 | $450,000 | $454,500 | 101.0% | 9 |
| Jun 2022 | Hammock Greens IV | Upper | 3 | 1,560 | $499,000 | $531,900 | 106.6% | 7 |
| Apr 2022 | Hammock Greens II | Third | 2 | 1,300 | $399,900 | $425,000 | 106.3% | 5 |
The record shows a market that ran hot in 2022, when three of four sales closed above list, held near $450,000 to $500,000 through 2023 and 2024 with quick sales at or near asking price, and then thinned in 2025 and 2026 to one and two closings a year.
Hammock Greens at Pelican Sound, Pelican Sound's 98-flat entry neighborhood, recorded 2 of the community's 50 MLS closings in the last 12 months and had no active listing on September 29, 2026. In a market that thin, the seller who prices from the right two or three comparables is the one who closes.
Selling a Hammock Greens condo in Pelican Sound? Get a free Hammock Greens home valuation or Call Jesse direct at (239) 898-6072. You can also read our Hammock Greens home valuation guide and our Hammock Greens buyer's guide.
Buying at Hammock Greens? Call Marc at (239) 287-5873, or read how we represent buyers.
| Group | MLS closings matched to a deed | Median sold | Range |
|---|---|---|---|
| Hammock Greens I (elevator building) | 3 | $475,000 | $460,000 to $500,000 |
| Hammock Greens II (elevator building) | 3 | $460,000 | $425,000 to $480,000 |
| Hammock Greens III (elevator building) | 7 | $454,500 | $369,000 to $500,000 |
| Hammock Greens IV (two-story buildings) | 4 | $474,950 (mean of $449,900 and $500,000) | $345,000 to $531,900 |
| All three elevator buildings | 13 | $455,000 | $369,000 to $500,000 |
| Two-bedroom flats (MLS) | 13 | $454,500 | $345,000 to $500,000 |
| Three-bedroom flats (MLS), matched to a deed | 3 | $500,000 | $480,000 to $531,900 |
Our arithmetic on the Southwest Florida MLS rows, pulled September 29, 2026, grouped by the matching county deed. Every row is a small sample. The two readings worth taking from it: the four condominiums have sold in the same band, so a buyer chooses on building type, floor and condition rather than on name; and three-bedroom flats have closed about $45,000 above two-bedroom flats at the median.
| Year | MLS closings | Median sold | Median sold-to-list | Median days on market |
|---|---|---|---|---|
| 2022 (April to December) | 4 | $467,250 (mean of $454,500 and $480,000) | 103.6% | 8 |
| 2023 | 7 | $460,000 ($454,950 without the unmatched May row) | 100.0% | 6 |
| 2024 | 4 | $457,500 (mean of $455,000 and $460,000) | 95.3% | 16.5 |
| 2025 | 1 | $500,000 | 101.0% | 3 |
| 2026 to September 29 | 2 | $357,000 (mean of $345,000 and $369,000) | 96.7% | 55.5 |
Every year is a small sample. From 2022 to 2024 Hammock Greens held a median between about $455,000 and $467,000 while sold-to-list ratios fell from above 100 percent to about 95 percent, and the two 2026 sales closed at the lowest MLS prices in the 60-month record.
The MLS record carries one May 2023 closing at $845,000 for a three-bedroom of 1,767 square feet under the Hammock Greens Sub name. No Hammock Greens plan on the 2026 county roll exceeds 1,394 heated square feet, and the county file holds no qualified Hammock Greens deed near that price or month. We believe the record is filed under the wrong neighborhood. We leave it in the published MLS figures and show its effect: without it, the 60-month median is $455,000 (n = 17) instead of $457,500 (n = 18). A seller should not price off it.
A third-floor two-bedroom flat in the Hammock Greens II elevator building, 1,258 heated square feet on the county roll, was recorded at $240,000 in October 2021, at $425,000 in April 2022, and at $460,000 in September 2024. The 2022 sale closed 6.3 percent over its $399,900 list price in 5 days; the 2024 sale took 107 days and closed at 94.9 percent of a $484,900 list. The same flat shows both markets: the 2021 to 2022 run-up, and the slower, negotiated market that followed.
Two of the highest Hammock Greens deeds in the county file never appear as MLS closings. A third-floor three-bedroom flat in Hammock Greens II, which had a $145,000 interior remodel permitted by the Village of Estero in October 2021, was recorded at $650,000 in August 2024, the highest qualified Hammock Greens price on the file. A ground-floor three-bedroom flat in Hammock Greens I was recorded at $550,000 in May 2026. Both are qualified deeds. They show that a remodeled three-bedroom flat can sell well above the MLS median, and that the MLS alone undercounts Hammock Greens sales.
We price a Hammock Greens at Pelican Sound condo from the sales of its own building type, floor and bedroom count, widened to the 36- and 60-month record and checked against the county's recorded deeds, because the neighborhood closes only a few times a year and the blended median hides a $100,000 spread.
An elevator flat in Hammock Greens I, II or III and a flat in a Hammock Greens IV two-story building are priced against their own sales first. Thirteen of the 18 closings were in the elevator buildings, four in Hammock Greens IV, and one matches no deed. The four condominiums sold in the same band, so we use all of a building type's sales together.
