Updated September 2026
Buy a Feather Sound at The Strand condominium with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced from 11 MLS closings in 24 months, with the board approval, three association estoppels and the building's flood determination handled before you close. Call (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Feather Sound at The Strand takes four things before you close: the right home among 64 lake-row condominiums, the board's written approval within 15 days of a complete application, a clear read of five cost layers including three unpublished association fees and $4,162 in club dues, and, for a financed buyer, an early flood determination. Over 24 months, 11 Feather Sound homes sold at a $475,000 median.
Feather Sound is 64 condominium homes in eight two-story buildings of eight on Heron Lane, just inside the gate of The Strand, a gated golf community at Immokalee Road and I-75 in North Naples, ZIP 34110. Our Feather Sound at The Strand neighborhood guide covers its history, declarations, floor plans, clubhouse, flood test and schools in full. This page is for the buyer: what sells and for how much, which plan, floor and building fit which buyer, what you will pay every year, how the board approval works, 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 Feather Sound building holds two homes of each of four county sizes, 1,449, 1,478, 1,490 and 1,540 square feet, four on each floor, most listed as two bedrooms plus a den and two baths. The sizes are only 91 square feet apart, so what you are really choosing is condition, the floor, the building and whether the den works as a third bedroom.
Each home has the exclusive use of one garage space in a detached garage building, a limited common element that passes with the home. It is not part of the unit, and the restatement requires that one car or golf cart fit in it at all times, with no furniture storage. At Cypress Cove next door the garage is part of the unit. If covered parking for two cars matters, know this before you tour.
You will belong to the Feather Sound condominium association, to Cypress Cove/Feather Sound Clubhouse Association, which owns the pool and clubhouse you share with Cypress Cove and, under the restatement, pays water and sewer as a common expense, 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.
Every Feather Sound sale needs the association's advance written approval, decided within 15 days of a complete application, and the approval certificate is recorded at the purchaser's expense. The board may disapprove only for good cause the restatement lists. A buyer who already owns a Feather Sound unit cannot buy a second, except in a documented hardship sale.
No age restriction, 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 30 days to 12 months, three a year at most, and needs the board's approval.
Feather Sound at The Strand buyers work with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, because a Feather Sound purchase turns on details a listing never shows: what condition is worth in a market where the same home sold for $400,000 and $595,000, how the board approval fits your contract, what the three association fees really are, and where the lake's mapped flood line touches your building.
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 and on our about McGreevy and Comisar page. If you are comparing buyer's agents first, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side.
The 2017 Amended and Restated Declaration that sets your approval, leasing, pet, parking and flooring rules; the recorded phase floor plan for the building you like; the clubhouse declaration; every Feather Sound sale in the MLS and the county record; the 2026 tax roll for the unit; the effective and preliminary FEMA maps for the building's footprint; and the recorded notices of the association's roof, paint and garage door work. We tracked all 16 Feather Sound MLS closings of the last five years and the nine county-recorded resales of the last two, so every comparable we show you is one you can check.
Marc Comisar runs your search, your showings through the gatehouse and your inspections; Jesse McGreevy runs the numbers, the documents and the approval timeline. Both have worked Southwest Florida real estate for more than twenty years, Jesse since October 2004, and the team launched in October 2008. You talk to them, not to an assistant.
These are the facts that shape a Feather Sound at The Strand purchase in 2026, each from the Southwest Florida MLS Matrix pull of September 26, 2026, Collier County's recorded sales and 2026 tax roll, and the recorded declarations, with the window and count beside every figure.
This buyer guide runs from the market and the homes for sale, through choosing a plan, floor and building, the comparisons with Cypress Cove and Wedge Wood, the yearly cost and the club, to the board approval, financing, the steps and documents, the building checks, flood and insurance, the rules, seasonal ownership, what is changing nearby, schools and drive times, how we negotiate, closing costs and the buyer FAQ.
The Feather Sound at The Strand market gives a buyer more choice than most of The Strand: two homes were for sale on September 26, 2026 against four closings in 12 months, about six months of supply against 1.77 months across the community. Well-priced homes still sell fast; three of the four 2026 closings went within about 2% of list.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Building address | Beds and baths | MLS living area | Asking price | Asking per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|
| 5701 Heron Ln (building 7) | 3 bed, 2 bath | 1,449 sq ft | $569,000 | $392.69 | 60 |
| 5693 Heron Ln (building 5) | 2 bed + den, 2 bath | 1,490 sq ft | $479,000 | $321.48 | 63 |
Southwest Florida MLS Matrix, pulled September 26, 2026; none pending. The $479,000 home sits inside the band where most Feather Sound homes have traded; the $569,000 home asks $84,000 more than any closing of the last 12 months and $26,000 under the $595,000 record.
Four closings: $470,000 and $475,000 at 5685 Heron Lane in March and April 2026, $380,000 at 5697 Heron Lane in July, and $485,000 at 5693 Heron Lane in August, a median of $472,500 (n=4, even, the mean of $470,000 and $475,000), 98.97% of list and 19 days. All four were listed as two bedrooms plus a den.
