Updated September 2026
Buy a Cypress Cove at The Strand carriage home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced by floor from 17 MLS closings in 36 months, with all three association estoppels read before you close. Call (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Cypress Cove at The Strand takes three decisions before an offer: first floor or second floor, which view, and how five cost layers, including three unpublished association fees and $4,162 in club dues, fit your budget. Over 36 months, 17 Cypress Cove homes sold through the Southwest Florida MLS at a $610,000 median.
Cypress Cove is 92 carriage homes in 23 two-story buildings of four, the first left after the gatehouse of The Strand, a gated golf community at Immokalee Road and I-75 in North Naples, ZIP 34110. Our Cypress Cove at The Strand neighborhood guide covers its history, declaration, plans, clubhouse, flood maps and schools in full. This page is for the buyer: what sells and for how much, which floor and building fit which buyer, what you will pay every year, which documents Florida law puts in your hands, and how we negotiate here. Call Marc at (239) 287-5873 or Jesse McGreevy at (239) 898-6072 whenever you want to talk it through.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Every Cypress Cove building holds two first-floor homes of 1,633 square feet, usually listed as three bedrooms and two baths, and two second-floor homes of 1,793 square feet, usually two bedrooms plus a den and two baths. The smaller first-floor home has sold for more at the median in every window: $620,000 against $590,000 over 36 months. Decide which floor you need before you fall for a lanai.
The recorded declaration says "All garages shall be a part of the Unit." At Cypress Cove you own your garage outright and maintain it; at Feather Sound and Wedge Wood next door, a unit has the use of one garage space as a limited common element. If secure covered parking matters to you, that line in the declaration matters.
You will belong to the Cypress Cove condominium association, to Cypress Cove/Feather Sound Clubhouse Association, which owns the pool and clubhouse you share with Feather Sound, and to The Strand Master Property Owners Association. You will also join The Club at The Strand as a Social member, as every Strand homeowner does. None of the three associations publishes its fee; the estoppel certificates and budgets give you the real numbers before closing.
No age restriction, no association approval of your purchase, no Community Development District, no milestone inspection or structural integrity reserve study mandate on its two-story buildings, and no marina; The Strand's water is lakes. It also has no short-term rentals: every lease runs at least 30 days and needs the board's approval.
Cypress Cove at The Strand buyers work with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, because a Cypress Cove purchase turns on details a listing never shows: which floor holds value, whether the listed square footage matches the county's, what the three association fees really are, and how the last sales on the same floor priced.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing agents across the city, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side.
We tracked every Cypress Cove closing in the Southwest Florida MLS over five years, 33 in all, plus the one active listing on September 26, 2026; the county's six qualified recorded resales of the last year; the Collier County 2026 tax roll for all 92 units; and the recorded Cypress Cove and clubhouse declarations. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The numbers here are the market's.
Marc Comisar runs the buyer side: showings through the gatehouse, the lender conversation, inspections and the association paperwork. Jesse McGreevy runs the pricing analysis, the document review and the contract. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page.
These are the facts a Cypress Cove at The Strand buyer should know before an offer, each from the Southwest Florida MLS Matrix pull of September 26, 2026, Collier County's recorded sales and 2026 tax roll, the recorded declarations or the club's 2026 brochure, with the window and count beside every market figure.
This buyer guide runs from the Cypress Cove market and the floor decision, through buildings and views, the comparisons with The Pinnacle and Feather Sound, the yearly cost, the club, financing, the steps, the documents, inspections, flood and insurance, the rules, seasonal ownership, what is changing nearby, daily life, negotiation, closing costs and the buyer FAQ.
The Cypress Cove at The Strand market favors a patient, prepared buyer: 17 MLS closings in 36 months at a $610,000 median, only one home for sale on September 26, 2026, and a last year in which buyers paid a median 95.63% of list after 45 days. Supply is thin, but negotiation room has opened.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Cypress Cove is 92 homes, and in most years only a handful sell, so we lead with the first window holding ten or more closings. Over the 36 months to September 26, 2026: 17 closings, $10,264,000 in volume, a median of $610,000 (n=17, odd, an observed sale), a range of $515,000 to $695,000, a median $358.30 per square foot of MLS living area, a median 98.27% of list and a median 26 days on market. Four of the 17 sold at or above list.
Five closings from $525,000 to $649,000 at a median of $590,000 (n=5, odd), 95.63% of list and 45 days (Southwest Florida MLS Matrix, pulled September 26, 2026). Two homes sat 155 and 183 days and closed $34,000 and $24,000 under their final list prices. One first-floor home priced inside the record sold at full price in 26 days. Buyers who know the record can tell which listings have room.
One Cypress Cove home was active on September 26, 2026, and none was pending: a second-floor home at 5656 Whisperwood Boulevard (building 23), 2 bedrooms plus a den and 2 baths, asking $659,000 after 88 days. The listing enters 1,964 square feet; the county roll carries every second-floor Cypress Cove home at 1,793. On the roll's area the asking price is $367.54 a square foot, and it is $49,000 above the highest second-floor closing of the last year. Price it on the county's area, because your lender's appraiser will.
One active listing against 5 closings a year is 2.4 months of supply, or 2.1 months at the 36-month pace. Across The Strand, 9 actives against 61 closings made 1.77 months. A buyer who wants a first-floor home on a particular view may wait months for one to come up, which is why we watch for owners thinking of selling before they list.
With one listing on the market and five sales a year, the right Cypress Cove home may not be listed yet. Book a personalized Cypress Cove at The Strand buyer consultation and call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Already own at Cypress Cove and moving within the gate? Start with a free Cypress Cove at The Strand home valuation and call Jesse direct at (239) 898-6072.