Bedrooms moved price most. Three-bedroom flats matched to a deed closed at a $500,000 median against $454,500 for two-bedroom flats. Floor is harder: third-floor elevator flats closed from $425,000 to $500,000 and ground-floor flats from $449,900 to $460,000, too few sales to price a floor premium. The county roll's three heated sizes, 1,207, 1,258 and 1,375 square feet, are the plan check.
A remodel can show in the price. A Hammock Greens II three-bedroom flat with a $145,000 interior remodel permitted in 2021 was recorded at $650,000 in 2024. One sale is not a rule, and updates rarely return their full cost, so we look at what was permitted, what was finished and what a buyer will see.
There was no Hammock Greens listing on September 29, 2026, so a new flat sets the neighborhood's asking price. We look outside at Island Sound II, where the same plan sizes had 6 flats listed, and at Turnberry, because those are the listings a Hammock Greens buyer will see next.
A first-time Pelican Sound buyer brings $20,300 to the club at closing, or $11,495 if they already own here, plus a $299 estoppel fee. On a flat priced in the $300,000s that is a large share of the buyer's cash, and we price knowing it.
One MLS name covers four condominiums and two building types, the county file includes deeds the MLS does not show, and one MLS row at $845,000 matches no Hammock Greens deed. A model fed those records produces a number that fits no actual flat. A sale-by-sale comparison does not.
When there is no competition and little evidence, the risk is to anchor on 2022 to 2024, when flats closed near $455,000 to $467,000. The two 2026 sales are the newest evidence and buyers will read them. We would rather price a flat to attract an early offer than let it sit; the 108-day sale of 2026 started at the same price as the 3-day one.
We market a Hammock Greens at Pelican Sound condo with professional photography, video and drone where it helps, a qualified-buyer database, a documents file ready on day one, and a first line that tells a buyer which Hammock Greens condominium and building type the flat sits in, so the questions are answered before the showing.
The headline names the condominium (I, II, III or IV), the floor, the bedroom count and whether the building has an elevator. A buyer comparing flats at the same price needs those four facts first.
We photograph the flat, the building approach and the carport, and use drone footage to show where Hammock Greens sits: across Pelican Sound Boulevard from the Golf Club, with the Racquet Center to the northwest, per the club's map.
Before the first showing we assemble the declaration, rules, budget, the structural integrity reserve study and milestone status for an elevator building, the association's insurance summary, the flood panel number and the club's fee schedule. A buyer with the file in hand can write a clean offer.
Hammock Greens buyers often come from within Pelican Sound, from Island Sound and Turnberry, and from outside the gate. We reach them through our qualified-buyer database and through Domain Realty Group's network, which pulls from across Southwest Florida.
Pelican Sound is gated, and guests are admitted from a member's guest list, so we arrange gate access for every showing and keep the schedule to a few concentrated windows.
The club says about 450 of its 1,299 homes are year-round residences, so the winter season brings the most buyers inside the gate. Hammock Greens' closings fell in almost every month of the year, though, so a well-priced flat can sell in any season.
If a sale needs to stay quiet, we can market through our network before a public listing. A confidential conversation costs nothing.
We negotiate a Hammock Greens at Pelican Sound contract at the partner level: Jesse or Marc is on every offer, we weigh price against time using the neighborhood's own sold-to-list record, and we protect the closing from the association approval, the reserve study and the buyer's insurance quote.
You work with Jesse McGreevy and Marc Comisar directly. The person who read your comparables is the person on the phone when an offer arrives.
The 60-month record shows both outcomes: flats that closed at or above list in 2 to 7 days and flats that took 98 to 108 days and closed 2 to 7 percent below. A first offer at a fair price is often worth more than a later one after a long wait.
Buildings from 1998 and 1999 draw questions about air conditioning, water heaters, windows and sliding doors, electrical panels and plumbing. We get the permit history and any replacement dates in front of the buyer early so an inspection finding is a conversation, not a surprise.
Zone X on the 2022 map helps, but a buyer's insurer still prices the building. We ask the association for its master policy summary and roof age so a buyer can get a quote during the inspection period.
The club requires every member to hold the neighborhood association's certificate of approval. We ask Cambridge Management for the process and timing before listing and build it into the contract's closing date.
If an inspection finds an item, we weigh a repair credit against a price cut. A credit can protect the recorded price, which becomes a comparable for the next owner.
Selling a Hammock Greens at Pelican Sound condo costs the seller the negotiated commission, the deed documentary stamp tax of $0.70 per $100 and, by Lee County custom, the owner's title policy, plus the estoppel, settlement charges and prorations. At the $457,500 60-month median, doc stamps and the owner's policy come to $5,565.
Data updated: October 2026 (Florida Statutes, Florida Administrative Code and Department of Revenue rules; our arithmetic on the Southwest Florida MLS medians pulled September 29, 2026)
You can estimate your own numbers with our free seller net sheet, then compare them with the worked example below.
