Updated September 2026
Buy a villa in Eden at The Strand with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. The plans, prices, owner-paid roof, leasing rules, club dues and flood map, explained before you tour. Call (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Eden at The Strand takes patience, preparation and the right questions: Eden is 55 villas beside The Club at The Strand's clubhouse, only fourteen sold on the MLS in five years, none was listed on September 26, 2026, and every purchase needs the association's approval. The buyer who is ready when a villa appears is the one who gets it.
This page is written for the buyer. If you want the full picture of the neighborhood itself, its recorded declarations, the lake loop, the flood test at every address and daily life on Paradise Circle, read our complete guide to Eden at The Strand, and for the 1,073-home community around it, our guide to The Strand. Below, everything is answered from the buyer's side: what an Eden villa costs, what you actually own, who replaces the roof, what the rules allow, what you will pay each year, and how to buy one when none is listed. To start, call Marc at (239) 287-5873.
A villa, built from 2000 to 2005, on its own platted lot of about a sixth of an acre, in a homeowners' association of 55 homes under Chapter 720, most sharing a building and a party wall with one neighbor, with lawns, irrigation, exterior painting and roof cleaning handled by the association, the roof itself and the structure your own, an automatic Social membership in the club next door at $4,162 a year, and The Strand's staffed gate around it all.
The building, because the association's rules count 29 buildings for 55 homes; the plan, because Eden's county sizes run from 1,892 to 4,382 square feet and the five-year MLS sales recorded a $215,000 spread; and the rules, because the 2024 restated declaration allows at most three leases a year and requires approval of every sale and lease. We answer all three below.
Eden buyers work with McGreevy and Comisar because an Eden purchase turns on recorded documents rather than listing remarks: the 2024 restatement that put the roof on the owner, the party-wall clause, the association's approval, eight Zone AH home points and a market with no listing on the day this page was written. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
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 buyer agents first, our guide to the best real estate agents in Naples sets the field side by side on the public record.
We tracked every Eden closing in five years of Southwest Florida MLS history, every recorded Eden deed back to 2000, and, in the last 12 months we tracked all 61 MLS closings across The Strand, so the villas you will compare Eden with are on the table too. More on the team is on our about McGreevy and Comisar page.
Marc Comisar leads the buyer side: tours through the gatehouse, reading the roof, the shared wall and the lanai with you, the offer, the inspection and the association's purchase application. Jesse McGreevy runs the data: every Eden sale by plan, the county record, the flood map at the address and the estoppel figures. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072.
These eight points are what a buyer should know before touring Eden, drawn from the Southwest Florida MLS Matrix retrieved September 26, 2026, the county's 2026 preliminary roll, the recorded 2024 restatement, the association's rules and forms, the club's 2026 brochure and FEMA's flood maps tested at every Eden address.
This Eden buyer guide runs from the market and prices, through the comparison with The Strand's other neighborhoods and with Mango Cay, what you own and who maintains it, the costs, the club, the documents, flood and insurance, the rules, seasonal ownership, nearby projects, financing, the buying steps, finding a villa when none is listed, negotiating, closing costs, representation, daily life, reviews and the buyer FAQ.
The Eden market is tight for buyers right now: no Eden villa was active, pending or contingent on September 26, 2026, none has closed on the MLS since January 2025, and the five-year median sale went under contract in 13 days at 98.21% of asking. A buyer who wants Eden should be pre-approved, informed and ready to move the week a villa appears.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window to September 26, 2026 | Eden closings | Median sold price | Median price per sq ft (MLS living area) |
|---|---|---|---|
| 12 months | 0 | none | none |
| 24 months | 1 | $849,900 (n=1, observed) | $428.81 |
| 36 months | 6 | $836,250 (n=6, even, mean of $825,000 and $847,500) | $426.98 (n=6, even) |
| 60 months | 14 | $805,500 (n=14, even, mean of $805,000 and $806,000) | $391.32 (n=14, even, mean of $385.97 and $396.67) |
Source: Southwest Florida MLS Matrix, Development The Strand, closings September 27, 2021 to September 26, 2026, retrieved September 26, 2026. The 60-month window is the first holding ten or more Eden sales. Over it, the median sale-to-list ratio was 98.21% and the median days on market 13 (n=13 each); one November 2023 sale at $847,500 was entered after closing, not marketed on the MLS.
Twenty-seven of Eden's 55 villas show no qualified sale since 2013 or earlier, and 33 are homesteaded, so few Eden owners sell in any year. When one lists, it competes with nothing inside Eden. For a buyer that means two things: you may wait a season for the right plan, and when it appears the seller will not negotiate as if it were one of many. Being ready, with a pre-approval, an insurance quote plan and a short list of must-haves, is the advantage.
The Strand as a whole recorded 61 MLS closings in the last 12 months at a $610,000 median and had 9 active listings on September 26, 2026, and the only detached home among them was a villa in The Links at $1,325,000. Mango Cay, Eden's nearest rival on price, recorded one sale in those twelve months, $650,000 in May 2026, and nothing was listed there either.
With nothing listed and the last Eden sale in January 2025, the next Eden villa will go to a buyer who is already prepared. Start with a personalized Eden buyer consultation or call Marc at (239) 287-5873, and read how we represent buyers in Southwest Florida. If you own at Eden and are weighing a sale, get a free Eden home valuation or call Jesse direct at (239) 898-6072.