Buy a first-floor Cypress Cove at The Strand home if you want no stairs and the plan that has held value best; buy a second-floor home if you want more space, a den and a higher view for less money per square foot. Over 60 months first-floor homes sold at a $570,000 median and second-floor homes at $530,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Measure | First floor | Second floor |
|---|---|---|
| County heated area | 1,633 sq ft | 1,793 sq ft |
| Usual MLS description | 3 bedrooms, 2 baths | 2 bedrooms plus den, 2 baths (sometimes 3 bedrooms) |
| Entry | Ground level | Own entry, up a flight of stairs |
| 36-month closings and median | 10 at $620,000 | 7 at $590,000 |
| 60-month closings and median | 18 at $570,000 | 15 at $530,000 |
| 60-month median per sq ft | $349.05 | $302.86 |
| 60-month median sale-to-list | 100.00% | 98.29% |
| 60-month median days on market | 9 | 25 |
| 2026 county just value, median | $462,947 | $504,387 |
Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll; floor from the recorded phase sketches.
A buyer who wants no stairs, a ground-level entry and the easiest walk to the car, the pool and a dog's morning walk. First-floor homes have sold faster and closer to list, which also makes them the easier Cypress Cove home to resell. You will pay for that: about $30,000 more at the 36-month median for 160 fewer square feet.
A buyer who wants the den, the extra 160 square feet, no neighbor overhead and a view from a higher lanai, and who is comfortable with a flight of stairs. Second-floor homes have offered the most space per dollar at Cypress Cove, and they have stayed on the market longer, which gives a buyer more room to negotiate. If you plan a remodel with tile or wood floors, expect the board to require its sound insulation plan, because your floor is the first-floor home's ceiling.
The county values the second-floor homes higher because its model follows square footage. Buyers pay more for the first floor. Do not read the roll as a price guide; it is a tax figure as of January 1.
Cypress Cove at The Strand's 23 buildings sit on three streets, 18 on Whisperwood Boulevard, four on Sandlewood Court and one at 5665 Heron Lane, and their views fall into four settings: the interior fountain lake, the preserve on the west edge, the golf and Strand Boulevard edge on the south and east, and the shared clubhouse on Heron Lane.
| Street | Buildings | Addresses |
|---|---|---|
| Whisperwood Boulevard, odd-numbered side | 1 to 10 | 5661, 5657, 5653, 5649, 5645, 5637, 5633, 5629, 5621 and 5617 Whisperwood Blvd |
| Whisperwood Boulevard, even-numbered side | 11, 12, 14 to 17, 22, 23 | 5616, 5620, 5624, 5628, 5632, 5636, 5652 and 5656 Whisperwood Blvd |
| Sandlewood Court | 18 to 21 | 5640, 5644, 5643 and 5641 Sandlewood Ct |
| Heron Lane | 24 | 5665 Heron Ln |
Collier County Public Schools address records and the Collier County 2026 tax roll. There is no building 13. The single-family homes on Whisperwood Court, a different street, are not Cypress Cove.
The MLS subdivision field on Strand listings is typed by listing agents and is not always consistent. The building address is the reliable key: any Whisperwood Boulevard address from 5616 to 5661, any Sandlewood Court address from 5640 to 5644, and 5665 Heron Lane are Cypress Cove. The Heron Lane building surprises people, because the rest of Heron Lane is Feather Sound.
| Setting | Where | What you see and hear |
|---|---|---|
| Interior fountain lake | Buildings ringing the lake at the center | Water and the fountain from the lanai |
| Preserve edge | Westernmost buildings on Whisperwood Boulevard and Sandlewood Court | Native preserve and tree canopy |
| Golf and Strand Boulevard edge | Buildings along the south and east | A lake and a golf hole to the south; the entry road to the east, with I-75 beyond |
| Clubhouse | Building 24 on Heron Lane | The shared pool, clubhouse and Feather Sound's lake |
Our reading of the federal aerial and the county parcel map, not a recorded view designation; the declaration assigns and protects no view.
Cypress Cove sits at the front of The Strand, on the interstate side. On the federal aerial the northbound lanes of I-75 are roughly 600 feet from Cypress Cove's closest edge, with Strand Boulevard, a lake and a golf hole in between, and FDOT is about to widen the interstate. If you are looking at an eastern building, stand on the lanai at 5 PM before you write an offer.
Buy at Cypress Cove at The Strand for the gate-side location, a first-floor plan that has held value and looser lease rules; buy at The Pinnacle at The Strand for a private clubhouse, newer 2000 to 2003 construction and a 2,150 square foot plan. Both are Jack Parker four-home, two-story neighborhoods with garages in the unit and 33 sales each in five years.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Factor | Cypress Cove at The Strand | The Pinnacle at The Strand |
|---|---|---|
| Homes and buildings | 92 in 23 buildings of four | 112 in 28 buildings of four |
| Year built (county roll) | 1998 and 1999 | 2000 to 2003 |
| Plans (county roll) | 1,633 and 1,793 sq ft | 1,633 and 2,150 sq ft |
| Garage | Part of the unit | Part of the unit |
| Pool and clubhouse | Shared with Feather Sound, 156 homes | Its own, 112 homes |
| Location | First left after the main gatehouse | Near the members-only rear gate |
| Leasing | 30-day minimum, board approval, $50 review fee may be charged | 30 days to 12 months, three per year, 25% cap, no pets in leased units, $100 review fee |
| Pets | Two dogs and cats combined, board approval | Two maximum, board approval |
| Manager | Dorrill Management Group | Cardinal Management Group |
| Flood zone | X, panel 12021C0213H | X, panel 12021C0211H |
| 36-month closings and median | 17 at $610,000 | 15 at $654,000 |
| 36-month median days on market | 26 | 20 |
| The 1,633 sq ft plan, 60 months | 18 sales at $570,000 | 17 sales at $562,000 |
| Last 12 months | 5 closings, median $590,000 | 2 closings, $565,000 and $654,000 |
Southwest Florida MLS Matrix, pulled September 26, 2026; recorded declarations; Collier County 2026 tax roll; the master association's neighborhood pages; The Pinnacle association's lease application page; our Pinnacle at The Strand neighborhood guide.