In Lee County the seller customarily pays the deed documentary stamp tax and the owner's title insurance policy and usually chooses the closing agent; the buyer customarily records the deed and pays for any mortgage. Florida law does not assign these costs, so the purchase contract controls every line, and we confirm the allocation in writing before you sign.
| Sale price | What it represents | Deed doc stamps at $0.70 per $100 | Owner's title premium (promulgated, estimate) |
|---|---|---|---|
| $345,000 | May 2026 Hammock Greens IV sale | $2,415.00 | $1,800.00 |
| $357,000 | Hammock Greens 12-month median | $2,499.00 | $1,860.00 |
| $369,000 | January 2026 Hammock Greens III sale | $2,583.00 | $1,920.00 |
| $457,500 | Hammock Greens 60-month median | $3,202.50 | $2,362.50 |
| $500,000 | March 2025 Hammock Greens I sale | $3,500.00 | $2,575.00 |
Doc stamps follow section 201.02 and the Department of Revenue's per-$100 method, or portion thereof. The owner's premium follows the promulgated rate in Florida Administrative Code Rule 69O-186.003, $5.75 per $1,000 up to $100,000 and $5.00 per $1,000 from $100,001 to $1,000,000; the title company's rounding and any reissue credit set the final figure. Our arithmetic.
A Hammock Greens sale involves two estoppels in practice: the club's, which the 2026 Fact Sheet lists at $299 at closing, and your Hammock Greens condominium association's under section 718.116, handled through Cambridge Management. Florida caps a condominium estoppel at $299 for a current account, with $119 more for delivery within three business days and $179 more if the account is delinquent, per the 2024 reform. In Lee County the seller customarily pays the association estoppel, and the contract controls.
The club's one-time charge at closing is the buyer's: $20,300 for a buyer new to Pelican Sound, or an $11,495 resale capital fee for a buyer who owns or has owned here, per the 2026 Fact Sheet. You do not pay it, but it is cash your buyer is not putting toward your price. A same-community buyer pays $8,805 less at closing.
Since the NAR settlement practice changes took effect on August 17, 2024, commissions are negotiable and not set by law, offers of compensation to a buyer's agent cannot be advertised in the MLS, and a buyer must sign a written agreement with their own agent before touring. A seller may still offer to pay or contribute to the buyer's agent off the MLS, and may offer concessions in the MLS. We put the commission conversation in writing at the start.
Florida property tax is assessed for the calendar year and paid in arrears, so at a closing before the bill is paid, the seller credits the buyer for the days owned that year. The club assessment, the condominium dues and the River Ridge CDD line, about $1,209 a year on the tax bill in FY2026, are prorated to the closing date as well. The closing agent prepares the figures from the actual bills; we explain the proration here and do not compute it.
This is an illustration, not a forecast of your sale. It starts from the two Hammock Greens medians in the MLS record: $457,500 over 60 months (18 closings) and $357,000 over 12 months (two closings, a small sample).
| Item | At the 60-month median, $457,500 | At the 12-month median, $357,000 |
|---|---|---|
| Sale price | $457,500.00 | $357,000.00 |
| Deed doc stamps at $0.70 per $100 or portion | 4,575 x $0.70 = $3,202.50 | 3,570 x $0.70 = $2,499.00 |
| Owner's title policy (promulgated rate, Rule 69O-186.003) | $575.00 + $5.00 x 357.5 = $2,362.50 | $575.00 + $5.00 x 257 = $1,860.00 |
| Association estoppel (section 718.116 cap; $119 more if rushed) | $299.00 | $299.00 |
| Settlement fee | varies, ask your title company | varies, ask your title company |
| Commission | negotiable; enter your own (each 1 percentage point is $4,575) | negotiable; enter your own (each 1 percentage point is $3,570) |
| Club initiation or resale capital fee | paid by the buyer; the contract controls | paid by the buyer; the contract controls |
| Association transfer or capital contribution | per association, verify with Cambridge Management | per association, verify with Cambridge Management |
| Property tax proration | explained above; the closing agent computes it | explained above; the closing agent computes it |
| Estimated proceeds before mortgage payoff and commission | $451,636.00 | $352,342.00 |
Our arithmetic: $457,500 less $3,202.50, $2,362.50 and $299 is $451,636; $357,000 less $2,499, $1,860 and $299 is $352,342. The club's own $299 estoppel fee appears on the Fact Sheet as a closing charge and is not in these totals because the contract decides who bears it. Subtract your commission and your mortgage payoff, then use our seller net sheet to enter your own figures. Your closing agent's settlement statement controls.
A Hammock Greens at Pelican Sound seller delivers the condominium resale package under section 718.503, gives the property tax disclosure summary under section 689.261 and the flood disclosure under section 689.302 at or before contract, and discloses known facts that materially affect value and are not readily observable. This is information, not legal advice.
Hammock Greens I, II, III and IV are recorded condominiums, so Chapter 718 governs their resale. Section 720.401's homeowners association disclosure summary states that it does not apply to associations regulated under chapters 718, 719, 721 or 723. Pelican Sound also has a master declaration and a club above the condominiums, so which forms your contract carries is a question for your closing agent or attorney. We never hand a Hammock Greens buyer an HOA summary in place of the condominium package.
On a resale by an owner who is not the developer, section 718.503 entitles the buyer, at the seller's expense, to current copies of the declaration, the articles of incorporation, the bylaws and rules, the latest annual financial statement and budget, the milestone inspection summary where one applies, the most recent structural integrity reserve study or a statement that none has been completed, any turnover inspection report, and the frequently asked questions document. For a flat in Hammock Greens I, II or III, the reserve study and milestone status are the pieces buyers read first.
Section 718.503 makes a resale contract voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after the date of execution, once the documents are delivered. We order the package at listing, so the window opens and closes while the deal is fresh.