An Eden villa has cost $640,000 to $855,000 on the MLS over five years, and the 2023 to 2025 sales ran $765,000 to $855,000. Size explains less than a buyer expects: four Eden size bands recorded nearly the same middle price, and condition, roof age, pool and view explained most of the spread.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Closed | Sold price | Final asking price | Living area (MLS) | Beds and baths | Days on market |
|---|---|---|---|---|---|
| December 2021 | $806,000 | $775,000 | 2,253 sq ft | 3 plus den, 2 | 4 |
| March 2022 | $810,000 | $795,000 | 2,042 sq ft | 3, 3 | 47 |
| April 2022 | $800,000 | $899,000 | 2,564 sq ft | 3 plus den, 2.5 | 10 |
| March 2023 | $840,000 | $869,900 | 2,011 sq ft | 3, 2 | 16 |
| March 2023 | $700,000 | $650,000 | 1,949 sq ft | 3, 3 | 8 |
| April 2023 | $785,000 | $785,000 | 1,935 sq ft | 3, 3 | 5 |
| May 2023 | $650,000 | $725,000 | 2,042 sq ft | 3, 3 | 98 |
| July 2023 | $640,000 | $699,000 | 1,982 sq ft | 2 plus den, 2 | 64 |
| October 2023 | $805,000 | $820,000 | 2,564 sq ft | 3 plus den, 2.5 | 260 |
| November 2023 | $825,000 | $840,000 | 1,935 sq ft | 3, 3 | 4 |
| November 2023 | $847,500 | entered after closing | 1,982 sq ft | 2 plus den, 2 | not marketed on the MLS |
| March 2024 | $855,000 | $865,000 | 1,935 sq ft | 3, 3 | 11 |
| May 2024 | $765,000 | $780,000 | 1,982 sq ft | 3, 2 | 101 |
| January 2025 | $849,900 | $849,900 | 1,982 sq ft | 3, 2 | 13 |
Source: Southwest Florida MLS Matrix, retrieved September 26, 2026. House numbers and MLS numbers are not published here.
The 1,935 square foot three-bedroom, three-bath villa traded three times from $785,000 to $855,000; the 1,982 square foot plan, Eden's most common size, sold from $640,000 to $849,900; the 2,011 to 2,253 square foot villas from $650,000 to $840,000; and the two 2,564 square foot villas at $800,000 and $805,000. If you need the most space for the money, the larger plans have recorded the lowest prices per foot, $312.01 and $313.96; if you want the most-traded plan with the clearest price history, it is the 1,935.
The county roll shows four Eden homes of 2,600 square feet or more, including one of 4,382 square feet on a half-acre lot, last sold for $1,015,000 in August 2021. None of the larger homes sold on the MLS in the five-year window, so if one comes up, its price will be set one at a time.
The last three Eden sales, $765,000, $855,000 and $849,900, closed at 98.08% to 100% of asking. A buyer who wants a well-kept 1,935 or 1,982 square foot villa should plan on the $765,000 to $855,000 band of 2023 to 2025, adjusted by Marc for roof, pool and view at the showing, and should not expect a large discount on a villa that is priced to its plan.
Eden is the right Strand neighborhood for a buyer who wants a villa on its own lot, not a condominium, beside the clubhouse, at a price between the coach homes and the fully detached neighborhoods. Its five-year MLS median of $805,500 (n=14) sits above every condominium neighborhood and below Ana's Place, The Links and the single-family streets.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Neighborhood | Product | Five-year MLS closings | Five-year median sold price | Five-year median $ per sq ft |
|---|---|---|---|---|
| Wedge Wood at The Strand | Two-story condominium buildings | 60 | $445,000 (even n) | $299.87 |
| Cypress Cove at The Strand | Carriage homes, condominium | 33 | $555,000 (odd n) | $329.06 |
| The Pinnacle at The Strand | Two-story coach homes, condominium | 33 | $570,000 (odd n) | $320.93 |
| Clubside at The Strand | Two-story condominium buildings | 33 | $585,000 (odd n) | $342.93 |
| Grande Reserve at The Strand | Coach homes, condominium | 27 | $664,000 (odd n) | $318.33 |
| Trophy Club at The Strand | Two-story coach homes, condominium | 19 | $699,000 (odd n) | $286.67 |
| Eden at The Strand | Villas on lots, most paired; HOA | 14 | $805,500 (even n) | $391.32 |
| Ana's Place | Detached pool villas; HOA | 12 | $979,500 (even n) | $362.14 |
| The Links at The Strand | Detached golf villas; HOA | 10 | $1,167,500 (even n) | $425.17 |
| Single Family Homes association | Detached single-family homes | 24 | $1,775,000 (even n) | $557.76 (n=23) |
Source: Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, retrieved September 26, 2026. Mango Cay, Sawgrass and Turnberry Woods recorded fewer than ten five-year sales and are listed sale by sale on their own pages rather than given a median.
Eden suits a full-time or seasonal owner who wants a villa rather than a condominium in the heart of The Strand, uses the clubhouse, courts and fitness center, may have a larger dog, wants the option of a winter tenant, and is comfortable planning a roof with a neighbor. It suits less well a buyer who wants a fully detached home with a large yard, a buyer sensitive to highway sound who is shown an east-side villa, or an investor counting on short-term rentals.
Most Eden buyers also see Mango Cay, the other villa neighborhood near Eden's price; Ana's Place, for a fully detached pool villa at a higher price; and The Links, for a larger golf villa. If your budget sits below Eden, the coach homes of Trophy Club and Grande Reserve are the closest alternatives. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, tour all of them with Eden buyers. Our buyer guide for The Strand as a whole walks through all fifteen neighborhoods.