Eleven closings from December 2024 to August 2026, $380,000 to $595,000, a $475,000 median (n=11, odd, observed), $324.36 a square foot of MLS living area, 96.76% of list and 44 days. Three sold under $450,000, five between $450,000 and $499,999 and three at $500,000 or more; the two highest, $575,000 and $595,000, were marketed as three bedrooms.
Over five years Feather Sound buyers paid a median 96.88% of list, one of the lowest ratios of any Strand condominium neighborhood, and four of the last 11 homes sat more than 100 days. A home that has been on the market two months, as both current listings have, is open to an offer built on the record. A newly listed home priced at the record is not, and in 2026 those have sold in 8 and 10 days.
Tell us your budget, the floor you want and whether you need a third bedroom, and we will line up the homes for sale, pull each building's sales, flood and permit record, and have the approval application in hand before you write. Read buying a home in Feather Sound at The Strand for the consultation, read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873. If you own a home now and need to sell first, start with a free Feather Sound at The Strand home valuation and call Jesse direct at (239) 898-6072.
Buy the Feather Sound at The Strand home whose condition and layout fit you, not the largest plan: the four county sizes run 1,449 to 1,540 square feet, and over 24 months the smallest sold at a $480,000 median on six sales, as high as any. Then choose your floor: four homes on each floor of every building, the upstairs homes reached by stairs.
| County heated area | Homes | How it is usually listed | 24-month MLS closings |
|---|---|---|---|
| 1,449 sq ft | 16, two in every building | 2 bedrooms plus den, 2 baths; sometimes 3 bedrooms | 6 |
| 1,478 sq ft | 16 | 2 bedrooms plus den, 2 baths; sometimes 3 bedrooms | 1 (entered at 1,500) |
| 1,490 sq ft | 16 | 2 bedrooms plus den, 2 baths | 2 |
| 1,540 sq ft | 16 | 2 bedrooms plus den, 2 baths | 2 |
Collier County 2026 tax roll, which carries two of the 64 homes under data-entry variants of these sizes; Southwest Florida MLS Matrix, pulled September 26, 2026.
A first-floor home has no stairs to the front door and opens to a ground-level patio or lanai facing the lake. If stairs are a concern now or may be later, start here, and confirm the floor on the building's recorded floor-plan sheet, because the MLS rows we hold do not record it.
A second-floor home is reached by stairs between the units, looks out over the lake from higher up and has no one overhead. Its floor is the ceiling of the home below, which is why the restatement requires hard flooring to sit on sound insulation meeting IIC 70, with written approval first. If you plan tile or wood, budget the insulation and the time.
Most Feather Sound homes are listed as two bedrooms plus a den; some owners have finished the den as a third bedroom and market it that way. The two highest sales of the last two years were three-bedroom listings. If you need a true third bedroom, we check the finish, the door and the closet before you pay for one.
The eight Feather Sound at The Strand buildings stand in one row on Heron Lane from the shared clubhouse north, every lanai facing the lake. Building 1 sits beside the pool and is clear of the lake's mapped flood line; buildings 2 through 8 are touched by it on the effective map; building 8 is the quiet north end.
| Building | Address | Year built (county roll) | Setting | Lake AE overlap, effective map |
|---|---|---|---|---|
| 1 | 5677 Heron Ln | 1998 | Beside the shared pool and clubhouse | 0% |
| 2 | 5681 Heron Ln | 1998 | South end of the row | 3.1% |
| 3 | 5685 Heron Ln | 1998 | South half | 0.8% |
| 4 | 5689 Heron Ln | 1998 | Middle of the row | 15.8% |
| 5 | 5693 Heron Ln | 1998 | Middle of the row | 7.0% |
| 6 | 5697 Heron Ln | 1999 | North half | 2.7% |
| 7 | 5701 Heron Ln | 1999 | North half | 0.5% |
| 8 | 5705 Heron Ln | 1999 | Quiet north end | a sliver under one square foot |
Collier County 2026 tax roll; overlap from our neighborhood guide's footprint test against the FEMA effective map. The settings are our reading of the recorded plot plan and the aerial, not a recorded view designation.
Building 1 at 5677 Heron Lane is the shortest walk to the shared pool and clubhouse, and the only building whose footprint stays clear of the lake's mapped Zone AE line. For a financed buyer that can mean no lender-required flood policy on today's map.
Buildings 3 through 6 hold most of the recent sales: two closings at 5685 in 2026, the August 2026 sale at 5693 and three sales at 5697 since January 2025. Building 4 at 5689 carries the largest flood-line overlap, about 16% of its footprint; ask the lender for its determination before you lean on the price.
Buildings 7 and 8 at 5701 and 5705 sit farthest from the clubhouse and the entrance traffic. Building 7 produced the $595,000 record and holds a current $569,000 listing; building 8's last MLS sale was $485,000 in August 2025.
Every building faces the parking court, its three detached garage buildings and Heron Lane on the east, with Strand Boulevard and a golf hole between Feather Sound and I-75. The lanais face west to the water, away from the highway.