Section 689.261 requires that a buyer of residential property receive a property tax disclosure summary at or before contract, warning the buyer not to rely on the seller's current taxes, because a change of ownership can trigger a reassessment. At Hammock Greens the tax bill also carries the River Ridge CDD line, which we point out to buyers so it is not a surprise.
Section 689.302 requires the seller of residential property to give the buyer a flood disclosure at or before the time the contract is executed. The form states that homeowners' insurance does not cover flood damage and asks whether the seller knows of flooding that damaged the property during ownership, has filed a flood insurance claim, or has received federal assistance for flood damage. We help you assemble the facts before you sign the form.
Under the Florida Supreme Court's 1985 decision in Johnson v. Davis, 480 So. 2d 625, a seller who knows of facts materially affecting a home's value that are not readily observable and not known to the buyer must disclose them, and an as-is clause does not remove that duty. At Hammock Greens that means known leaks, storm damage and repairs, open permits, unapproved alterations and any special assessment you know about.
The Village of Estero's monthly permit reports show Hammock Greens owners remodeling flats before Hurricane Ian: a $145,000 interior remodel in October 2021, a $150,000 condo remodel in April 2022 and a $45,000 bath remodel in May 2022. In the two monthly reports that carry Pelican Sound's largest clusters of Ian repair permits, June 2023 and May 2024, we found no Hammock Greens line items. That is a search of two reports, not every report, so have your own flat's permits and final inspections ready.
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The flood map helps a Hammock Greens at Pelican Sound sale: FEMA's National Flood Hazard Layer, queried on October 7, 2026 at Lee County's own address points, returns Zone X, outside the special flood hazard area, at all seven Hammock Greens buildings, on FIRM panel 12071C0587G effective November 17, 2022. Evacuation Zone A still applies.
All seven buildings, the three elevator buildings and the four Hammock Greens IV buildings, returned Zone X with the 0.2 percent annual chance flood hazard subtype. A federally backed mortgage requires flood insurance only in a special flood hazard area, which means zones starting with A or V, so a Zone X building does not trigger the federal requirement. That is a point you can make to a buyer. Island Sound, by comparison, maps in Zone AE at the points the Island Sound guide checked.
Our test points show Zone AE mapped a short distance west and northwest of the buildings, toward the golf course and Island Sound. Hammock Greens sits on the dry side of the line on the current map. Maps get revised and a lender rates the building, not the neighborhood, so we check the exact building for every listing.
Lee County's evacuation zone layer returns surge zone 1, evacuation Zone A, at the buildings we tested. That is a separate map from FEMA's flood insurance map, and a building can be in flood Zone X and evacuation Zone A at once, as Hammock Greens is. Buyers ask; we tell them.
Each association's master policy covers its building under section 718.111(11), and each owner carries an HO-6 policy for the interior, contents and loss assessment. Section 627.714 sets a $2,000 minimum of loss assessment coverage on a unit-owner policy. Have the master policy summary, the hurricane deductible and the roof age ready, and consider a wind mitigation inspection on the state's uniform form, which can earn wind discounts under section 627.711.
The Village of Estero participates in FEMA's Community Rating System at Class 6, a 20 percent discount on National Flood Insurance Program premiums for policies in the special flood hazard area, and FEMA notified the Village on November 21, 2024 that it would keep that rating. Policies outside the special flood hazard area are priced differently, so a buyer's agent should ask how the discount applies to a Zone X building.
Hurricane Ian made landfall on September 28, 2022 near Cayo Costa as a Category 4 hurricane, per the National Hurricane Center. We found no Hammock Greens Ian repair permits in the two monthly reports that hold Pelican Sound's largest Ian clusters, and we do not say that no flat was damaged. Hurricane Milton in October 2024 made landfall near Siesta Key, north of Lee County.
Florida's milestone inspection and structural integrity reserve study rules apply to condominium buildings of three or more stories, so they reach the three four-story Hammock Greens elevator buildings, which turn 30 in 2028 and 2029, and by their terms not Hammock Greens IV's two-story buildings. A seller in I, II or III should have both records ready.
Senate Bill 4-D, passed in 2022 after the Surfside collapse, created statewide milestone inspections and structural integrity reserve studies for condominium buildings three or more stories tall, and later bills, including Senate Bill 154 in 2023, House Bill 1021 in 2024 and House Bill 913 in 2025, refined them. Section 553.899 sets the milestone inspection: due by December 31 of the year a building reaches 30 years after its certificate of occupancy, or 25 years where the local enforcement agency requires it, and every 10 years after. Section 718.112 sets the structural integrity reserve study.
The county roll dates Hammock Greens I to 1998 and II and III to 1999, so on the 30-year rule the first milestone inspections fall due by the end of 2028 and 2029, measured from each building's certificate of occupancy, which can differ from the roll's year. If the Village applies the 25-year local option, the date has passed. We have not seen the Village's determination or any association's records, and we do not describe what they contain.
The four two-story buildings are outside the three-story rules by their terms. Section 718.112 still requires the association to budget reserves for roof replacement, painting, pavement and other capital items unless owners have properly waived or reduced them, and the budget is a buyer's best view of how ready a 1999 building is for its next roof.
