Updated September 2026
Buy a Grande Reserve at The Strand coach home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Floor-by-floor prices, the 2020 rules, the fee stack and the window project explained. Call (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Grande Reserve at The Strand takes three decisions before an offer: which floor you want, because upstairs and first-floor residences trade about $190,000 apart; whether the 2020 restated declaration's approval, one-unit, leasing and pet rules fit your plans; and what the unpublished quarterly assessment, the $4,162 club dues and the 2026 window project add to your yearly cost.
Grande Reserve is 84 two-story Bateman coach homes in 21 buildings on one street, Grande Reserve Way, inside The Strand, the gated golf community at Immokalee Road and I-75 in North Naples, ZIP 34110. Our complete guide to Grande Reserve at The Strand covers its history, the recorded declarations, the amenities, the permits and the road projects nearby. This page is for the buyer: what is for sale and what it sold for, which floor fits, what you will pay every year, which rules decide whether a home works for you, which documents Florida law puts in your hands, and how we negotiate here. Call Marc Comisar 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)
Each building holds two 1,884 square foot first-floor residences and two 2,442 square foot upstairs residences with their own ground-floor garage, entry and stair, and in some a private elevator. Over the last 24 months the first floor closed at a $625,000 median (n = 5) and upstairs at $817,500 (n = 6). Your floor sets your budget before your building does.
Section 14 of the 2020 Amended and Restated Declaration requires advance written approval of every sale, decided within 15 days of the notice and information, with a $100 application fee. Approval may be refused only for listed good causes by a majority of the whole Board, and owning more than one unit is one of them.
Every Grande Reserve owner holds a vote in the Grande Reserve condominium association, a share of The Strand Master Property Owners Association, and mandatory Social membership in The Club at The Strand at $4,162 a year with no initiation for homeowners. The first sets your assessment and rules, the second runs the gate and roads, and the third is a private club with its own dues.
No private pools at the residences, no boat docks, no golf frontage on every residence (buildings on the north side face the golf hole, those on the south side the lake), no published assessment and no Community Development District. Its own clubhouse, pool and heated spa are shared by Grande Reserve households, their tenants and guests.
Grande Reserve buyers work with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, because a Grande Reserve purchase turns on details a listing never shows: the floor's own sales record, the approval causes, the rental cap the documents state two ways, the window project's special assessment, the elevator's history and an assessment no public page prints. We read them before you offer.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing agents across the city, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side.
We tracked all 27 Grande Reserve closings the Southwest Florida MLS recorded over five years, the one active and one pending listing on September 26, 2026, the ten qualified sales in the county's latest 12-month file, the 1998 declaration, the 2020 restatement, the 2025 Owners Handbook, the association's published forms and the notices and affidavits recorded with the Collier County Clerk. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The numbers here are the market's.
Marc Comisar runs the buyer side: showings through the gatehouse, the lender conversation, inspections, the elevator and window questions, and the association application. Jesse McGreevy runs the pricing analysis, the document review and the contract. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page.
This buyer guide runs from the market and the floor choice, through one purchase walked through from the record, the comparison with Trophy Club, the yearly cost, the rules, financing, the documents to read, flood and insurance, the steps, how we search and negotiate, closing costs and representation, schools and daily life, to the consultation, reviews and the buyer FAQ.
The Grande Reserve market is thin and split by floor. The Southwest Florida MLS recorded 11 closings over 24 months at a $789,000 median, buyers paid a median 96.33% of the final list price, and on September 26, 2026 only two residences were on the market, both first floor. Upstairs buyers need to be ready before a listing appears.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Nine closings in the last 12 months fall one short of the ten we want before leaning on a median, so we use the 24 months from September 27, 2024: 11 closings at a median of $789,000 (n = 11, odd, observed), from $530,000 to $895,000; $330.69 per living square foot (n = 10, even, the mean of $329.65 and $331.74); 96.33% of final list (n = 10, even); and a median 42.5 days on market (n = 10, even, the mean of 39 and 46).
| Floor | 24-month sales | Prices paid | Median | Fastest sale | Slowest sale |
|---|---|---|---|---|---|
| Upstairs, 2,442 sq ft | 6 | $789,000; $800,000; $805,000; $830,000; $830,000; $895,000 | $817,500 (even) | 7 days | 107 days |
| First floor, 1,884 sq ft | 5 | $530,000; $595,000; $625,000; $625,000; $630,000 | $625,000 (odd) | 0 days | 217 days |
Southwest Florida MLS Matrix, closings September 27, 2024 to September 26, 2026. One upstairs record is flagged SDE and carries no days on market.
| Status on September 26, 2026 | Floor and plan | List price | Days on market |
|---|---|---|---|
| Active | First floor, 1,884 sq ft, two bedrooms plus a den, two baths | $618,000 | 5 |
| Pending with contingency | First floor, 1,884 sq ft, two bedrooms plus a den, two baths | $545,000 | 2 |
Live count: one active Grande Reserve listing and one pending. Listings change daily; for today's list, Call Marc at (239) 287-5873 or ask for a personalized buyer consultation for Grande Reserve at The Strand.