Choose Eden at The Strand if you want to own your lot under a homeowners' association, live beside the clubhouse, keep a larger dog and lease a few times a year, and you accept paying more and carrying your own roof. Choose Mango Cay if you want a newer, fully detached condominium villa with its own pool and spa at a lower price, with roofing in the Mango Cay II fee.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Question | Eden at The Strand | Mango Cay at The Strand |
|---|---|---|
| What you own | A platted lot and home, homeowners' association under Chapter 720 | A condominium unit under Chapter 718, one villa per building |
| Homes | 55 | 32 (3 in Mango Cay, 29 in Mango Cay II) |
| Detached or paired | 29 buildings for 55 homes; most villas share a party wall | Every villa detached |
| Built | 2000 to 2005 | 2005 to 2007 |
| Pool | Many lots, not all | Every villa, with spa |
| Roof | Yours to maintain and replace | In the Mango Cay II fee, per the master association |
| Insurance | A homeowner policy on the whole home | A unit owner policy inside the unit boundaries |
| Leasing | Up to three approved leases a year, 30 days to one year | One-year minimum at Mango Cay II under its recorded 2006 text |
| Pets | Two household pets, no weight limit in the recorded text | Two cats or dogs of 30 pounds or less at Mango Cay II |
| Location | Beside the clubhouse and courts, lake inside the loop, I-75 to the east | Just inside the main gate, I-75 to the east |
| Five-year MLS sales | 14, $640,000 to $855,000, median $805,500 (n=14, even) | 7, $499,000 to $715,000, listed rather than summarized |
| Last twelve months | 0 | 1, $650,000 in May 2026 |
| Listed on September 26, 2026 | None | None |
| Flood, effective map | 45 unshaded X, 2 shaded X, 8 AH | Unshaded Zone X |
Sources: Eden's recorded 2024 restated declaration, the Mango Cay II declaration, the master association's Mango Cay page, FEMA's National Flood Hazard Layer and the Southwest Florida MLS Matrix, retrieved September 26, 2026. Our Mango Cay at The Strand guide covers the other side in full.
Because Mango Cay has fewer than ten sales in every window, we list them instead of quoting a median: $499,000 in February 2022 (2,255 sq ft), $699,000 in June 2023, $665,000 in December 2023, $640,000 in March 2024 after 200 days, $715,000 in January 2025 (2,255 sq ft), $688,000 in March 2025 and $650,000 in May 2026, the five unmarked sales all 1,802 square feet.
At Eden you pay more for land ownership, the clubhouse next door and looser pet and leasing rules, and you take on a roof, often shared with a neighbor. At Mango Cay you pay less for a newer detached villa with its own pool and spa and a pooled roof, and you accept condominium approvals, a one-year lease minimum at Mango Cay II and a 30-pound pet limit. Mango Cay buyers have their own guide, buying a home in Mango Cay at The Strand.
At Eden you are buying a platted lot and the villa on it, not a condominium unit, inside a homeowners' association that owns the lake, the loop road and the common tracts. Most Eden villas share a building and a party wall with one neighbor, so you own your half of the wall with a cross-easement of support, and repair costs are shared.
The county roll shows Eden lots from 0.13 to 0.50 acre, a median of 0.16 acre. The 1999 declaration described the plan as "single family zero lot line lots and villas," and the Eden at The Strand plat (May 2000) and its Replat 1 (June 2002) created the 55 lots. The lake and the loop road belong to the association, which received them from The Strand, LLC by a quit claim deed recorded July 28, 2011.
Section 6.2.2 of the 2024 restatement makes a shared wall a party wall: each owner owns the part on his own lot, with a cross-easement of support; repair costs are shared equally by the owners who use it; and either owner may restore it after a casualty but not enlarge it without the neighbor's consent. Your inspector, lender and insurer will ask about it, and the answer is in the recorded document.
The association's 2024 Rules and Regulations list exterior painting of "the 29 buildings," and the 2019 roof specifications require "the roofs on BOTH sides of the building" to be done together under separate permits. Before you write an offer on a paired villa, ask for both halves' roof dates and look at how well the two halves match.
The association describes Eden's plans as "courtyard style and traditional, both one- and two-story," and publishes no plan book. A courtyard plan turns its living spaces toward an enclosed court and away from the street; a two-story plan puts guest rooms upstairs. Our Eden at The Strand guide has the county's census of every villa by size and year built.
After you buy an Eden villa, the association mows and landscapes your lot, runs the irrigation, paints the exterior, cleans the roof every two years and pressure-washes the driveway yearly; you maintain and replace the roof, structure, windows, doors, driveway and interior, and you insure the whole home. That split comes from sections 6.1 and 6.2 of the 2024 restated declaration.
The common areas; the lot's original landscaping, with palms trimmed yearly and hardwoods every other year; the mailboxes; the surface water management system and the lake and fountain; the irrigation system, including its water and electric costs; and, "in order to preserve the aesthetics of the community," periodic exterior painting and roof and driveway cleaning.
"All structural components, including entry doors, garage doors, and roof components, windows, sliding glass doors, screens," the exterior wall surfaces and caulking, the interior, the air conditioning, the plumbing and electrical lines serving the lot, pest control inside the home, driveway repair and replacement, and any landscaping beyond the original plantings.
Between 2007 and 2024 a recorded amendment had the association repair roofs for ordinary wear. The 2024 restatement ended that. Eden's tile roofs date from 2000 to 2005, so many are at or past twenty years. Price an Eden villa with the roof as your cost, ask for the permit date on both halves of the building, and get your insurance quote inside the inspection period.
Any exterior change, "including without limitation, any building, fence, swimming pool, screened enclosure, hurricane shutters, solar panels, additional landscaping, or roof replacement," needs the Architectural Review Board's written approval under the Community Standards Handbook; the board has thirty days after a complete application. If you plan changes, read the handbook before you buy.