Feather Sound at The Strand and Cypress Cove at The Strand share one pool and clubhouse and the same entrance road, but buy differently: Feather Sound for the lower price, the lake row and an owner-focused rulebook; Cypress Cove for a garage inside the unit, larger plans, a four-home building and no purchase approval.
| Factor | Feather Sound at The Strand | Cypress Cove at The Strand |
|---|---|---|
| Homes and buildings | 64 in 8 two-story buildings of eight | 92 in 23 two-story buildings of four |
| Heated sizes (county roll) | 1,449 to 1,540 sq ft, four plans | 1,633 and 1,793 sq ft, two plans |
| Garage | One assigned space in a detached garage building | Part of the unit, owned with the deed |
| Buying | Board's advance written approval, 15-day decision | No approval; new owner reports contact details within ten days |
| Leasing | 30 days to 12 months, three a year, 25% cap, no pets in leased units | 30-day minimum, board approval |
| Pets | Two household pets, breed list, none in leased units | Board approval, two dogs and cats combined |
| One unit per owner | Yes, except in a hardship sale | No such rule |
| Flood, effective map | Address points Zone X; lake AE line clips seven of eight footprints | Zone X at both test points |
| 60-month MLS median | $476,500 on 16 closings | $555,000 on 33 closings |
| Last 12 months | 4 closings, median $472,500 | 5 closings, median $590,000 |
| For sale September 26, 2026 | 2, asking $479,000 and $569,000 | 1, asking $659,000 |
| Manager | Dorrill Management Group | Dorrill Management Group |
Recorded declarations, the Collier County 2026 tax roll, FEMA and the Southwest Florida MLS Matrix, pulled September 26, 2026; Cypress Cove detail in our Cypress Cove at The Strand neighborhood guide.
Both neighborhoods belong to Cypress Cove/Feather Sound Clubhouse Association, created by a declaration recorded March 4, 1998. Its 0.90-acre parcel at the south end of Heron Lane holds the pool and clubhouse, and each of the 156 homes has one vote and pays a uniform quarterly assessment.
Feather Sound at The Strand and Wedge Wood at The Strand are The Strand's only neighborhoods of two-story eight-home buildings, with the same four county plan sizes. Wedge Wood is larger, cheaper and has its own pool; Feather Sound is smaller, nearer the entrance, on the lake row and more owner-occupied, and has sold about $31,500 higher at the five-year median.
| Factor | Feather Sound at The Strand | Wedge Wood at The Strand |
|---|---|---|
| Homes and buildings | 64 in 8 buildings | 152 in 19 buildings |
| Street | Heron Lane | Sand Wedge Lane |
| Plan sizes (county roll) | 1,449, 1,478, 1,490 and 1,540 sq ft | The same four |
| Pool | Shared with Cypress Cove | Its own |
| Homestead share (2026 roll) | 42.2% | 34.2% |
| 60-month MLS closings and median | 16 at $476,500 | 60 at $445,000 |
| 60-month median per sq ft | $324.93 | $299.87 |
| Last 12 months | 4 closings, median $472,500 | 11 closings, median $415,000 |
Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll; our Wedge Wood at The Strand guide.
If the lowest entry price into The Strand's club matters most, or you want more homes to choose from, Wedge Wood's 11 sales in 12 months give you more options than Feather Sound's four.
If you want the lake row by the entrance, a smaller neighborhood and a higher owner-occupied share, the premium has held: the same plans have sold $25 a square foot higher at Feather Sound over five years.
You will pay five recurring layers to own a Feather Sound at The Strand home: the condominium fee, the clubhouse assessment shared with Cypress Cove, the master association assessment, $4,162 in mandatory club Social dues for 2026, and Collier County property tax, about $3,353 at the 2026 roll's non-homestead median before your purchase resets it. The three association fees are not published.
| Layer | Who sets it | What it covers | 2026 figure |
|---|---|---|---|
| Feather Sound condominium fee | Feather Sound association board | Building insurance, roofs and exterior walls, parking and garages, grounds, reserves | Not published; on the estoppel certificate |
| Clubhouse assessment | Cypress Cove/Feather Sound Clubhouse Association | Pool, clubhouse, lake, common-area streets and parking, water and sewer as recorded | Not published; uniform per unit, quarterly |
| Master association assessment | The Strand master association | Gate, security, master roads, lakes and preserves | Not published; collected through the Feather Sound association |
| Club Social dues | The Club at The Strand | Clubhouse, dining, pool, fitness, racquet access | $4,162 a year, no initiation for Strand homeowners |
| Property tax | Collier County taxing authorities | County, school and district levies | About $3,353 median without homestead on the 2026 roll |
The 2017 restated declaration, the clubhouse declaration, the club's 2026 Membership Brochure and the Collier County 2026 tax roll.
The roll values every Feather Sound home between $368,270 and $382,700, and homesteaded owners pay a median of about $1,834 because the homestead exemption and the Save Our Homes cap hold their taxable value down. Your bill resets toward your purchase price in the year after you buy, so budget from your price, not from the seller's bill; the Florida Department of Revenue's Collier levies table shows the rates behind it.
The restatement puts the inside of the home and its fixtures, the water heater, the air conditioning equipment and piping that serve only your home, the lanai screening and structure, the interior of your garage space and your own HO-6 insurance on you. The roof, the exterior walls, the slab, the parking court and the grounds are the association's.
The restatement 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, and read the clubhouse budget with that line in mind.