The county's qualified sales file records 10 Grande Reserve sales in the 12 months to August 28, 2026 at a $757,000 median (even, the mean of $725,000 and $789,000), and 13 over 24 months at $759,000. One $725,000 upstairs sale recorded in May 2026 does not appear among the MLS closings, a reminder that a Grande Reserve home occasionally changes hands without an MLS listing.
On the first floor, buyers have had room: two first-floor homes sat 182 and 217 days before closing below a reduced list price. Upstairs, leverage is thinner: no upstairs residence was listed on September 26, 2026, and two of the six upstairs sales of the last 24 months closed at 100% of list, one of them the $895,000 June 2026 sale. Negotiate hardest where the record says a home is priced above its floor.
The first-floor plan fits a buyer who wants single-level living, no stairs and the lower price, about $625,000 at the 24-month median. The upstairs plan fits a buyer who wants about 558 more square feet, often a third bedroom or den, and views from above, at about $817,500, with a stair or a private elevator to climb.
| First floor | Upstairs (unit type A-2) | |
|---|---|---|
| Living area | 1,884 sq ft | 2,442 sq ft |
| Typical listing description | Two bedrooms plus a den, two baths | Three bedrooms, three baths, often plus a den |
| Entry | Ground level | Own ground-floor garage and entry, interior stair up |
| Elevator | None needed | In some residences, owner-maintained |
| Garage | Attached, a limited common element | Attached, a limited common element |
| 24-month median (MLS) | $625,000 (n = 5) | $817,500 (n = 6) |
| Five-year median (MLS) | $625,000 (n = 13) | $783,000 (n = 14) |
Plan areas: the county roll and the recorded 1998 floor-plan exhibit. Sales: Southwest Florida MLS Matrix, retrieved September 26, 2026.
The 2025 Owners Handbook refers to units "with an internal elevator, originally installed at time of construction by Taylor Elevator," asks that they be serviced annually, and says "the Association has no responsibility for or involvement in unit elevators." How many residences have one is not published. Ask for the elevator's age, service contract and last inspection before you write an offer, and include it in your inspection.
Section 8.1(A) of the restatement includes a garage with every unit as a limited common element. A garage may not be converted to living space, must hold at least one car or golf cart, and its door stays closed overnight (Section 12.14). Residents may keep two year-round vehicles, one golf cart and one seasonal vehicle from October 1 to April 1 (Section 12.8).
A golf hole runs along the north side of Grande Reserve Way and a lake along the south side, with the clubhouse, pool and heated spa near the east entrance and a loop at the west end. With nine sales a year the price difference between sides is not measurable; your preference decides.
Listing agents count a den as a bedroom in some listings and not in others. Compare plans by floor and square footage, not by the bedroom number typed into a listing.
Tell us which floor and which side of the street you want, and we will set up a saved search and a pre-approved offer plan before the next listing appears. Call Marc at (239) 287-5873 for a personalized buyer consultation for Grande Reserve at The Strand. Already own at Grande Reserve and moving to the other floor? Get a free Grande Reserve at The Strand home valuation or Call Jesse direct at (239) 898-6072.
The upstairs residence at 5720 Grande Reserve Way shows a Grande Reserve buyer what timing and price discipline are worth. It was bought on October 23, 2023 at its full $815,000 list price after 4 days, and resold on April 17, 2026 at $805,000, 95.28% of an $844,900 list, after 82 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
In October 2023 the 2,442 square foot upstairs residence, listed as three bedrooms plus a den and three baths, closed at $815,000, exactly its list price, at $333.74 per living square foot, four days after it came to market. That buyer paid the top of the upstairs record at the time and competed for the home.
Two and a half years later the same residence came back at $844,900, sat 82 days and closed at $805,000, $329.65 per square foot. The seller recovered almost the full purchase price, 1.2 percent below it, in a softer Strand condominium market.
The county's qualified sales file for the 12 months to August 28, 2026 includes an $805,000 second-floor Grande Reserve sale, matching the MLS price. Each approved Grande Reserve sale also produces a one-page certificate of approval recorded with the Collier County Clerk, subject to all assessments being current at closing.
Two lessons. First, an upstairs residence priced well above its floor's record waits, and an upstairs buyer with patience and a pre-approval negotiates: the 2026 buyer paid $39,900 under the list price. Second, a buyer who pays the top of the record should plan to hold; Grande Reserve's upstairs values have held in an $800,000 band for 12 months, but they have not kept rising.