Owning an Eden villa means four yearly layers: the Eden assessment, billed quarterly with the master association's share collected inside it; the club's mandatory Social dues, $4,162 for 2026; Collier County property taxes based on your purchase price; and a homeowner insurance policy on the whole house, roof included. The Eden assessment amount is not published.
| Layer | 2026 figure | Source |
|---|---|---|
| Eden assessment | not published; billed quarterly in advance, one fifty-fifth of the budget per lot | Sections 4.1 and 4.16 of the 2024 restatement; the 2025 welcome letter |
| Master association share | collected and remitted by Eden, so it appears inside the Eden invoice | Section 4.3 of the 2024 restatement |
| Club Social dues | $4,162 a year, no initiation for Strand homeowners | The club's 2026 Membership Brochure |
| Property tax, non-homestead | median $5,888.21 (n=22, even, mean of $5,828.30 and $5,948.11); range $5,044.63 to $6,894.50 | County 2026 preliminary roll |
| Property tax, homestead | median $3,658.41 (n=33, odd) | Same roll |
| Insurance | homeowner policy, "all risk, flood, and liability" | Section 9.1 of the 2024 restatement |
| Gate transponders | $20 each | The master association's transponder form |
The preliminary roll is an estimate before final millage, and the bill comes from the Collier County Tax Collector in November. Your taxes will not follow the seller's: Florida's homestead cap resets after a sale, so budget from your price. The Strand has no community development district, so no CDD bond appears on the bill.
Landscaping of every lot's original plantings, the entry island and berm, tree trimming on a schedule, irrigation with its utilities, periodic painting of all 29 buildings, roof cleaning every two years, yearly driveway and sidewalk pressure washing, the loop road, valley gutters and catch basins, the lake and fountain, the mailboxes, insurance on the common areas, management and reserves. Cable and internet ride on the master association's bulk Comcast agreement, described on its Comcast page.
Ask the seller for the current quarterly invoice and the adopted budget; Dorrill Management Group, which manages both Eden and the master association, handles resale requests; and the estoppel certificates at contract state the regular assessment, anything unpaid and any special assessment adopted, under section 720.30851. Marc gathers the first two before you write an offer.
When you buy at Eden you become a Social member of The Club at The Strand automatically: the recorded declaration says owners "shall automatically become social members," the club's 2026 brochure sets Social dues at $4,162 with no initiation fee for Strand homeowners, and golf is an optional upgrade with its own initiation.
Social members use the clubhouse, dining including Tavern 59, the heated pool, the fitness center, and the racquet and lawn sports listed on the club's sports page: Har-Tru tennis, pickleball, bocce and croquet. Social members do not have the right to use the golf course, per the declaration. At Eden all of it is next door: the club's courts share Eden's west line and the clubhouse is about half a mile by car or a short walk.
The club's 27 holes are three nines by Gordon G. Lewis, Savannah, Sabal and Preserve, per its golf page; Eden sits between the ninth greens of Sabal and Savannah. The 2026 brochure prints a Sport membership at a $40,000 initiation and $7,652 in dues, a Single Golf membership at an $80,000 initiation and a Full or Family Golf membership at a $100,000 initiation, with golf dues scaled by age. Confirm any upgrade price with the membership office before you buy.
The declaration says dues "are established by the Club, and the Association has no control over the fees charged." The club is privately owned by The Strand at Naples, LLC and is not an equity club, so there is no member equity to buy or sell.
Before buying at Eden, read the recorded Amended and Restated Declaration of April 2, 2024, the association's 2024 Rules and Regulations, the Community Standards Handbook, the 2019 roof specifications, the purchase and lease applications, and the master association's documents, plus both section 720.401 disclosure summaries, which the seller must give you before you sign.
The Amended and Restated Declaration, 58 pages recorded April 2, 2024 at Official Records Book 6345, Page 446, is the governing text. The association's website still posts it under the file name "Draft 2," which is why some summaries call it unconfirmed; the recorded instrument settles it. Its fourteen sections cover the association, the club, assessments, easements, maintenance, architectural control, use restrictions, insurance, leasing, transfers, amendments and enforcement.
Under section 720.401, the seller must give you a homeowners' association disclosure summary before you sign. If you do not receive it first, you may void the contract by written notice within three days of receiving it or before closing, whichever comes first, and that right cannot be waived. At Eden there are two associations, so expect two summaries. This is information, not legal advice.
The 1999 declaration and the 2007 and 2009 amendments are superseded, but they explain why older listing remarks describe a three-month lease minimum or an association-repaired roof. If a listing says either, it is quoting the past.
Check an Eden villa's flood zone at its own address, because Eden is not one zone: on FEMA's effective panel 12021C0211H, 45 Eden home points are unshaded Zone X, 2 shaded Zone X and 8 Zone AH, all on the east side of Paradise Circle, and FEMA's preliminary maps put all 55 in unshaded Zone X.
Unshaded Zone X is minimal flood hazard, and flood insurance there is optional and usually inexpensive. Shaded Zone X is the 0.2% annual chance area. Zone AH is a 1% annual chance shallow ponding zone; a lender requires flood insurance on a federally backed loan for a building inside it unless a letter of map amendment removes the building. Two east-side Eden lots hold 2012 letters, cases 12-04-8078A and 12-04-8520A, each recording "Structure removed, property partially inundated."
FEMA's preliminary layer moves every Eden home point to unshaded Zone X, and Collier County opened a 90-day appeal and comment period on August 19, 2026, per its August 2026 release. Until the new maps take effect, the 2012 panel governs your lender. Ground at Eden's home points runs 14.8 to 17.5 feet NAVD88 against base flood elevation lines of 11.0 to 12.0 feet nearby.
Section 9.1 of the restatement makes each owner insure "the real and personal property within his or her own Lot and Unit," including "all risk, flood, and liability," while the association insures only the common areas. That is a homeowner policy, with the roof, the structure and your half of any party wall inside it. Get a four-point and wind mitigation inspection, the roof permit date, and, for a Zone AH villa, a flood quote, before your inspection period ends. Wind mitigation credits are explained under section 627.0629 and on Citizens' discounts page.