You want the shortest drive in The Strand to the Publix, Immokalee Road and I-75; you may lease seasonally more than three times a year or for longer than 12 months; you want a ground-floor 1,633 square foot home with your own garage; or you prefer a neighborhood where close to half the homes are homesteaded.
You want a pool and clubhouse used by one neighborhood rather than two; you need the 2,150 square foot plan; or you prefer newer construction and tighter lease limits that keep more homes owner-occupied. Our guide to buying a home in The Pinnacle at The Strand covers that side in the same depth.
Cypress Cove at The Strand and Feather Sound at The Strand share one pool and clubhouse through a 1998 clubhouse association, but Feather Sound costs about $80,000 less at the five-year median, $476,500 against $555,000, because its homes are smaller units in eight-unit buildings with a garage space rather than a garage in the unit.
| Factor | Cypress Cove at The Strand | Feather Sound at The Strand |
|---|---|---|
| Homes and buildings | 92 in 23 two-story buildings of four | 64 in 8 two-story buildings of eight |
| Streets | Whisperwood Blvd, Sandlewood Ct, 5665 Heron Ln | Heron Ln, 5677 to 5705 |
| Heated sizes (county roll) | 1,633 and 1,793 sq ft | 1,149 to 1,540 sq ft |
| Garage | Part of the unit | One garage space per unit, a limited common element |
| Effective flood map | Zone X at both test points | The lake flood line clips seven of eight building footprints |
| 60-month closings and median | 33 at $555,000 | 16 at $476,500 |
| Last 12 months | 5 closings, median $590,000 | 4 closings, median $472,500 |
| Active September 26, 2026 | 1, asking $659,000 | 2, asking $479,000 and $569,000 |
Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll; recorded declarations; FEMA's effective National Flood Hazard Layer. FEMA's preliminary maps put both neighborhoods in Zone X.
If budget is the constraint and a smaller home works, Feather Sound buys the same clubhouse for less; ask your lender and insurer early about flood coverage on a Feather Sound building, since the effective map touches most of them. If you want a larger plan, a garage that is yours and a four-home building, Cypress Cove is the step up. Both are managed by Dorrill Management Group and both pay the same uniform clubhouse assessment per unit.
Owning a Cypress Cove at The Strand home costs five recurring layers: the condominium fee, the clubhouse assessment, the master association assessment, $4,162 in 2026 club Social dues and Collier County property tax, which resets toward your purchase price. The three association fees are not published; the estoppel certificates and budgets give the figures before you close.
| Layer | Who sets it | 2026 figure | Source |
|---|---|---|---|
| Cypress Cove condominium fee (building insurance, structure, roofs, driveways, grounds, reserves) | Cypress Cove association board | Not published | Cypress Cove declaration |
| Clubhouse assessment (pool, clubhouse, lake, common-area streets, water and sewer as recorded) | Cypress Cove/Feather Sound Clubhouse Association | Not published; uniform per unit, quarterly | Clubhouse declaration |
| Master association assessment (gate, security, master grounds and lakes) | The Strand master association | Not published; collected through the Cypress Cove association | Cypress Cove declaration |
| Club Social dues | The Club at The Strand | $4,162, no initiation for homeowners | 2026 Membership Brochure |
| Property tax | Collier County taxing authorities | Resets toward your price; the 2026 roll's median without homestead is about $4,191 | Collier County 2026 tax roll |
The master association's budget sits behind its owners' login, and neither the Cypress Cove association nor the clubhouse association posts its budget publicly. Any "HOA fee" on a Cypress Cove listing was typed by a listing agent and may be stale, quarterly rather than monthly, or missing a layer. We get the estoppel figures and adopted budgets in writing during your inspection period, so you know the monthly cost before your deposit goes hard.
The Cypress Cove declaration records that "The cost of water and sewer service shall also be a Common Expense and shall be metered and paid for through the Cypress Cove/Feather Sound Clubhouse Association." Ask the manager whether that arrangement is unchanged, because it means one less utility bill.
Your bill will not look like the seller's. A buyer who pays $610,000 should budget from the purchase price times the current millage, which the Florida Department of Revenue's Collier levies table shows, less any homestead exemption you qualify for. If you will live here full time, file for homestead with the county by March 1 of the year after you buy.
The declaration makes the inside of the home, the garage, the screened lanai and the air conditioning equipment serving your home yours to maintain and insure. The roof, the structure and the driveway are the association's. Budget for a garage door, a lanai rescreen and a condenser over time.
Every Cypress Cove at The Strand buyer becomes a Social member of The Club at The Strand at closing, with no initiation fee for Strand homeowners and 2026 annual dues of $4,162. Social membership covers the clubhouse, dining, the Junior Olympic pool, fitness and access to racquet sports; golf is an optional upgrade with its own initiation.
| Membership | Initiation for a Strand homeowner | 2026 annual dues |
|---|---|---|
| Social (mandatory) | None | $4,162 |
| Sport (optional) | $40,000 | $7,652 |
| Single Golf (optional) | $80,000 | $9,920 to $12,380 by age |
| Full Family Golf (optional) | $100,000 | $11,121 to $15,861 by age |
The Club at The Strand's 2026 Membership Brochure and membership page.