Buyers' attorneys and lenders ask for the reserve study, the milestone report or status, the last two budgets and any special assessment notice. Ask Cambridge Management for them before you list, so the buyer prices the building and not the uncertainty. Hammock Greens' elevator buildings are the oldest buildings of three or more stories in Pelican Sound, so a buyer here is buying into the community's first milestone cycle.
The rules that affect a Hammock Greens at Pelican Sound sale are the buyer's certificate of approval from the neighborhood association, the club's leasing rules if a tenant is in place, six houseguest registrations a year, unpublished owner pet rules, architectural review of exterior changes and condominium dues that only the estoppel states.
The club's 2026 Fact Sheet says all members must have a certificate of approval from their neighborhood association. For your buyer that is a certificate from your Hammock Greens condominium's association, through Cambridge Management. The application form, fee and any interview are the association's, so the contract should allow time.
You can sell a leased flat, subject to the lease. The club's rules require association approval for every lease, an application filed 20 business days before the lease starts, a minimum lease of 30 days, and a lessee and primary occupant at least 25. The buyer takes the lease, and the tenant's amenity transfer and approval status should be confirmed with the club. A $465 transfer fee plus tax applies when a tenant takes the amenity privilege.
Hammock Greens carries the community's standard allowance: six unaccompanied houseguest registrations a year, each valid for up to two weeks, at $100 plus tax. That is three times the two a year at Island Sound and Turnberry I, and it is a point worth making to a buyer who lends the flat to guests.
The four Hammock Greens condominium documents set owner pet rules, and we do not publish a blanket rule because the four may differ. Lessees may not bring animals except a bona fide service animal, and registered houseguests may not bring pets. Assistance animals for a person with a disability are handled under federal fair housing rules.
Exterior work needs approval under the club's Architectural Review Committee guidelines, and in a condominium the association also controls the building's exterior, windows, doors and common elements. Window, shutter and door replacements need the association's approval as well as a Village of Estero permit, so a seller who has done that work should have the approvals on file.
None of the four associations publishes its budget or dues. Only the estoppel for the specific flat states current dues, any special assessment and any amount owed. A buyer will ask for it, and a seller who has the figure ready removes a source of delay.
Selling at Hammock Greens at Pelican Sound differs from selling at Island Sound in supply, speed and flood map: Hammock Greens has no listings, two sales a year and Zone X, while Island Sound had 7 listings, 11 sales a year and Zone AE. Their elevator flats compete for the same entry-level buyer. Island Sound's own seller's guide covers that side.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser recorded sales through July 29, 2026)
| Factor | Hammock Greens at Pelican Sound | Island Sound at Pelican Sound |
|---|---|---|
| Residential parcels (2026 roll) | 98: I 22, II 22, III 22, IV 32 | 216: I 84, II 132 |
| Product (club flyer) | I to III: four-story, carports and elevators; IV: two-story, carports | I: two-story coach homes, one-car garage; II: four-story, carports and elevators |
| Built (roll) | 1998 to 1999 | 2001 to 2002 |
| Neighborhood manager (club Fact Sheet) | Cambridge Management | Frankly Coastal |
| Houseguest registrations a year | 6 | 2 |
| FEMA zone at the points we queried | X, outside the special flood hazard area | AE, base flood elevation 11.0 feet |
| Four-story buildings reach 30 years | 2028 (I) and 2029 (II, III) | 2031 and 2032 (II) |
| MLS, 12 months | 2 closings, $357,000 median (small sample) | 11 closings, $450,000 median |
| MLS, 60 months | 18, $457,500 | 42, $470,000 |
| Median days on market, 12 months | 55.5 | 48 |
| Median sold-to-list, 12 months | 96.7% | 96.5% |
| Active listings, September 29, 2026 | 0 | 7, median $324,900 |
| County qualified sales since September 29, 2025 | 3, $369,000 median | 12, $443,500 median |
Sources: Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 roll and recorded-sales file; Florida Division of Condominiums register; Pelican Sound Golf & River Club 2026 Fact Sheet and 2022 Types of Residences flyer; FEMA National Flood Hazard Layer. MLS and county figures are never mixed.
A thin market, a short list of comparables and a building age that invites questions. A Hammock Greens seller competes on Zone X, six houseguest registrations and three-bedroom plans, and has the neighborhood to themselves on the day we list.
More competition inside the neighborhood, more sales to compare, and a flood story in Zone AE. The Island Sound guide to the neighborhood sets that out.
Hammock Greens I to III and Island Sound II use the same three heated plan sizes, 1,207, 1,258 and 1,375 square feet, in four-story buildings with elevators and carports, and both sell at the bottom of Pelican Sound's price range. Expect a buyer to tour both.
Because Island Sound turns over faster, its listings set the pace that Hammock Greens buyers measure against. We watch Island Sound II's asking prices when we advise a Hammock Greens seller.
Hammock Greens sales compare with the rest of Pelican Sound as the community's lowest-priced entry: its 12-month MLS median of $357,000 on two sales is the lowest of any Pelican Sound neighborhood with closings except Island Sound II's elevator condos at $345,000. Pelican Sound closed 50 times in the same 12 months.