Every Feather Sound at The Strand owner becomes a Social member of The Club at The Strand automatically; the restatement says each owner "automatically becomes a social-member," with dues collected through the master association. For 2026 there is no initiation fee for Strand homeowners and Social dues are $4,162 a year; golf and sport memberships are optional upgrades.
The clubhouse at 5840 Strand Boulevard, dining at Tavern 59, The Grille and the Veranda, the heated Junior Olympic pool, the fitness center, social events and access to racquet sports: eight Har-Tru tennis courts (four lit), seven pickleball courts, three bocce courts and croquet, per the club's membership page and sports page.
Sport membership carries a $40,000 initiation and $7,652 in dues; Single Golf an $80,000 initiation and age-based dues of $9,920 to $12,380; Full (Family) Golf a $100,000 initiation and dues of $11,121 to $15,861, for 27 holes of Gordon Lewis golf on the Savannah, Sabal and Preserve nines (2026 Membership Brochure). The club advertises "NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums."
At a $475,000 purchase the $4,162 Social dues are a fixed cost the same as on a $1.5 million Strand home, so they weigh more heavily at Feather Sound's price. Budget them from the day you close, and decide on golf before you close if you want to time the initiation.
The Feather Sound at The Strand board approval works on a recorded clock: the seller gives notice with your information and the signed contract, the association may ask for more information and an interview, and it approves or disapproves within 15 days of a complete application. Disapproval needs a majority of the whole board and a good cause the restatement lists.
| Step | What the 2017 restatement requires |
|---|---|
| Notice | The seller notifies the association of the sale with your name and address, a copy of the signed contract and the information the association reasonably requires |
| Information and interview | The association may require information and an interview as part of the application |
| Decision | Within 15 days after receipt of the notice and complete information |
| Certificate | Approval in recordable form, recorded in the county records at the purchaser's expense |
| Entity or group buyers | A corporation, trust, partnership or unrelated group may buy only with a designated single family as primary occupants, changeable once every 12 months |
| Unapproved transfers | Voidable unless the association later approves |
The 2017 Amended and Restated Declaration, section 14.
The listed causes include an application showing an intent to break the rules, a history of serious financial irresponsibility such as evictions, foreclosures or multiple collection accounts, a record of disregarding community rules, failing to provide required information, fees or interviews on time, false information, a purchase that would give you an interest in more than one Feather Sound unit, and certain criminal convictions.
We collect the application information with your offer, write the approval contingency and its dates into the contract, and file the day both sides sign. Fifteen days runs from a complete application, so a missing page is the most common delay. A cash buyer's quick closing still waits for the board.
A trust or company can buy, but it must designate one family as primary occupants, and that designation can change only once every 12 months. Tell us early if you plan to buy that way, so the application names the right people.
You finance a Feather Sound at The Strand condominium like any Florida condominium, with two extra steps: your lender sends the association a condominium questionnaire about reserves, insurance, litigation, owner-occupancy and delinquencies, and orders a flood zone determination for the building, which on the effective map can come back Zone AE for buildings 2 through 8.
Feather Sound's 25% rental cap, 42.2% homestead share on the 2026 roll and two-story buildings outside the milestone and SIRS mandates are the answers lenders like to see. Ask your lender early which program it plans to use, and we ask the manager to return the questionnaire quickly.
Every address point is Zone X, but the lake's mapped AE line touches the footprints of buildings 2 through 8 on the effective map. A determination that comes back AE makes flood insurance mandatory for a federally backed loan until the preliminary maps take effect. We ask the lender to run it in the first days of the contract.
A cash purchase can close in three to five weeks once the board approval and estoppel certificates arrive. A financed purchase commonly takes 30 to 45 days, set by the approval, the questionnaire, the flood determination and the appraisal.
Buying a Feather Sound at The Strand home runs in eight steps: a consultation and pre-approval, touring with the building records in hand, an offer built on the 24-month record, the approval application filed on signing, the resale documents and their review period, inspection, financing and insurance, and a closing after the board's written approval.
We start with your budget, the floor and bedroom count you need and your timeline, then tour the homes for sale with each building's sales, flood overlap and recorded association work beside them. Marc clears every showing with the gatehouse.
Your offer cites the closest Feather Sound sales and writes in the approval contingency. The day both sides sign, the application goes to the association with your information, so the 15-day clock starts at once.
Under section 718.503 you receive the resale package and a period to cancel after receiving it that ends at closing. Your inspection covers the owner's items, the interior, the air conditioning, the water heater and the lanai screen, while we read the association's budget and records for the building items.
Your lender's questionnaire, flood determination and appraisal, your HO-6 quote, and then the closing once the approval certificate is issued. You record the certificate at your expense, and your gate transponders, $20 each, come from the master association.
A Feather Sound at The Strand buyer should read the 2017 Amended and Restated Declaration with its articles and bylaws, the 1998 clubhouse declaration, the master declaration's key rules, the current budgets and year-end financial reports of the Feather Sound and clubhouse associations, the estoppel certificates and the board's current rules before the review period ends.
Recorded March 22, 2017 at O.R. 5374, Page 1383, 112 pages that replaced the 1998 text in its entirety. Its use restrictions in section 12, approvals in section 14 and insurance in section 15 govern daily life. If you find the 1998 declaration online, do not read it as current: its "no restrictions on the transfer" line and looser pet and lease rules were replaced.