The clubhouse and dining at Tavern 59, The Grille and the Veranda, the heated Junior Olympic pool, the fitness center, social events and access to the eight Har-Tru tennis courts, seven pickleball courts and bocce. The club advertises no assessments, no capital dues and no food and beverage minimums. Golf on the 27 holes is for golf members.
If you plan to golf, ask the club in writing what initiation applies to you as a new owner, and whether anything transfers from the seller. Put the answer in your file before your inspection period ends.
You can finance a Cypress Cove at The Strand home with a conventional condominium loan, a cash purchase, or, if the project qualifies, a government-backed loan. A lender reviews the condominium project as well as you, through a questionnaire the association completes on reserves, insurance, litigation, owner-occupancy and delinquencies, so start that review early.
Conventional lenders follow Fannie Mae's project standards in the Selling Guide section B4-2.1-01 and screen out the project types listed in section B4-2.1-03. For an FHA loan, check the project's status on HUD's condominium look-up before you choose the program. We ask the manager for the questionnaire turnaround the day your offer is accepted.
Two-story buildings outside the milestone and structural integrity reserve study mandates, a 48.9% homestead share on the 2026 roll, and an all-risk master policy including windstorm required by the declaration. What the lender will still ask: the reserve balance, any special assessment, any litigation and the share of owners behind on assessments.
Many Cypress Cove buyers pay cash. A cash purchase can close in two to four weeks once the estoppel certificates arrive, and it removes the questionnaire and the appraisal from the timeline. It does not remove the need to read the documents.
We do not quote rates on this page. Your lender quotes rates for your loan; we introduce lenders who close Strand condominiums regularly and know the associations' questionnaires.
Buying a Cypress Cove at The Strand home runs in nine steps: a consultation, financing, the floor and view decision, touring through the gate, pricing the offer from the floor's sales, the contract, the document and inspection period, the estoppels and lender review, and closing. There is no association approval of the purchase itself.
The declaration states "There are no restrictions on the transfer of ownership of Units." Unlike many Naples condominiums, Cypress Cove has no board interview or purchase approval. Approvals come later, if you lease or bring a pet.
A Cypress Cove at The Strand buyer should read the 1998 Cypress Cove declaration, the 1998 clubhouse declaration, the bylaws and current rules, the adopted budgets and year-end financial reports of both associations, the Frequently Asked Questions and Answers sheet, and the estoppel certificates. Florida's section 718.503 puts most of these in your hands and gives you a period to cancel after receiving them.
Section 718.503 requires the seller to give you the declaration, the articles, the bylaws and rules, the most recent year-end financial report and the association's Frequently Asked Questions and Answers document, and gives you a period to cancel after receiving them that ends at closing. Read the leasing, pet, flooring, lanai and garage sections first; they decide whether the home works for you.
The Cypress Cove declaration, O.R. Book 2394, Page 2599, and the clubhouse declaration, O.R. Book 2394, Page 2475, are both public in the Collier County Clerk's viewer. Each still uses the Pelican Strand name, The Strand's name until April 30, 1999.
The Cypress Cove association's certificate under section 718.116 states the regular assessment, its frequency, what is paid through what date, any special assessment and any charge due at closing. Ask that the clubhouse association's figure and the master association's certificate come with it. These are the first written statement of what you will pay.
The Strand master association is a Chapter 720 homeowners' association, and section 720.401 requires a disclosure summary before a contract in a mandatory homeowners' association community; its subsection (2) excludes Chapter 718 condominium associations. Whether a master-level summary also applies to a Cypress Cove purchase is a question for your closing agent or attorney. This page is information, not legal advice.
Section 689.261 requires a summary telling you not to rely on the seller's taxes. Take it at its word.
A Cypress Cove at The Strand buyer should check the owner's items closely, the interior, the garage door, the screened lanai and the air conditioning equipment, and the association's items on paper: the building's roof date, its wind mitigation documentation, the reserve schedule and any special assessment. The buildings date from 1998 and 1999.
The declaration makes the inside of the unit, the garage, the screened lanai and the air conditioning equipment outside the unit that serves only your home yours to maintain, repair and replace. Your inspector should test the condenser, the air handler, the water heater, the garage door and opener, and the lanai screen and floor covering.
The association is responsible for "such portions of the Unit as contribute to the support of the buildings, including but not limited to the perimeter walls, columns, roofs and floors," and maintains the driveways as limited common elements. You check those on paper: the re-roof permit for the building, which Collier County's permit history search shows by address, and the reserve schedule in the budget.
On a first-floor home, ask about any leak from the unit above; on a second-floor home, ask whether any tile or wood floor was installed with the board's approved sound plan. Unapproved hard flooring can become your problem after closing.
Florida's milestone inspection and structural integrity reserve study laws attach to buildings of three or more habitable stories. Cypress Cove's buildings are two-story on the recorded sketches, and no Cypress Cove address appears on Collier County's milestone buildings list. The association still must budget reserves unless owners vote to waive them; read the reserve line.
Ask the title company to check for open or expired permits on the unit and the building. An open permit can delay a closing until it is closed out.
Cypress Cove at The Strand is in FEMA flood Zone X, an area of minimal flood hazard, at both test points on the effective map and on FEMA's preliminary maps, with ground at about 14.1 to 14.2 feet, and in evacuation Zone D. Insurance cost turns less on flood than on the 1998 buildings' roof, wind mitigation and your HO-6 coverage.
| Measure | Whisperwood Boulevard test point | Sandlewood Court test point |
|---|---|---|
| Effective flood zone | X, unshaded | X, unshaded |
| Effective FIRM panel | 12021C0213H, May 16, 2012 | 12021C0213H |
| Nearest base flood elevation | 10.0 to 11.0 feet (lake and golf low areas) | 10.0 to 11.0 feet |
| Ground elevation | 14.2 feet | 14.1 feet |
| Preliminary zone | X | X |
| Evacuation zone | D | D |
FEMA National Flood Hazard Layer and preliminary layer; USGS Elevation Point Query Service; Collier County evacuation zone layer. Check your own zone with the state's Know Your Zone tool and FEMA's Flood Map Service Center.