Collier County places Eden in Evacuation Zone D, called only after Zones A, B and C, per its hurricane evacuation zone layer. The National Hurricane Center's worst-case surge maps show no surge reaching The Strand in a Category 1 or 2 storm, and in Hurricane Ian the severe impacts in North Naples were confined to the immediate coastline, per the National Hurricane Center's report. We found no Eden-specific damage record.
The Eden rules that decide fit are leasing (up to three approved leases a year, 30 days to one year), pets (two household pets, no weight limit in the recorded text), parking (no street parking, two cars in the driveway overnight, boats and trailers only in the garage), signs, architectural approval and the association's approval of every purchase.
Section 10 of the 2024 restatement allows no more than three leases a calendar year, each at least 30 days and no more than one year, to a natural person, not a company or trust, with no subleasing; the board has 20 days after a complete application to decide, and silence counts as approval. The lease application carries a $150 fee and requires a lessee of at least 21. An owner who leases may not use the recreation facilities during the lease term.
Two household pets per lot, such as dogs or cats, under section 8.2, with no breed or weight limit in the recorded text, plus aquarium fish and indoor caged birds. Pets are leashed outside and never left unattended on a lanai or in a garage; no dog runs or invisible fences. Reptiles, rodents, ferrets, rabbits and poultry are barred.
No street parking; no more than two passenger vehicles in a driveway overnight without written consent; no parking on lawns; and boats, trailers, campers, motorcycles, golf carts and commercial vehicles only inside the garage, or outside for no more than 48 hours while on site to serve the owner, under section 8.9. Each villa's garage "must be enclosed and attached to the unit."
Section 8.5 bars signs except under the master association's standards or with board approval. A "no impact" or "low impact" home business is allowed; businesses that bring customer traffic are not. Holiday decorations may go up 30 days before a holiday and stay 30 days after, per the handbook.
No. Neither the recorded 1999 declaration nor the 2024 restatement contains an age restriction or a housing-for-older-persons designation, and The Strand as a whole is all-ages. There is no age-restricted neighborhood inside The Strand's gate.
Eden works well for a seasonal or second-home buyer: the association handles lawns, irrigation, exterior painting and roof cleaning, the gate is staffed, the clubhouse is next door, and the rules allow a winter tenant through up to three approved leases a year. Nineteen of Eden's 55 owners have out-of-state mailing addresses on the county's 2026 preliminary roll.
Hurricane protection is allowed with architectural approval, to the association's standard model, color and style under section 8.22, and the board may require replacement windows and doors to function as approved protection. Ask whether the villa has impact glass or approved shutters, and plan a home-watch arrangement for the months you are away.
The leasing rules allow a winter tenant and two shorter stays in the same year, which can cover part of the carrying cost, but not vacation-rental turnover. During any lease you give up club use. A buyer who wants to try The Strand first can rent an Eden villa as a tenant under the same rules.
Around Eden, the changes are road projects on its east side and an open question about solar panels. FDOT's I-75 widening, project 452544-1, starts construction from fall 2026, and the I-75 interchange at Immokalee Road, project 454099-1, is expected from early 2027; inside the gate, The Strand is built out under its zoning.
The eastern row of Eden villas sits roughly 50 to 70 meters from the nearest I-75 travel lane, across a canal and a tree line, by our measurement on the federal aerial, and FDOT's 2025 count put I-75 at The Strand at 116,388 vehicles a day. Where noise walls will go on this stretch is not settled in the records we read. If you are shown an east-side villa, visit at rush hour; if you want quiet, look at the inner ring facing the lake.
The master association's June 17, 2025 agenda listed a "Solar Panels Eden Timeline," and the agendas do not record the outcome. Florida's section 163.04 bars an association from prohibiting solar collectors while letting it set placement within limits, and section 8.12 of Eden's restatement allows renewable energy devices under the association's reasonable standards.
The Pelican Strand PUD in Ordinance 02-57 caps The Strand at 1,160 dwelling units and 35 feet of residential height, and Collier County's PUD Master List marks it built out. Eden's neighbors on three sides are the club and its golf course. Our guide to The Strand covers the master association, the gate and the community's history.
You finance an Eden villa like a single-family home on its own lot, not a condominium: the lender underwrites the house, the lot and the homeowners' association, and there is no condominium project review. What a lender will ask about at Eden is the flood zone at the address, the roof's age for the insurance binder, and the association's estoppel figures.
Eden villas are platted lots under Chapter 720, so the condominium questionnaire, reserve study and building inspection questions that slow many Florida condominium loans do not apply. The lender will still need the homeowner insurance binder, the flood determination and the estoppel certificates before closing.
On a federally backed loan, a building in Zone AH on FEMA's effective map needs flood insurance unless a letter of map amendment removes it. Eight Eden home points are in Zone AH, two of which hold letters. Ask your lender to run the flood determination as soon as you are under contract.
Insurers price Florida homes by roof age and opening protection, and Eden roofs date from 2000 to 2005 unless replaced. Get your insurance quote inside the inspection period using the seller's roof permit and a wind mitigation report on Form OIR-B1-1802. A buyer who learns the premium on day five can negotiate; one who learns it on day twenty-five cannot.
The steps to buy an Eden villa are: get pre-approved, agree a representation agreement, tour and shortlist, read the documents, write the offer with the approval in the dates, inspect and insure, submit the purchase application, receive both estoppels, and close. Marc runs each step and the gatehouse logistics.