The Cypress Cove/Feather Sound Clubhouse declaration, O.R. 2394, Page 2475, sets one vote per unit, uniform quarterly assessments that are a lien on the unit, and covenants that run 50 years from 1998 and then renew in ten-year periods.
Two master rules reach every Feather Sound owner: no lease shorter than 30 days and a limit of two domestic animals per parcel, under the Pelican Strand master declaration recorded at O.R. 2292, Page 1637.
Ask for the current adopted budget, the reserve schedule, the latest year-end financial report and any special assessment adopted or under discussion, for both associations. The estoppel certificates list every amount due at closing, including any working capital contribution the association still collects.
Section 718.503 gives a resale buyer a period to cancel after receiving the documents, ending at closing. We read them with you inside that period and flag anything that changes your offer.
A Feather Sound at The Strand buyer should check the building's roof date and the scope of the 2019 roofing work, the 2022 garage door replacement and exterior painting, any open permits, and inside the home the air conditioning, the water heater, the lanai screening, any hard flooring and whether it was approved over IIC 70 insulation.
A notice of commencement for roofing work by Colonial Roofing was recorded May 23, 2019 at O.R. 5633, Page 2302. Confirm with the manager that it covered your building and when it was finaled; roof age is the first thing an insurer asks.
Recorded notices show pergola repair and paint in 2020, garage door replacement in February 2022 and exterior painting of the buildings at 5677 to 5705 Heron Lane in April 2022. Ask whether the new garage doors are wind-rated.
The air conditioning and water heater serve only your home and are yours to replace. Check their ages, the lanai screen and frame, and the windows and shutters, which must match the board's adopted standard.
Hard flooring other than the original requires sound insulation meeting IIC 70 and the association's written approval before installation, and the board may require removal of flooring that does not meet the standard. Ask the seller for the approval if a home has tile or wood upstairs.
Collier County's permit history search lets you search by address. Search the building's street address as well as the unit, because roofs and exterior work are permitted at the building level, and check for open or expired permits that could delay closing.
Every Feather Sound at The Strand building's address point is FEMA Zone X on the effective map, but the lake's Zone AE line, base flood elevation 11 feet, clips the lake-side edge of buildings 2 through 8, so a financed buyer there may have to carry flood insurance until FEMA's preliminary maps, which put all eight buildings in Zone X, take effect. Insurance cost depends on the building, the policy and the lender.
Building 1 at 5677 Heron Lane is clear of the AE line on the effective map, with 6.6% of its footprint in shaded Zone X, the 0.2% annual chance area. For a financed buyer that is the simplest flood file in Feather Sound.
The AE overlap runs from a sliver at building 8 to 0.5% at building 7, 0.8% at building 3, 2.7% at building 6, 3.1% at building 2, 7.0% at building 5 and 15.8% at building 4. Ground at the buildings is 15.3 to 16.2 feet, four to five feet above the base flood elevation, so the overlap reads as a map line along the lake bank; but a map line is what a lender's determination reads.
On FEMA's preliminary maps, whose appeal period opened in August 2026, all eight footprints sit wholly in unshaded Zone X. They are not yet effective, and no Letter of Map Amendment is on file for Feather Sound.
The association insures the condominium property under the restatement and section 718.111(11); you insure the interior, your improvements, contents, liability and loss assessment on an HO-6 policy. Ask your agent how the policy treats the garage space, a limited common element, and the lanai screening you maintain. FEMA prices flood policies building by building under Risk Rating 2.0, and unincorporated Collier County's Community Rating System Class 5 brings a 25% discount on National Flood Insurance Program premiums.
Feather Sound is in Collier County evacuation Zone D, and the National Hurricane Center's storm surge risk maps show no surge at The Strand in Category 1 or 2 scenarios. The buildings predate the 2002 Florida Building Code, so roof age, roof-to-wall connections and opening protection drive the wind premium.
Five sets of Feather Sound at The Strand rules decide fit: leasing (30 days to 12 months, three a year, 25% cap), pets (two for owners, a breed list, none in rentals), vehicles and the garage (two permanent vehicles, one car or golf cart always in the garage space), lanais (no gas or charcoal grills), and signs, guests and renovations.
"No lease shall be for a period of less than thirty (30) days, or for more than twelve (12) months. No Unit may be leased more than three (3) times in any twelve (12) month period," per section 12.4 of the restatement. Every lease and renewal needs written approval within 15 days of a complete application, and no more than 25% of the 64 units, 16 homes, may be leased at once.
Owners may keep "A maximum of two (2) typical household pets." Exotic pets and named breeds, including Pit Bulls, Rottweilers, German Shepherds, wolf hybrids, Doberman Pinschers and Chow Chows, are barred; pets are leashed outside the unit, never in the pool area, and "Pets are prohibited in rented or leased Units." Reasonable accommodation requests, such as for an assistance animal, are handled separately under fair housing law.
Two permanent vehicles per home; trailers, boats, RVs and commercial vehicles only inside an enclosed garage; pickups up to a half ton and motorcycles only if kept in the garage; no full-size vans. The garage space must hold one car or golf cart at all times, with no furniture storage, no conversion and doors closed overnight.