A federally backed lender does not require flood insurance in Zone X. Many owners buy it anyway, priced by FEMA under Risk Rating 2.0; unincorporated Collier County's Community Rating System Class 5 gives a 25% discount on National Flood Insurance Program premiums. Zone X does not mean no flood risk; the lakes inside Cypress Cove are mapped flood areas three to four feet below the homesites.
The association insures the buildings on an all-risk policy including windstorm; you insure the interior, your improvements, contents, liability and loss assessment on an HO-6 policy, with coverage rules in section 627.714. Because the declaration makes the garage and the screened lanai part of your unit, ask your agent how your policy treats them.
Florida requires insurers to offer discounts for documented wind mitigation under section 627.0629, and Citizens Property Insurance publishes its own. Ask for the building's wind mitigation report and the board's shutter and impact glass standard under section 24 of the declaration, and get an HO-6 quote in the first week of your inspection period.
The Cypress Cove at The Strand rules that decide most purchases are leasing (30 days minimum, board approval of every lease), pets (two dogs and cats combined, with approval), occupancy (six persons continuously residing), vehicles (no boats, campers, RVs or trailers), and renovation (no lanai enclosure, no hard floors without a sound plan). There is no age restriction.
| Topic | What the declaration says |
|---|---|
| Age | "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM" |
| Occupancy | Not more than six persons continuously residing, excluding visitors and guests |
| Leasing | No lease under 30 days; prior written board approval in its sole and absolute discretion; no time-sharing; a $50 review fee may be charged |
| Pets | Board approval; no more than two dogs and cats in the aggregate, plus small caged birds and aquarium fish; leashed outside |
| Vehicles | Passenger cars, pickups, SUVs, minivans and motorcycles with current tags; no boats, campers, RVs, trailers or motor homes |
| Parking | Guests in visitor spaces; a third vehicle in unassigned spaces; no parking on grass or streets |
| Garage | Part of the unit; doors kept closed except when entering or leaving |
| Lanai | Part of the unit; no enclosure; no grilling except developer-installed vented equipment |
| Floors | No ceramic tile or wood without a board-approved noise insulation plan |
| Signs | No "For Rent" or "For Sale" signs without prior written board approval |
| Business use | No commercial or professional business without the association's prior consent |
The Cypress Cove declaration, O.R. 2394, Page 2599. Rules adopted by the board since 1998 can add to these; ask for the current rules with the resale package.
The Strand's master declaration adds its own baseline: no lease shorter than 30 days, and a limit of two domestic animals per parcel. At Cypress Cove the two layers land in the same place, with Cypress Cove adding the board's approval step.
Cypress Cove at The Strand works well for a seasonal or second-home buyer: about half its homes carry no homestead exemption on the 2026 roll, the association and the manager handle the buildings, roofs and grounds, and a seasonal owner can lease for 30 days or more with the board's approval. It does not work for nightly or weekly rentals.
On the 2026 tax roll, 45 of Cypress Cove's 92 homes (48.9%) carry a homestead exemption and 57 (62.0%) have a Florida mailing address; the rest mail to New York, Michigan, Illinois, Massachusetts and other states, and two to Ontario, Canada. Cypress Cove is close to an even split between year-round and seasonal owners.
A seasonal owner can lease from January to April, or annually, with the board's prior written approval of each lease. Apply early for high-season tenants. Transponders go to "residents, members, and approved renters only," per the master association's transponder form, so an unapproved tenant cannot get through the gate on their own.
The association maintains the exterior and the grounds; you handle the inside, the air conditioning and the garage. Hurricane shutters, where installed, must follow the board's specification. Ask the manager about the association's storm procedures and who checks on homes after a storm.
Nothing inside The Strand is changing: Collier County lists the Pelican Strand PUD as built out, and Cypress Cove's 92 homes are its recorded maximum. Outside the gate, FDOT's I-75 widening along The Strand's east edge, a new interchange at Immokalee Road and a planned Livingston Road flyover will reshape the drive in and out.
| Project | What it is | Timing |
|---|---|---|
| I-75 widening, FDOT 452544-1 | Express and auxiliary lanes along The Strand's east edge | Construction from fall 2026 |
| I-75 and Immokalee Road interchange, FDOT 454099-1 | A diverging diamond at The Strand's southeast corner | Construction anticipated early 2027 |
| Livingston Road flyover | Four-lane grade separation over Immokalee Road, west of The Strand | Design contract awarded July 28, 2026, per Gulfshore Business |
Cypress Cove is the first neighborhood inside the gate and the closest to the interstate. FDOT counted 116,388 vehicles a day on I-75 at The Strand in 2025. The construction will be felt at the Strand Boulevard entrance, which is Cypress Cove's front door. FDOT has not confirmed where noise walls will go on this segment, and we do not guess.
The Pelican Strand PUD, Collier County Ordinance 02-57, caps the community at 1,160 dwelling units on 574.6 acres with a 35-foot residential height limit, and the county's PUD Master List marks it built out. No new building will rise beside yours.