A cash purchase can close as soon as the inspection, the association's approval and both estoppels are in hand; a financed purchase adds the lender's timeline. We set the closing date with the board's review window in mind so the approval never becomes the reason a closing slips.
We find Eden villas when none is listed by watching every new Strand listing the day it appears, reaching Eden owners through our database and referral network with your criteria, and preparing you so you can act within days. One of the fourteen five-year Eden sales was entered after closing, not marketed on the MLS, so quiet sales do happen.
Plan size, one or two stories, pool or not, lake, golf or court view, paired or single building, and a roof age you can live with. With 55 villas and few sales, a buyer who will accept two or three of those trade-offs will see more options than one who insists on all of them.
Pre-approval, an insurance agent ready to quote, the documents already read, and a clear ceiling price based on the 2023 to 2025 sales. The five-year median Eden sale was on the market 13 days; the buyer who needs three weeks to decide often loses the villa.
While you wait, tour Mango Cay, Ana's Place and The Links, so you know what you would give up. Some Eden buyers find that a fully detached villa suits them better; others confirm that Eden's location beside the clubhouse is the reason they came.
We negotiate for you at Eden from the recorded sales of the villa's own plan, its roof and building, its days on market and the buyer's insurance quote. In a thin market with no competing listing, the leverage comes from evidence: a price above the plan's proven sales, an original roof or a slow market response are each grounds to negotiate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The slowest Eden sale in the five-year record is the clearest negotiating lesson. A 2,564 square foot villa, described as three bedrooms plus a den with two and a half baths, was on the market 260 days and closed in October 2023 at $805,000 against a final asking price of $820,000, which is $313.96 per square foot of MLS living area, among the lowest in Eden's record. The only other 2,564 square foot sale in the window had closed in April 2022 at $800,000 against an $899,000 asking price, after 10 days. Read together, the two sales say that buyers valued the larger Eden plan at about $800,000 regardless of its asking price, and that a buyer who knew the April 2022 sale had the evidence to wait. When a villa has sat, we put the plan's own sales in front of the seller's agent rather than an opinion.
When a villa is priced to its plan's last sales, the record says it moves fast: four Eden sales went in 8 days or fewer, three of them at or above asking. A low offer on a correctly priced Eden villa usually loses it to the next buyer. We tell you which situation you are in before you write.
Roof age, the shared wall, air conditioning, water heater and electrical panel are the items most likely to produce a credit at Eden. Because the owner carries the roof under the 2024 restatement, a roof near the end of its life is a legitimate price conversation, and we frame it with the 2019 specification and a contractor's estimate.
Buyer closing costs at Eden include, by Collier County custom, the owner's title policy and the closing agent's fees, plus the lender's charges if you finance, the Eden resale assessment of up to three months' assessments, prorated assessments and taxes, the $150 purchase application fee and $20 per gate transponder.
In Collier County the buyer customarily selects the closing agent and pays for the owner's title policy, unlike Lee County, where the seller usually does. Florida title insurance premiums are set by the state under Rule 69O-186.003, so the premium is the same at every title company; settlement fees vary. The contract controls who pays what.
| Charge | Amount | Source |
|---|---|---|
| Purchase application and transfer fee | $150 | Eden purchase application |
| Resale capital assessment | up to three months of assessments, as the board sets it | Section 11 of the 2024 restatement |
| Prorated quarterly assessment | per the estoppel certificate | Section 4.16 of the 2024 restatement |
| Gate transponders | $20 each | Master association transponder form |
| Master association transfer or capital charge | not published; per the master estoppel | Master association |
The seller customarily pays documentary stamp tax on the deed at $0.70 per $100 and the association estoppel fees. We confirm every one-time charge from both estoppel certificates before closing, so nothing appears for the first time at the table.
Since August 17, 2024, a buyer signs a written agreement with an agent before touring, and any offer of compensation to the buyer's agent is made off the MLS, under the practice changes summarized by the National Association of REALTORS. Your agreement states what we do and how we are paid, in writing, before the first showing.
The scope of representation, the term, the compensation and who pays it, which may be the seller by agreement in the contract or the buyer. Commissions are negotiable. We explain each term and put it in writing.
At Eden the representation is mostly reading: the restatement, the roof and party-wall clauses, the flood map at the address, the club terms and the approval process. A buyer who has someone reading those for them avoids most of the surprises an Eden purchase can hold.
An Eden address is zoned for 2026-2027 to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, all graded A by the state in 2024, 2025 and 2026; NCH North Naples Hospital is the nearest full hospital; and daily life runs through The Strand's staffed gate, the Immokalee Road corridor and the clubhouse next door.
Collier County Public Schools' address database returns the same three schools for every Paradise Circle and Stem Drive record, per its Paradise Cir and Stem Dr records, and the grades come from the district's 2026 Accountability Brief. Aubrey Rogers High opened in August 2023, which is why older listings name a different high school. Confirm any address in the district's zone lookup.
| Destination | Distance and free-flow time |
|---|---|
| The Club at The Strand clubhouse | 0.5 miles, about 2 minutes, or a short walk |
| The Strand's main gate area | 1.3 miles, about 5 minutes |
| Mercato shopping | 6.3 miles, about 15 minutes |
| Vanderbilt Beach Park | 7.7 miles, about 18 minutes |
| Delnor-Wiggins Pass State Park | 7.0 miles, about 19 minutes |
| Downtown Naples, Fifth Avenue South | 14.5 miles, about 26 minutes |
| Southwest Florida International Airport | 23.3 miles, about 35 minutes |
Measured on the OSRM routing engine on September 29, 2026; season traffic runs longer. NCH North Naples Hospital is licensed for 311 beds.