You maintain the lanai screening. "No hibachi, grill, fire pit or other similar device fueled by charcoal or gas" may be used or stored on a balcony or lanai; built-in electric grills may be allowed under the association's rules.
No "For Sale," "For Rent" or "Open House" signs without approval; guests may stay without you if registered with the manager, and guests staying more than 30 days in a year may be screened; hard floors need IIC 70 insulation and approval; shutters must match the board's standard; only the association's contractor plants or maintains landscaping.
Feather Sound at The Strand works well for a seasonal or second-home buyer: the association maintains the roofs, exterior, grounds and parking, guests may stay while you are away if registered, and you can lease for one to twelve months up to three times a year. More than half of Feather Sound's homes carry no homestead exemption on the 2026 roll.
The restatement allows unaccompanied guests, but every overnight occupant when you are not in residence must be registered with the manager, and guests staying more than 30 days in a year may be screened like a new owner or tenant. Plan visits with the manager, not just the gate.
A winter lease from January to April, or an annual lease, fits the rules; a weekly vacation rental does not. Ask how many units are leased today before you count on rental income, because the 25% cap can block a new lease.
The restatement lets the association require owners to prepare a home for a period of vacancy and to offer contract maintenance for water heaters and air conditioning equipment. Ask what the board requires before you leave for the summer, and who checks the home after a storm.
Nothing is being built inside The Strand, which Collier County lists as built out under Ordinance 02-57. Around Feather Sound at The Strand the change is roads: FDOT's I-75 widening along The Strand's east edge from fall 2026, a diverging diamond interchange at Immokalee Road from early 2027, and a planned Livingston Road flyover west of the community.
FDOT project 452544-1 adds express and auxiliary lanes on I-75, which carried 116,388 vehicles a day at The Strand in FDOT's 2025 count. Feather Sound is among the Strand neighborhoods nearest the interstate: the southbound lanes are roughly 400 feet from its east property line and roughly 500 feet from the buildings on the federal aerial, with Strand Boulevard and a golf hole between. The lanais face west, away from it.
FDOT project 454099-1 rebuilds the I-75 and Immokalee Road interchange as a diverging diamond, with construction anticipated in early 2027, per the FDOT fact sheet. The work will be felt at the Strand Boulevard entrance, which is also Feather Sound's way in and out.
Collier County awarded a $7.59 million design contract on July 28, 2026 for a four-lane flyover of Immokalee Road at Livingston Road, west of The Strand, per Gulfshore Business. FDOT has not confirmed noise wall locations for The Strand's segment of I-75; stand on a lanai and at the front entry at rush hour before you buy.
The Pelican Strand PUD, Collier County Ordinance 02-57, caps the community at 1,160 dwelling units and 35 feet, and the county's PUD Master List marks it built out. Feather Sound's 64 homes are all there will be.
Every Feather Sound at The Strand building is zoned for 2026 to 2027 to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, all graded A in 2024, 2025 and 2026. NCH North Naples Hospital is about six minutes away, I-75 about one minute and the Publix at 5624 Strand Boulevard about two, from The Strand's entrance.
| 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 all eight buildings, queried September 29, 2026; grades from the CCPS 2026 Accountability Brief. Zones can change each year; confirm with the district.
| Destination | Road miles | Modeled minutes, no traffic |
|---|---|---|
| I-75 on-ramp 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 |
| Fifth Avenue South, downtown Naples | 13.1 | About 20 |
| Southwest Florida International Airport | 20.0 | About 25 |
Free-flow minutes modeled by OSRM from Strand Boulevard at Immokalee Road, September 23, 2026; Heron Lane adds almost nothing. In February and March, Immokalee Road runs slower.
NCH North Naples Hospital has 311 licensed beds, per the Florida Agency for Health Care Administration. No Collier County hospital is a state-verified trauma center, per the Florida Department of Health's list.
We negotiate a Feather Sound at The Strand purchase from the record: the 24-month closings at a $475,000 median and 96.76% of list, the days the home has been on the market, its condition against the sales it is priced from, and the paperwork, approval and flood facts that carry real cost. Every number we put in front of a seller is a sale they can check.
This is a public record comparison from the Southwest Florida MLS Matrix, not a McGreevy and Comisar sale. On March 19, 2026 a 1,449 square foot home at 5685 Heron Lane (building 3), listed at $475,000 as two bedrooms plus a den, sold at $470,000 after 28 days, 98.95% of list. Six weeks later, on April 30, another home of the same plan in the same building, also listed at $475,000, sold at its full list price after 8 days. For a buyer the lesson is plain: a Feather Sound home priced at the record does not wait for a low offer. When one like it comes up, you need your pre-approval, your approval application information and your inspection plan ready on day one, and an offer close to list.
The two homes for sale on September 26, 2026 had been listed about two months. Four of the last 11 sales took more than 100 days, and the slowest closed at 87.15% of list. On a home that has sat, an offer built on the closest sales, with the approval timeline and a clean contract, earns a real conversation.
We separate owner items, the interior, the air conditioning, the water heater and the lanai screen, from association items, the roof, exterior walls, slab and parking court. Requests on the right side get repaired or credited; requests on the wrong side waste your leverage.