Every Cypress Cove at The Strand building is zoned for 2026 to 2027 to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, each graded A in 2024, 2025 and 2026. NCH North Naples Hospital is about six minutes away, and the Publix and I-75 are minutes from the gate.
| Level | Assigned school | 2024, 2025, 2026 grades |
|---|---|---|
| Elementary | Veterans Memorial Elementary School | A, A, A |
| Middle | North Naples Middle School | A, A, A |
| High | Aubrey Rogers High School | A, A, A |
Collier County Public Schools address records for 2026 to 2027, queried for every Cypress Cove building; grades from the CCPS 2026 Accountability Brief. Aubrey Rogers High opened in August 2023, so older listings naming Gulf Coast High or Laurel Oak Elementary are out of date. Confirm a specific address with the district.
| Destination | Road miles | Modeled minutes, no traffic |
|---|---|---|
| I-75 at Immokalee Road | 0.4 | About 1 |
| Publix Pelican Strand, 5624 Strand Blvd | 0.3 | About 2 |
| North Collier Regional Park | 1.7 | About 4 |
| NCH North Naples Hospital | 2.8 | About 6 |
| Mercato | 4.8 | About 9 |
| Vanderbilt Beach Park | 6.2 | About 12 |
| Delnor-Wiggins Pass State Park | 5.5 | About 13 |
| Fifth Avenue South, downtown Naples | 13.1 | About 20 |
| Southwest Florida International Airport | 20.0 | About 25 |
Road miles from Strand Boulevard at Immokalee Road, free-flow minutes modeled by OSRM. Cypress Cove is the first left inside the gate, so it adds almost nothing to these times. NCH North Naples Hospital has 311 licensed beds, per the Florida Agency for Health Care Administration.
We find the right Cypress Cove at The Strand home by watching all 92 by building and floor, not by waiting for the MLS: with five sales a year and one active listing, the home you want may come from an owner thinking about selling, a relist after an overpriced first try, or a sale that closes without ever reaching the MLS.
We track every Cypress Cove closing, listing, expiration and price change, and the county's recorded sales, which caught a $550,000 sale at 5657 Whisperwood Boulevard in March 2026 that never touched the MLS. When a home that fits your floor and view comes up, you hear about it from Marc the same day.
Two Cypress Cove homes sat 155 and 183 days in the last year before selling under list. A listing that has sat is often a negotiation, not a dead end, and we know which ones are priced above their floor's record.
Marc tours homes by video, walks the lanai at the time of day you care about, and checks the garage, the stairs and the view from the clubhouse. Most documents sign electronically.
We negotiate a Cypress Cove at The Strand purchase from the floor's recorded sales, the days a home has been listed and the paperwork: last year's buyers paid a median 95.63% of list, and the homes that sat longest sold furthest under. We put that record in front of the listing agent with every offer.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
This is a public record walk-through, not a sale we handled. A second-floor home of 1,793 square feet at 5643 Sandlewood Court (building 20) listed at a final $549,000 and closed on April 13, 2026 at $525,000, after 183 days on market: 95.63% of list and $292.81 a square foot. Six weeks later a first-floor home at 5629 Whisperwood Boulevard sold at its full $649,000 list in 26 days. For a buyer, the lesson runs both ways. A second-floor home that has sat for months, priced above the second-floor record, is where a buyer has leverage; a well-priced first-floor home will not wait for a low offer. We tell you which situation you are in before you write.
The closing date, the inspection period, who pays the three estoppel fees, any credit for an older condenser or garage door, and whether furniture conveys all carry value. A seller who wants a quick close may trade price for certainty.
If a listing advertises 1,856 or 1,964 square feet for a plan the county carries at 1,633 or 1,793, we price your offer on the county's area and say so. Your appraiser will measure, and an offer built on the inflated area can leave you short at appraisal.
We separate items that are the seller's, the interior, the garage door, the lanai screen and the condenser, from items that are the association's, the roof and structure. Requests on the right side get repaired; requests on the wrong side waste your leverage.
Buyer closing costs at Cypress Cove at The Strand usually include the owner's title policy, which Collier County buyers customarily pay, the lender's title policy and loan costs if financing, Florida's documentary stamp tax of $0.35 per $100 and intangible tax of 0.2% on a new mortgage, recording fees, prorated taxes and assessments, and any charges the estoppels list.
| Line | Who customarily pays in Collier County | Example on a $610,000 purchase with $488,000 financed |
|---|---|---|
| Owner's title insurance | Buyer | State-promulgated premium under rule 69O-186.003 |
| Lender's title policy | Buyer, if financing | Set by the title company |
| Documentary stamp tax on the note | Buyer, if financing | $1,708 ($0.35 per $100 of $488,000) |
| Intangible tax on the mortgage | Buyer, if financing | $976 (0.2% of $488,000) |
| Property tax proration | Credit from the seller to you | The seller's days of ownership that year |
| Association charges on the estoppels | Per the contract and the documents | Shown on the certificates |
| Club Social dues | Buyer, from closing | $4,162 a year in 2026 |
Florida Department of Revenue documentary stamp tax and the title premium rule, Florida Administrative Code 69O-186.003. Illustration, not a quote; your lender's estimate and the closing agent's settlement statement are the final numbers.
The Strand has no Community Development District, and the 1998 Cypress Cove declaration sets no capital contribution for a resale buyer. Whether either association has since adopted a transfer or capital charge is not published; the estoppel certificates will say, and we read them with you.
Since August 17, 2024, a Cypress Cove at The Strand buyer signs a written agreement with their own agent before touring, and offers of buyer-agent compensation no longer appear on the MLS. What your agent is paid, and by whom, is negotiated and written down before you see a home.
The National Association of REALTORS' written buyer agreements guide and settlement FAQs describe the requirements: the agreement states the compensation in specific terms, it cannot be open-ended, and the agent cannot receive more than the agreement allows. A seller may still offer a concession toward your costs, negotiated in the contract.