Collier County collects trash curbside on Tuesdays and Fridays and recycling, yard waste and bulk items on Tuesdays, per the Eden welcome letter; the association's landscaper is on the loop on Thursdays. Board notices are posted on the Stem Drive median board 48 hours ahead. The Publix at Pelican Strand sits just outside the main gate.
You get a personalized Eden buyer consultation by calling Marc Comisar at (239) 287-5873 or requesting one online. Marc matches your budget, plan, view and lifestyle to Eden's 55 villas, explains the roof, rules and approval process, and sets up the watch that alerts you the day an Eden villa appears.
Your budget against the 2023 to 2025 Eden sales; the plans that fit; paired or single building; lake, golf or court position; the carrying cost layers; the flood map at any villa you consider; the leasing and pet rules that matter to you; and the alternatives in Mango Cay, Ana's Place and The Links. Start with a personalized Eden buyer consultation or read how we represent buyers in Southwest Florida.
Jesse runs the sale while Marc runs the purchase, on one calendar. If your current home is at Eden, read our guide to selling a home in Eden at The Strand; for its value, request a free Eden home valuation or call Jesse direct at (239) 898-6072.
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).
McGreevy and Comisar is a top-reviewed Eden at The Strand buyer's team on Google, and the quotes below are five-star client reviews 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.
★★★★★ "Highly recommend Marc as a realtor. His devotion to finding you the perfect house is obvious and a breath of fresh air at such a stressful time." Verified Google review
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Verified Google review
With 55 villas and few sales, knowing exactly what you want is how an Eden buyer moves fast.
★★★★★ "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
★★★★★ "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
Many Eden buyers fly in for a few days. Marc plans the tours so the time counts.
Eden at The Strand buyers work directly with Marc Comisar and Jesse McGreevy, not a call center. Both have sold Southwest Florida real estate for more than twenty years, and they read Eden's recorded declarations, the county's deed history for all 55 villas and every recent Eden sale before writing this guide. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty who leads the buyer side: tours, offers, inspections and the association's purchase application. Reach him at (239) 287-5873 or on the Marc Comisar agent page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, in the business since October 2004, who runs the data behind every Eden offer. Reach him at (239) 898-6072 or on the Jesse McGreevy agent page.
These are the questions Eden buyers ask before they tour, each answered from the recorded 2024 restatement, the association's rules, handbook and forms, Florida statutes, the county roll, FEMA, Collier County Public Schools and the Southwest Florida MLS Matrix retrieved September 26, 2026. Nothing here is legal, lending or insurance advice.
A neighborhood of 55 villas on Paradise Circle and Stem Drive inside The Strand, North Naples, FL 34110, around a central lake beside The Club at The Strand's clubhouse, built from 2000 to 2005 and governed by Eden at The Strand Homeowners' Association.
Neither exactly. They are villas on individually owned, platted lots under a homeowners' association, not condominium units. Most share a building and a party wall with one neighbor, which the 1999 declaration called "zero lot line lots and villas."
Fifty-five: 48 on the Eden at The Strand plat and 7 on its 2002 Replat 1, all in one association, casting 55 votes on the master association's 2026 ballot. Fifty-two carry a Paradise Circle address and three a Stem Drive address.
None was active, pending or contingent on September 26, 2026, per the Southwest Florida MLS Matrix. Call Marc at (239) 287-5873 to set up a watch for the next one, including owners open to a quiet sale.
Fourteen MLS closings in the five years to September 26, 2026 ran from $640,000 to $855,000, with a median of $805,500 (n=14, even). The latest was $849,900 in January 2025, and nothing closed in the last twelve months.
The five-year median was 13 days on market (n=13), and the median sale closed at 98.21% of its final asking price. Three slower sales took 98 to 260 days and closed below asking.
Apple Development Corporation, the developer named in the 1999 declaration and the 2002 replat. The county roll dates the homes from 2000 to 2005.
Courtyard and traditional plans, one and two stories, per the association, which publishes no plan book. County sizes run 1,892 to 4,382 square feet, median 1,982; the five-year MLS sales ranged from 1,935 to 2,564 square feet of living area.
Many do, in screened lanais, but not all; the handbook requires in-ground pools in the rear of the lot with architectural approval. There is no neighborhood pool; the club's heated pool is next door.
Most likely. The association's rules count 29 buildings for 55 homes, so most villas share a building and a party wall. Section 6.2.2 of the 2024 restatement makes the shared wall a party wall, with repair costs shared equally.
You do. Since the 2024 restatement the association paints exteriors and cleans roofs every two years, but the owner maintains and replaces the roof under the association's 2019 roof specifications, with both halves of a shared building roofed together.
The amount is not published. The assessment is billed quarterly, covers landscaping, irrigation, painting, roof and driveway cleaning, the road, the lake and mailboxes, and appears to include the master share; the estoppel certificate gives the exact figure.
Yes. The declaration makes every owner a Social member automatically; 2026 dues are $4,162 with no initiation fee for Strand homeowners. Golf is an optional upgrade with its own initiation.
Not on Social membership alone; social members "shall not have the right to utilize the golf course." The club prints golf memberships at $80,000 (Single Golf) and $100,000 (Full or Family Golf) initiations for 2026, and a Sport membership at $40,000.
No. Florida's Official List of Special Districts lists none for The Strand, so there is no CDD bond assessment on the tax bill.
Budget from your purchase price, because Florida's homestead cap resets on a sale. On the 2026 preliminary roll, non-homestead Eden villas run $5,044.63 to $6,894.50 a year, median $5,888.21; homesteaded villas a median of $3,658.41.
No. Neither the recorded declaration nor the 2024 restatement contains an age restriction, and The Strand is all-ages.
Yes, with approval: up to three leases a calendar year, 30 days minimum and one year maximum, to a natural person, under section 10 of the 2024 restatement. The owner gives up club use during a lease.