Buyer closing costs at Feather Sound 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, the approval application fee and certificate recording, prorations, and any charges the estoppels list.
| Line | Who customarily pays in Collier County | Example on a $475,000 purchase with $380,000 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 | $1,330 ($0.35 per $100 of $380,000) |
| Intangible tax on the mortgage | Buyer, if financing | $760 (0.2% of $380,000) |
| Approval application fee | Buyer | Capped by Florida law; ask the manager |
| Recording the approval certificate | Buyer, per the restatement | Recording fee |
| 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 nonrecurring intangible tax pages and the title premium rule, Florida Administrative Code 69O-186.003. Illustration, not a quote.
The 2006 amendment added a $500 working capital contribution paid by each purchaser at closing; the 2017 restatement does not repeat that section. Whether the association still collects one is on the estoppel certificate, and we read it with you.
Since August 17, 2024, a Feather Sound 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 Feather Sound 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 plan, floor and building fit you, the homes for sale and coming up, the board approval, the three association layers and the club, financing and the flood determination, and how to price an offer. There is no cost and no obligation.
Your budget and financing, including lenders familiar with Strand condominiums; the two homes for sale and any coming up; the 24-month sales; the approval application and 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 Feather Sound owner moving within the row or within the gate can start with our guide to selling a home in Feather Sound at The Strand, get a free Feather Sound at The Strand home valuation, and call Jesse direct at (239) 898-6072.
Marc Comisar is a top-reviewed Feather Sound 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.
★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Verified Google review
At Feather Sound the answers sit in a 112-page restatement and eight recorded floor plans. Research is the job.
★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review
★★★★★ "We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!" Verified Google review
★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review
A Feather Sound at The Strand specialist matters because the facts that decide this purchase sit in recorded documents rather than in a listing: a board approval with a 15-day clock, an assigned garage space that is not part of the unit, three unpublished association fees, a lake flood line that reaches seven of eight buildings, and the old Pelican Strand name on every record.
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 your search, showings through the gatehouse and inspections. 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 runs the numbers, the documents and the approval and estoppel timeline. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.
Feather Sound is one of 15 neighborhoods behind The Strand's gate. Our guide to buying a home in The Strand covers the community-wide buyer picture, and our Feather Sound at The Strand neighborhood guide covers every recorded fact about the 64 homes.
These are the questions Feather Sound at The Strand buyers ask before an offer, each answered from the recorded declarations, the master association and club documents, county, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 26, 2026. Nothing here is legal, tax or insurance advice.
A condominium of 64 homes in eight two-story buildings of eight on Heron Lane, inside The Strand, a gated golf community in North Naples, ZIP 34110. It was declared in 1998 as Feather Sound at Pelican Strand, a Condominium, and restated in 2017.
The Strand was named Pelican Strand until April 30, 1999. Feather Sound was declared in March 1998, so its declaration, association and county roll keep the old name.
No. Feather Sound in Clearwater is a separate golf community in Pinellas County. This page covers only the 64 homes on Heron Lane in Naples.
No. It is a four-home Cypress Cove building. Feather Sound is 5677 to 5705 Heron Lane.
Over 24 months, 11 closings at a $475,000 median, from $380,000 to $595,000; over 12 months, four at a $472,500 median.
Two homes on September 26, 2026, asking $479,000 and $569,000, both about two months on the market.
The one whose condition and layout fit you. The four plans are 91 square feet apart, and the smallest has sold as high as any.
A first-floor home has no stairs to the door; a second-floor home looks over the lake with no one overhead. Each building has four of each, and we confirm the floor on the recorded floor-plan sheet.
Every home has the exclusive use of one garage space in a detached garage building, a limited common element that passes with the home. It is not part of the unit.
Yes. The association decides within 15 days of a complete application, and the approval certificate is recorded at your expense.
Only for the good causes the restatement lists, by a majority of the whole board, such as false or incomplete information, serious financial irresponsibility, already owning a Feather Sound unit, or certain criminal convictions.
Yes, if it designates one family as primary occupants, changeable once every 12 months.
No. The restatement bars owning an interest in more than one unit at a time, except while selling a primary unit during a documented hardship.
It is not published, and neither are the clubhouse or master assessments. The estoppel certificates and the adopted budgets give the exact figures; do not rely on a fee typed into a listing.
The roofs, exterior walls and slabs, parking, driveways, landscaping, shared utility lines, building insurance and reserves. Water and sewer are recorded as a common expense paid through the clubhouse association.
Yes. Every owner becomes a Social member of The Club at The Strand, $4,162 in 2026 dues with no initiation for homeowners. Golf and sport are optional upgrades.
No. The Strand is not on Florida's Official List of Special Districts, and the 2026 roll carries no non-ad valorem assessment on Feather Sound units.
Your bill resets toward your purchase price. The 2026 roll's median for a Feather Sound home without homestead is about $3,353, and a homesteaded owner's about $1,834.
Every address point is Zone X on the effective map, but the lake's AE line clips buildings 2 through 8. FEMA's preliminary maps put all eight in Zone X. Building 1 is clear of the line.
If you finance a home in buildings 2 through 8, your lender's determination may require it until the preliminary maps take effect. Ask the lender to run it in the first week.