We explain the agreement in the consultation, before any showing, and put it in plain numbers. Some sellers offer something toward the buyer's agent and some do not; either way, we discuss the options with you before you write an offer.
You get a personalized Cypress Cove at The Strand buyer consultation by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. In one conversation we cover which floor and view fit you, the homes for sale and coming up, the three association layers and the club, financing, and how to price an offer. There is no cost and no obligation.
Your budget and financing, including lender introductions for Strand condominiums; the active listing and any home coming up; the floor-by-floor sales; the documents we will pull; the club membership and golf question; your all-in yearly cost; and the flood, insurance and road-project facts for the buildings you like.
Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, email [email protected], or visit the office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing. Read more about 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 (FREC).
If you own a home now, in The Strand or elsewhere in Southwest Florida, we run both sides together. A Cypress Cove owner moving within the gate can start with our guide to selling a home in Cypress Cove at The Strand and call Jesse direct at (239) 898-6072.
Marc Comisar is a top-reviewed Cypress Cove at The Strand buyer's agent, and the quotes below are five-star client reviews from the McGreevy and Comisar Google profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money." Verified Google review
In The Strand that means knowing which of 15 neighborhoods, and at Cypress Cove which floor, fits you.
★★★★★ "He did a great job planning and made the most of the time we had together. I would highly recommend reaching out to Marc for any real estate needs." Verified Google review
★★★★★ "Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process." Verified Google review
★★★★★ "He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!" Verified Google review
★★★★★ "Marc and Jesse are truly great people and they care about the people that they work with. Marc made our house purchase seamless and we closed within 30 days. If you want someone that's gonna treat you like family, well you found them." Verified Google review
A Cypress Cove at The Strand specialist matters because a purchase here goes wrong on details a general agent can miss: paying a first-floor price for a second-floor home, trusting a typed square footage, quoting one "HOA fee" when there are three layers, missing the clubhouse association, or confusing this Cypress Cove with the ones at Wildcat Run, Grandezza or HealthPark.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs showings, lender introductions, inspections and the association paperwork. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and the other half of McGreevy and Comisar. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the pricing analysis, the document review and the contract. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.
If Cypress Cove is not the fit, our guide to buying a home in The Strand covers all 15 neighborhoods, from Wedge Wood's eight-unit buildings to the single-family homes on Whisperwood Court.
These are the questions buyers ask before they buy at Cypress Cove at The Strand, each answered in a short paragraph from the Southwest Florida MLS Matrix pull of September 26, 2026, Collier County's records, the recorded declarations, the club's 2026 brochure, Florida law and the FEMA and school records. Nothing here is legal, tax, lending or insurance advice.
A condominium of 92 carriage homes in 23 two-story buildings of four on Whisperwood Boulevard, Sandlewood Court and 5665 Heron Lane, inside The Strand, a gated golf community in North Naples, ZIP 34110. It was declared in 1998 as Cypress Cove at Pelican Strand, a Condominium.
No. Those share the name and nothing else: a condominium in East Naples, a single-family enclave in Estero and a retirement community in Fort Myers. This page covers only the 92 homes inside The Strand.
Over 36 months, 17 MLS closings at a median of $610,000, from $515,000 to $695,000; over the last 12 months, 5 at a median of $590,000, from $525,000 to $649,000 (Southwest Florida MLS Matrix).
Buyers pay for no stairs and a ground-level entry. Over 36 months first-floor homes sold at a median of $620,000 and second-floor homes at $590,000, though the first-floor plan is 160 square feet smaller.
One on September 26, 2026: a second-floor home at 5656 Whisperwood Boulevard asking $659,000 after 88 days. None was pending.
Last year's buyers paid a median 95.63% of list; the two homes that sat longest closed $34,000 and $24,000 under list. Well-priced first-floor homes have sold at full price.
The county's. The 2026 roll carries every home at 1,633 or 1,793 square feet; listings have entered 1,856 and 1,964. Your appraiser will measure.
Yes. The declaration says "All garages shall be a part of the Unit," so it is yours and you maintain it. The master association calls them two-car garages; the recorded sketches show one labeled garage per home, so check the size of a specific garage when you tour.
Not published. The condominium fee, the clubhouse assessment and the master assessment are not posted on any public page we found. The estoppel certificates and adopted budgets give the figures; do not rely on a fee typed into a listing.
The association insures and maintains the buildings, including the perimeter walls, roofs and floors, and the driveways, with reserves. Water and sewer are recorded as a common expense paid through the clubhouse association.
The interior, the garage, the screened lanai, the air conditioning equipment serving your home, and your HO-6 insurance.
Yes. Every Strand homeowner holds Social membership at The Club at The Strand: $4,162 in 2026 dues, no initiation for homeowners. Golf is an optional upgrade.
No. The Strand is not on Florida's Official List of Special Districts, and the 2026 roll carries no non-ad valorem assessment on any Cypress Cove unit.
No. The declaration says "There are no restrictions on the transfer of ownership of Units." You report your name, address and phone number to the association within ten days of closing.
Yes, for 30 days or more, with the board's prior written approval of each lease. Time-sharing is prohibited, and a $50 lease review fee may be charged.
Yes, with board approval. The declaration allows up to two dogs and cats combined, leashed outside the home.
No. The declaration says "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM," with an occupancy limit of six persons continuously residing.
Only with the board's approval of a plan "for providing adequate noise insulation," per the declaration. Ask for the approval process before you price a remodel.
No. The declaration says "No Unit Owner may enclose his or her lanai or terrace area."
No. The declaration bars boats, campers, RVs, trailers and motor homes. Passenger cars, pickups, SUVs, minivans and motorcycles with current tags are allowed.