Data updated: October 2026 (Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser 2026 tax roll)
| Neighborhood | Units | Ownership and product | MLS closings, 12 months | 12-month median |
|---|---|---|---|---|
| Hammock Greens | 98 | Condominium, elevator buildings (I to III) and two-story buildings (IV) | 2 | $357,000 (small sample) |
| Island Sound | 216 | Condominium: coach homes (I) and elevator condos (II) | 11 | $450,000 |
| Turnberry | 180 | Condominium: elevator condos (I) and two-story condos (II) | 7 | $470,000 |
| Edgewater | 114 | Condominium coach homes | 7 | $585,000 |
| Southern Hills | 84 | Condominium coach homes | 6 | $537,500 (small sample) |
| The Masters | 100 | Fee-simple single-family | 7 | $1,249,000 |
Southwest Florida MLS Matrix, pulled September 29, 2026; Lee County Property Appraiser, 2026 tax roll. The full table of all twelve Pelican Sound names is in our guide to Hammock Greens at Pelican Sound.
The coach home neighborhoods add a one-car garage and closed at 12-month medians of $515,000 to $585,000. A Hammock Greens flat costs less and trades the garage for a carport, which is how we position it.
Turnberry pairs the same building types, elevator condos and two-story condos with carports, and closed 7 times in 12 months at a $470,000 median, a small sample. A seller whose flat is priced near that number needs a reason, such as a remodel or a three-bedroom plan.
A Hammock Greens flat is the community's entry price, competing with Island Sound II and Turnberry for the buyer who wants the club on a smaller budget. Price it to win that buyer, and show the Zone X map, the elevator or the three bedrooms, whichever applies.
You get a free Hammock Greens at Pelican Sound home valuation by using the Home Valuation form at the top of this page or calling Jesse direct at (239) 898-6072. Jesse follows up with the closings that fit your flat: the same building type, floor and bedroom count, adjusted for condition, updates, furnishings and any lease in place.
The form takes about a minute, and there is no cost and no obligation. Start with a free Hammock Greens home valuation, use the valuation form on this page, or call (239) 898-6072, text or call. Confidential conversations welcome. Our Hammock Greens home valuation page shows how flats here are priced, and our Hammock Greens buyer's guide covers the other side of a move.
If you're searching for a Hammock Greens at Pelican Sound listing agent, or thinking, 'I need someone to sell my Hammock Greens at Pelican Sound home...' you are selling into Pelican Sound's thinnest condominium market, where every comparable is checked by hand. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
If you are thinking, "I need someone to sell my condo in Estero, Florida," McGreevy and Comisar helps homeowners price, market, negotiate, and sell with a local strategy built for Estero, Bonita Springs, Naples, Fort Myers, Lee County, Collier County, and Babcock Ranch. Whether you are selling in Hammock Greens, elsewhere in Pelican Sound, The Brooks, Bella Terra, Corkscrew Shores, Grandezza, Wildcat Run, West Bay Club, Shadow Wood, or Miromar Lakes, our team provides local market guidance, professional listing exposure, and a clear plan to help you sell confidently.
In the last 12 months we tracked both Hammock Greens closings in the Southwest Florida MLS, pulled September 29, 2026, and every one of the 18 the MLS has recorded since April 2022, each matched to its recorded deed, condominium and floor. As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number.
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Request a free home valuation and Jesse follows up with the Hammock Greens closings that fit your flat. (239) 898-6072, text or call. Confidential conversations welcome.
On supply, yes: there were no Hammock Greens actives on September 29, 2026, so a new listing has no direct competition inside the neighborhood. On price, the two 2026 closings at $345,000 and $369,000 are the most recent evidence, and buyers will read them.
By widening the window and matching sales by hand. Over 36 months 8 Hammock Greens flats closed at a $457,500 median, and the county deed file adds sales the MLS does not show. Building type, floor, bedrooms and updates decide where a flat sits in that range.
Not clearly. Over 60 months 13 elevator-building closings had a $455,000 median and 4 Hammock Greens IV closings a $474,950 median, both lifted or lowered by bedroom count. Three-bedroom flats, matched to a deed, closed at a $500,000 median.
The 60-month median is 8 days on market, but the 12-month sales took 3 and 108 days. A flat priced to the recent closings has sold in days; one priced to 2022 has waited.
Your buyer needs a certificate of approval from your Hammock Greens association to become a club member, per the club's Fact Sheet. Ask Cambridge Management for the current procedure and fee before you list.
These are the questions sellers ask most about selling a Hammock Greens at Pelican Sound condo in Estero, answered from the recent closings, the county deed file and the public record. Each answer names Hammock Greens. For a number on your flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
Start from the closest sales by building type, floor and bedrooms. The last two MLS closings were $345,000 and $369,000, and 8 closings over 36 months had a $457,500 median. For a number on your flat, use the free home valuation or Call Jesse direct at (239) 898-6072.
In 2026 to September 29, a Hammock Greens III elevator flat closed at $369,000 and a Hammock Greens IV upper flat at $345,000 in the MLS, and the county recorded a Hammock Greens I ground-floor three-bedroom flat at $550,000 with no MLS closing.
Hammock Greens has 98 flats and averages a few MLS closings a year: 18 in 60 months. That is why we widen to the 36- and 60-month record and add the county's recorded deeds, matched by building and floor.
Not reliably. One MLS name covers four condominiums and two building types, the county file includes deeds the MLS does not show, and one MLS row at $845,000 matches no Hammock Greens deed. A sale-by-sale comparison is better.