They attach to buildings of three or more habitable stories. Feather Sound's are two stories on every recorded floor plan, and no Heron Lane address is on the county's milestone list.
Buildings 1 to 5 date from 1998 and buildings 6 to 8 from 1999 on the county roll, before the 2002 Florida Building Code. Roofing work was recorded in 2019 and exterior painting in 2022.
Yes, for 30 days to 12 months, no more than three times in 12 months, each lease approved in advance, with no more than 25% of units leased at once and no pets in leased units.
Owners may keep two typical household pets; the restatement bars exotic pets and named breeds including German Shepherds, Rottweilers and Doberman Pinschers.
No. There is no age restriction; occupancy is one family per home.
Only over sound insulation meeting IIC 70 and only with the association's written approval before installation.
Not with charcoal or gas; the restatement bars those on balconies and lanais. Built-in electric grills may be allowed under the association's rules.
Dorrill Management Group, 5672 Strand Court, Suite 1, Naples, (239) 592-9115, per the association's 2026 Sunbiz report and the master association's Feather Sound page.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026 to 2027, all graded A in 2024, 2025 and 2026.
The southbound lanes are roughly 400 feet from Feather Sound's east property line on the federal aerial, with Strand Boulevard and a golf hole between, and the lanais face west to the lake.
A cash purchase can close in three to five weeks once the approval and estoppels arrive; a financed purchase commonly takes 30 to 45 days.
Call Marc at (239) 287-5873. We set up the showing, pull the building's sales, flood and permit records, and have the approval application ready before you write. The full record is in our Feather Sound at The Strand neighborhood guide.
Every Feather Sound 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 Feather Sound 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 and the State of Florida. Clerk files open in the Clerk's public viewer, and we walk through each one with you during the review period.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Amended and Restated Declaration of Condominium, Articles and Bylaws | Recorded with the Collier County Clerk | March 22, 2017 | The rules in force today: one unit per owner, purchase and lease approval, leasing limits, pets, parking, garages, signs, flooring, insurance | 2017 restated declaration |
| Declaration of Condominium, Feather Sound at Pelican Strand | Recorded with the Collier County Clerk | March 4, 1998 | The original declaration, the eight phases, the plot plan and the one-sixty-fourth shares | 1998 Feather Sound declaration |
| Certificate of Amendment, building 1 | Recorded with the Collier County Clerk | March 25, 1998 | The first and second floor plans that settle the story count | Building 1 floor plans |
| Certificate of Amendment, building 8 | Recorded with the Collier County Clerk | May 19, 1999 | The last building added, bringing the condominium to 64 homes | Building 8 floor plans |
| 2006 amendments, recorded 2008 | Recorded with the Collier County Clerk | April 28, 2008 | Purchase approval, lease approval and a $500 working capital contribution | 2008 recorded amendment |
| Declaration for Cypress Cove/Feather Sound Clubhouse Association | Recorded with the Collier County Clerk | March 4, 1998 | The shared pool and clubhouse, one vote per unit, uniform quarterly assessments | Clubhouse declaration |
| Lake fountain license | Recorded with the Collier County Clerk | May 2, 2013 | The association's right to run fountains in the club-owned lake | Fountain license |
| Gate transponder form | The Strand Master Property Owners Association | From August 1, 2025 | Gate access for residents, members and approved renters | Transponder form |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, dues and the optional golf and sport upgrades | 2026 Membership Brochure |
| Milestone buildings list | Collier County | As of January 2026 | Buildings subject to milestone inspection; no Heron Lane address | Collier County milestone list |
| Official List of Special Districts | Florida Commerce | Current | Confirms no CDD at The Strand | Official List of Special Districts |
| Florida Statutes section 718.503 | Florida Legislature | Current | The condominium resale disclosure package | Section 718.503 |
| Florida Statutes section 718.116 | Florida Legislature | Current | Estoppel certificate contents and fee caps | Section 718.116 |
| Florida Statutes section 689.302 | Florida Legislature | Current | The seller's flood disclosure | Section 689.302 |
| Department of Revenue PT-112 | Florida Department of Revenue | Current | Save Our Homes portability for a homesteaded owner who sells and buys again | PT-112 portability guide |
| Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation inspection an insurer reads | Form OIR-B1-1802 |
Three Feather Sound records are not public and cannot be linked: the Feather Sound and clubhouse associations' adopted budgets and fee schedules, the master association's adopted budget and assessment, and the board's current rules and approval application. Each comes with the estoppel certificates or the resale package, and we request them before a listing goes live or an offer is written.
You reach the Feather Sound at The Strand buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or by requesting a 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 condo in Feather Sound at The Strand, Florida," McGreevy and Comisar helps buyers search, compare, negotiate and close with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you want building 1 beside the clubhouse, the middle of the row or the north end of Heron Lane, or a home anywhere in The Strand, book a personalized Feather Sound at The Strand buyer consultation or call Marc at (239) 287-5873; McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Selling first? Read our guide to selling a home in Feather Sound at The Strand, request a free Feather Sound at The Strand home valuation, or call Jesse direct at (239) 898-6072. Every recorded fact about the 64 homes is in our Feather Sound 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 or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.