It is in FEMA Zone X, minimal flood hazard, at both test points on the effective and preliminary maps, and in evacuation Zone D. A federally backed lender does not require flood insurance there.
They attach to buildings of three or more habitable stories. Cypress Cove's buildings are two-story, and no Cypress Cove address appears on Collier County's milestone buildings list.
Conventional condominium loans follow Fannie Mae's project standards, and the association completes the lender's questionnaire. Check FHA status on HUD's condominium look-up before choosing that program.
Cash purchases can close in two to four weeks once the estoppels arrive; financed purchases commonly take 30 to 45 days, depending on the questionnaire and appraisal.
Your bill resets toward your purchase price. On the 2026 roll the median tax on a Cypress Cove home without homestead was about $4,191. Budget from your price and the current millage.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026 to 2027, each graded A in 2024, 2025 and 2026.
Dorrill Management Group, 5672 Strand Court, Suite 1, Naples, (239) 592-9115, per the master association's Cypress Cove page.
Cypress Cove and Feather Sound, through Cypress Cove/Feather Sound Clubhouse Association, created by a declaration recorded March 4, 1998. Each of the 156 homes has one vote and pays a uniform assessment.
The northbound lanes are roughly 600 feet from Cypress Cove's closest edge on the federal aerial, with Strand Boulevard, a lake and a golf hole between. FDOT begins widening I-75 in fall 2026.
Yes. About half its homes are not homesteaded, the association handles the exterior and grounds, and leases of 30 days or more are allowed with board approval.
Both are Jack Parker four-home, two-story neighborhoods with garages in the unit and 33 sales in five years. Cypress Cove is at the front gate with more flexible lease rules; The Pinnacle has its own clubhouse and a 2,150 square foot plan.
Feather Sound shares the clubhouse but has smaller units in eight-unit buildings with a garage space, and a five-year median of $476,500 against Cypress Cove's $555,000.
The Strand was named Pelican Strand until April 30, 1999, and Cypress Cove was declared in March 1998. The declaration, the association and the county roll keep the old name.
Call Marc at (239) 287-5873 or book a personalized Cypress Cove at The Strand buyer consultation. We set up the showing through the gatehouse, pull the floor's sales and order the documents you need before you write an offer.
Start with a free Cypress Cove at The Strand home valuation if you own at Cypress Cove, and call Jesse direct at (239) 898-6072. Every recorded fact about the neighborhood is in our Cypress Cove at The Strand neighborhood guide.
Every Cypress Cove at The Strand fact on this buyer page comes from a recorded instrument, a state, county or federal record, the master association's or the club's own published documents, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them and numbered continuously, and the data files we worked from are named in plain text at the end.
The official Cypress Cove at The Strand documents below are the ones a buyer should read before signing, published by the Collier County Clerk, the master association, The Club at The Strand, Collier County, Collier County Public Schools and the State of Florida. Clerk files open in the Clerk's public viewer.
| Document | Issued by | Date | What it covers for a buyer | Link |
|---|---|---|---|---|
| Declaration of Condominium, Cypress Cove at Pelican Strand | Recorded with the Collier County Clerk | March 4, 1998 | Garages, lanais, maintenance, leasing, pets, vehicles, floors, insurance, shutters | Cypress Cove declaration |
| Declaration for Cypress Cove/Feather Sound Clubhouse Association | Recorded with the Collier County Clerk | March 4, 1998 | The shared pool and clubhouse, votes and assessments | Clubhouse declaration |
| Certificate of Amendment, Phase 17 | Recorded with the Collier County Clerk | January 29, 1999 | A building's recorded floor and plot plans | Phase 17 amendment |
| Gate transponder form | The Strand Master Property Owners Association | From August 1, 2025 | Transponder fee and who may receive one | Transponder form |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, dues and golf upgrades | 2026 Membership Brochure |
| Collier County Ordinance 02-57 | Collier County | November 5, 2002 | The built-out zoning and 35-foot height limit | Ordinance 02-57 |
| Milestone buildings list | Collier County | As of January 2026 | No Cypress Cove address on the list | Collier County milestone list |
| Official List of Special Districts | Florida Commerce | September 2026 | Confirms no CDD at The Strand | Official List of Special Districts |
| 2026 Accountability Brief | Collier County Public Schools | July 1, 2026 | 2026 grades for the three Cypress Cove schools | CCPS 2026 Accountability Brief |
| Florida Statutes section 718.503 | Florida Legislature | Current | Your resale document package and cancellation right | Section 718.503 |
| Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation inspection your insurer reads | Form OIR-B1-1802 |
Three records that matter here are not public and cannot be linked: the Cypress Cove and clubhouse associations' adopted budgets and fee schedules, the master association's adopted budget and assessment, and the Cypress Cove board's current rules. Each comes with the resale package or the estoppel certificates, and we request them during your inspection period.
You reach the Cypress Cove at The Strand buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or by asking for a buyer consultation online. McGreevy and Comisar work from an office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and The Strand is part of the North Naples market they work every week.
If you are thinking, "I want to buy a home in Cypress Cove at The Strand, and I need someone who knows the floors, the three associations and the documents," McGreevy and Comisar helps buyers search, evaluate, negotiate and close with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Start with a personalized Cypress Cove at The Strand buyer consultation or read how we represent buyers in Southwest Florida, and see our guide to The Strand for the community around it. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Already own at Cypress Cove? Read our guide to selling a home in Cypress Cove at The Strand or request a free Cypress Cove at The Strand home valuation, and call Jesse direct at (239) 898-6072. The full neighborhood record is in our Cypress Cove at The Strand neighborhood guide.
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax, lending or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.