Yes. Over 60 months, three-bedroom flats matched to a deed closed at a $500,000 median (n = 3) against $454,500 for two-bedroom flats (n = 13), and the county recorded a remodeled three-bedroom flat at $650,000 in 2024.
The record is too thin to price a floor premium. Over 60 months, third-floor elevator flats closed from $425,000 to $500,000 and ground-floor flats from $449,900 to $460,000. Condition and updates moved prices more than floor.
None on September 29, 2026. A well-prepared listing has no direct competition inside the neighborhood, and buyers will compare it with Island Sound II and Turnberry.
Pelican Sound is seasonal, and the club says about 450 of its 1,299 homes are year-round, so the winter season brings the most buyers inside the gate. Hammock Greens' 60-month closings fell in almost every month of the year, so a well-priced flat can sell in any season.
With professional photography, video and drone where it helps, a qualified-buyer database, and marketing that names the bundled club, the elevator or two-story building, the three-bedroom plan where you have one, and the Zone X flood map, so the questions are answered before the showing.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012. We price a Hammock Greens flat from its own building type's sales matched to their deeds, which is why this page lists all 18. Call Jesse at (239) 898-6072.
The governing documents, budget, financial information and related disclosures required by section 718.503, and the estoppel. For Hammock Greens I, II or III, include the structural integrity reserve study and milestone information, or the association's statement of their status.
No. Section 720.401 states that it does not apply to associations regulated under chapters 718, 719, 721 or 723, and the four Hammock Greens associations are condominiums under Chapter 718. Your buyer receives the condominium package instead. Your closing agent or attorney confirms which forms your contract carries.
Under section 718.503 a resale contract is voidable by the buyer within 7 days, excluding Saturdays, Sundays and legal holidays, after execution once the documents are delivered. We order the package at listing so the window closes early.
Yes. Section 689.302 requires the seller of residential property to give the buyer a flood disclosure at or before the contract is executed, including whether you know of flood damage, a flood insurance claim or federal flood assistance during your ownership. We help you complete it accurately.
It can. Buyers' attorneys and lenders ask about it in buildings of three or more stories, and the Hammock Greens elevator buildings reach 30 years in 2028 and 2029. Have the association's reserve study and its milestone plan ready, so a buyer prices the building and not the uncertainty.
Yes. Under the Florida Supreme Court's decision in Johnson v. Davis (1985), a seller of a home must disclose known facts that materially affect its value and are not readily observable, and the association's estoppel states any assessment. The contract must say who pays an assessment levied before closing.
Yes, but it must be disclosed and the contract must say who pays. We want to see the board's notice and schedule before we set a price.
It can. Zone X at all seven Hammock Greens buildings on the 2022 map means a mortgaged buyer is not required by federal rules to buy flood insurance, unlike Zone AE at Island Sound. Have the panel number and the association's insurance summary ready.
It is optional in Zone X, and it can help a buyer price flood insurance. Ask an insurance agent whether one would lower the quote for your building before you order it.
Two in practice: the club's, with its $299 fee per the 2026 Fact Sheet, and your Hammock Greens association's through Cambridge Management. Confirm both requests are placed when the contract is signed.
Florida caps a standard condominium estoppel for a current account at $299 under section 718.116, and in Lee County the seller customarily pays it, though the contract controls. The club lists its own estoppel fee at $299 at closing.
The club's Fact Sheet lists the $20,300 initiation fee and the $11,495 resale capital fee as charges at closing for the buyer, depending on whether the buyer is new to Pelican Sound. The contract controls, so make sure it says who pays.
The club describes the initiation and resale capital fees as charges paid at closing, and the Fact Sheet says membership terminates on sale. We have found no published refund of either, so a seller should not expect one.
In Lee County the seller customarily pays documentary stamps on the deed at $0.70 per $100 and the owner's title policy, plus the estoppel; the contract controls. At $357,000, doc stamps are $2,499 and a promulgated owner's policy is $1,860, before commission and any payoff. Our seller net sheet lets you enter your own numbers.
Club, condominium and CDD charges are prorated to the closing date, and Florida property taxes, paid in arrears, are credited to the buyer for the seller's days of ownership. The closing agent prepares the numbers.
Yes, subject to the lease. The buyer takes the lease, the tenant's amenity transfer and approval status should be confirmed with the club, and showings go through the tenant. Lessees must be approved by the association.
Compare the net rent after the $11,495 club assessment, about $1,209 in CDD charges, condominium dues, insurance and tax with a sale near the recent closings. The 30-day minimum, the lessee rules and any leasing cap in your declaration shape the numbers.
Membership ends when you sell, and the buyer receives a new family membership with ownership after the association's certificate of approval and the club's one-time charge at closing. There is no equity membership to transfer or refund, per the Fact Sheet.
It can. Hammock Greens carries the standard six unaccompanied houseguest registrations a year, against two at Island Sound I, Island Sound II and Turnberry I. A buyer who expects visitors may weigh that, and it costs you nothing to mention.
Pelican Sound is gated, and visitors must be on a member's guest list or arranged through the gate. We arrange access for every showing and follow the club's rules.
The record suggests a remodel can show up in price: a Hammock Greens II three-bedroom flat with a $145,000 interior remodel permitted in 2021 recorded at $650,000 in 2024. One sale is not a rule, and updates rarely return their full cost, so talk to us before you renovate to sell.