No. The 30-day minimum and the cap of three approved leases a year rule out nightly and weekly rentals, and the master association's 30-day minimum applies on top.
Yes. Section 8.2 allows two household pets per lot with no breed or weight limit in the recorded text, leashed outside and never left unattended on a lanai or in a garage. That is a real difference from Mango Cay II's 30-pound limit.
Only inside the garage, or outside for no more than 48 hours while on site to serve the owner. No street parking, and no more than two passenger cars in the driveway overnight without written consent, under section 8.9.
Yes, with Architectural Review Board approval, to the association's standard model, color and style, under section 8.22 of the restatement.
Florida's section 163.04 bars an association from prohibiting solar collectors, and section 8.12 of Eden's restatement allows renewable energy devices under the association's reasonable standards. Start with the ARB application.
It depends on the villa. On FEMA's effective map, 45 of 55 Eden home points are unshaded Zone X, 2 shaded Zone X and 8 Zone AH, all on the east side; FEMA's preliminary map puts all 55 in unshaded Zone X.
A lender requires it on a federally backed loan for a building in Zone AH unless a letter of map amendment removes the building; two Eden homes hold such letters. Elsewhere it is optional and usually inexpensive in Zone X, and the 2024 restatement makes flood part of the owner's insurance responsibility.
A full homeowner policy on the house, including the roof and your part of any party wall, plus liability and, where needed, flood; the association insures only the common areas, under section 9.1.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per every Eden address record in the Collier County Public Schools database; all three earned an A in 2024, 2025 and 2026.
Close on the east side: roughly 50 to 70 meters from the nearest travel lane to the eastern row of villas, by our measurement on the federal aerial. FDOT's I-75 widening starts from fall 2026.
Yes. Section 11 of the 2024 restatement makes every transfer subject to approval; the purchase application asks for the contract, your information and references, and a $150 fee. The association "shall not disapprove a sale for an illegal discriminatory reason."
By Collier County custom, the owner's title policy and the closing agent's fees, plus the resale assessment of up to three months' assessments, prorated assessments and taxes, the $150 application fee, $20 per gate transponder and any lender charges.
Eden is older, paired villas on owned lots under an HOA, beside the clubhouse, with owner-paid roofs, at $640,000 to $855,000 over five years. Mango Cay is newer, fully detached condominium villas near the gate with pools and spas, at $499,000 to $715,000 over seven sales. See the decision table above.
Dorrill Management Group, 5672 Strand Court, Suite 1, Naples, the same firm that manages The Strand's master association.
The one who reads the recorded 2024 restatement, the flood map at your villa's address and every Eden sale by plan before you write an offer. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Call Marc at (239) 287-5873.
Every figure on this Eden buyer guide traces to a primary source below, as of September 2026. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their retrieval date, September 26, 2026. County figures come from the county's 2026 preliminary tax roll and its sales file, data files dated August 29, 2026, cited in the text without a link.
Collier County Clerk, official records and board records
Eden at The Strand Homeowners' Association
The Strand Master Property Owners Association
The Club at The Strand
Florida Division of Corporations
Florida Statutes and state agencies
FEMA, NOAA, USGS and federal sources
Collier County government
Collier County Public Schools
Transportation and routing
Buying, title, lending and representation
Data cited in plain text
Every row below links the authority that publishes or holds the document, so an Eden buyer reads the official, current version before signing. Recorded documents open in the Collier County Clerk's official records viewer. We host nothing ourselves.
| Document | What a buyer learns from it | Official authority |
|---|---|---|
| Amended and Restated Declaration, recorded April 2, 2024 | Who maintains what, the owner's roof, leasing limits, transfer approval, the resale assessment, insurance | Eden 2024 restated declaration, O.R. 6345, Page 446 |
| Declaration of Restrictive Covenants, recorded June 10, 1999 | Eden's original zero lot line plan, superseded in 2024 | Eden 1999 declaration |
| 2024 Rules and Regulations | Association services, parking, pets, leasing, fines | Eden 2024 rules |
| Community Standards Handbook | Architectural review, pools, shutters, lighting, landscaping | Eden handbook |
| Roof Replacement Specifications, 2019 | What a future roof replacement requires | Eden roof specifications |
| Purchase application | The buyer's application and the $150 fee | Eden purchase application |
| Lease application | The $150 lease fee and the 30-day minimum | Eden lease application |
| ARB application | How to apply for an exterior change | Eden ARB application |
| 2026 Membership Brochure | Mandatory Social membership, dues and golf tiers | The Club at The Strand brochure |
| Gate transponder form | Transponder rules and the $20 fee | Master association transponder form |
| Ordinance 02-57, Pelican Strand PUD | The 1,160-unit cap and 35-foot height limit | Collier County Ordinance 02-57 |
| Florida Statutes 720.401 | Your disclosure summary and three-day cancellation right | Florida Legislature, section 720.401 |
| 2024 flood protection newsletter | Flood insurance and elevation certificates in Collier County | Collier County flood newsletter |
Three records a buyer will want are not public and cannot be linked: the associations' adopted budgets and assessments, behind the owners' login; the seller's account balance, which the estoppel certificates state; and the roof permit history for the villa's building, which we request from the seller.
You reach the Eden 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 Eden at The Strand is part of the North Naples market they work every week.
If you are thinking, "I want to buy a villa in Eden at The Strand, and I need someone who knows the 2024 restatement, the roof rules and the flood map," 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 Eden buyer consultation or read how we represent buyers in Southwest Florida. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. For the neighborhood itself, see our Eden at The Strand guide.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Already own at Eden? Read our guide to selling your Eden at The Strand villa or request a free valuation of your Eden villa.
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.