It depends on your circumstances. The IRS allows a home-sale exclusion of up to $250,000, or $500,000 for joint filers, if you owned and used the home as your main home for at least two of the last five years. We are not tax advisors; ask yours.
Compare your ask with the 2026 closings. The two-story flat that sat 108 days started at $369,000 and closed at $345,000. Call Jesse at (239) 898-6072 for a fresh read.
Head to head on elevator flats: Island Sound II closed 5 times in 12 months at a $345,000 median and had six flats for sale on September 29, 2026. A Hammock Greens seller competes on flood Zone X, six houseguest registrations and three-bedroom plans, and prices with Island Sound in view.
A repeat Pelican Sound owner pays the club's $11,495 resale capital fee on the next purchase instead of the $20,300 initiation, per the 2026 Fact Sheet. We time the two closings together, and Marc handles the purchase while Jesse handles the sale.
You can, but you would handle pricing from scarce comparables, the association's approval process, the club's estoppel and fees, the milestone and reserve disclosures, the gate and the contract yourself. A pricing conversation with us costs nothing.
Use the Florida Department of Business and Professional Regulation's licensee search. Jesse McGreevy's license is SL3101296 and Marc Comisar's is BK3060671, and both can be confirmed there.
Hammock Greens at Pelican Sound owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years, lead Domain Realty Group, and matched every recent Hammock Greens sale to its recorded deed before writing this seller guide.
You can read how the team was built on our about the McGreevy and Comisar team page. McGreevy and Comisar are the Domain Realty team behind this Hammock Greens at Pelican Sound guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, and the team launched in October 2008.
Our team has closed more than 4,000 transactions across Southwest Florida. Since Jesse started in Southwest Florida real estate in 2004, we have represented buyers and sellers across Estero's gated communities. For Hammock Greens specifically, we tracked all 18 MLS closings since April 2022 and every qualified county sale on file since 2009, and we matched each to its condominium and floor before writing a word of pricing advice.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008.
McGreevy and Comisar is a top-reviewed Hammock Greens at Pelican Sound listing agent on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission, and anyone can confirm a license on the state's licensee search.
Every fact in this Hammock Greens at Pelican Sound guide traces to a primary record below: the club's documents, Florida state records, Lee County, the Village of Estero, FEMA, federal sources and dated local reporting. Parcel and sale facts come from the county roll, the county deed file and the MLS. No brokerage, listing portal or IDX feed is cited.
The documents a Hammock Greens at Pelican Sound seller needs are published by the club, the State of Florida, the Village of Estero, the River Ridge CDD and federal agencies; the table links each to its issuing authority. The four recorded condominium declarations are available through the Lee County Clerk's official records, and your association's estoppel and resale package through Cambridge Management.
| Document | Issued by | Date | Link |
|---|---|---|---|
| 2026 Fact Sheet: fees, managers, lessee and houseguest rules | Pelican Sound Golf & River Club | 2026 | Fact Sheet, PDF |
| Types of Residences flyer | Pelican Sound Golf & River Club | 2022 | Flyer, PDF |
| Community Map | Pelican Sound Golf & River Club | 2023 | Map, PDF |
| Building Permit Report, October 2021 | Village of Estero | October 2021 | Permit report, PDF |
| Building Permit Report, April 2022 | Village of Estero | April 2022 | Permit report, PDF |
| Building Permit Report, May 2022 | Village of Estero | May 2022 | Permit report, PDF |
| FY2026 Adopted Budget | River Ridge Community Development District | 2025 to 2026 | CDD budget, PDF |
| Hammock Greens at Pelican Sound association record | Florida Division of Corporations | filed September 18, 1997 | Sunbiz detail |
| Hammock Greens IV association record | Florida Division of Corporations | filed September 25, 1997 | Sunbiz detail |
| Public condominium extract | Florida Division of Condominiums | read October 7, 2026 | Condo extract, CSV |
| Uniform Mitigation Verification Inspection Form | Florida Office of Insurance Regulation | rev. January 2012 | OIR-B1-1802, PDF |
| Hurricane Ian Tropical Cyclone Report | National Hurricane Center | 2022 | Ian report, PDF |
| Condominium resale disclosure, Fla. Stat. 718.503 | State of Florida | current statute | Statute text |
| Condominium estoppel certificates, Fla. Stat. 718.116 | State of Florida | current statute | Statute text |
| Flood disclosure, Fla. Stat. 689.302 | State of Florida | current statute | Statute text |
| Estoppel certificate reform, 2024 staff analysis (HB 979) | Florida House of Representatives | 2024 | Staff analysis, PDF |
| Documentary stamp tax | Florida Department of Revenue | current page | DOR stamp tax page |
You reach the Hammock Greens at Pelican Sound seller team by calling Jesse McGreevy direct at (239) 898-6072, calling Marc Comisar at (239) 287-5873, emailing [email protected], or using the Home Valuation form at the top of this page. The first conversation is free and carries no obligation.
Honors and recognition:
Selling your Hammock Greens at Pelican Sound home? Get a free home valuation or Call Jesse direct at (239) 898-6072.
Buying in Hammock Greens at Pelican Sound? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Market data from Southwest Florida MLS, pulled September 29, 2026. Brokered by Domain Realty.