Buy at Grande Reserve for the deepest coach-home resale record in The Strand, a 15-day approval, tenants who may keep pets and lower prices on the first floor; buy at Trophy Club at The Strand for larger plans on both floors, the option to own two units in the family and a declaration restated in 2024. Both share Bateman construction, a manager and their own pools.
| Question | Grande Reserve at The Strand | Trophy Club at The Strand |
|---|---|---|
| Homes and buildings | 84 in 21 buildings of 4 | 88 in 22 buildings of 4 |
| Plans | First floor about 1,884 sq ft; upstairs about 2,442 sq ft | First floor 2,160 or 2,109 sq ft; upstairs 2,686 sq ft |
| Street and setting | Grande Reserve Way; golf to the north, lake to the south | Trophy Drive loop; lakes north and south, golf to the south |
| Neighborhood amenities | Own clubhouse, pool and heated spa | Own clubhouse, pool and spa |
| Manager | Advanced Property Management Services | Advanced Property Management Services |
| Sale approval | 15 days after notice and information | 30 days after a complete application |
| Ownership limit | More than one unit is good cause to refuse | No more than two units per person or family |
| Leasing | 30 days to 12 months, 3 in any 12 months, a rental cap | 30 days to 1 year, 3 per calendar year |
| Pets | Two; six breeds barred; tenants not barred | Two dogs, cats or caged birds; tenants may not keep pets |
| Recent capital work on record | 2022 reroof notice; 2026 window replacement notice | 2023 pool resurfacing notice |
| Flood (tested point) | Zone X, unshaded, panel 12021C0211H | Zone X, unshaded, panel 12021C0192J |
| First window with 10 or more MLS closings | 24 months: 11, median $789,000 | 36 months: 13, median $695,000 |
| 12-month median $/living sq ft | $328.62 (n = 8) | $256.05 (n = 5) |
| Listings on September 26, 2026 | 1 active, 1 pending, both first floor | None |
Sources: the recorded declarations of both condominiums; our Trophy Club at The Strand guide; Southwest Florida MLS Matrix, retrieved September 26, 2026; FEMA National Flood Hazard Layer.
A buyer who wants a first-floor coach home with a garage in the low $600,000s, a faster approval, a pet-friendly lease option for a future tenant, and a street with golf on one side and water on the other.
A buyer who wants more square feet on either floor, the option to own a second unit for family, and rules restated in 2024. Trophy Club's buyer guide, buying a home in Trophy Club at The Strand, covers its plans and rules from the buyer's side.
Trophy Club's larger plans sold at a lower price per foot over the last 12 months. A buyer flexible between the two should compare price per foot, condition and the window and roof status of the specific building, not just the neighborhood name.
Owning a Grande Reserve home means five cost layers: the quarterly Grande Reserve assessment, which is not published, the master association's share, which is not published either, mandatory club Social dues of $4,162 a year, optional golf, and Collier County property taxes. Water, sewer and trash are inside the assessment, and there is no CDD.
| Layer | Amount | Period | Source |
|---|---|---|---|
| Grande Reserve condominium assessment | Not published | Quarterly | Estoppel certificate; adopted budget; 2025 Owners Handbook |
| Strand master association share | Not published | Collected through the condominium if the master requires | 2020 restatement, Section 10; estoppel certificate |
| Club at The Strand Social membership | $4,162; no initiation for Strand homeowners | Annual | Club 2026 Membership Brochure |
| Golf membership (optional) | $40,000 to $100,000 initiation; $7,652 to $15,861 dues | Once, then annual | Same brochure |
| Water, sewer and trash | Inside the assessment | Quarterly | 2020 restatement, Section 10.1 |
| Bulk TV and internet | Not published per home | Through the master association | Master association Comcast page |
| Gate transponder | $20 each | Per device | Master transponder form |
| Sales application fee | $100, non-refundable | Once, at purchase | Grande Reserve sales application |
| Community Development District | None | n/a | Florida Official List of Special Districts |
| Property taxes | County general fund 3.0107 mills (FY 2025-26); full rate on the TRIM notice | Annual | Florida Department of Revenue Collier levies table |
The association keeps its financial information in an owners-only section of its website, and we found no public Grande Reserve assessment figure in the association's site, the master association's site, the recorded documents or state filings. Any "HOA fee" on a listing is a number a listing agent typed. The estoppel certificate and the adopted budget are the reliable figures, and we request both by name.
Under Sections 10.1 and 11.1 of the restatement: roofs and skylights, exterior walls and structure, the concrete slabs in lanais, shared utility lines, driveways, the street, landscaping, the clubhouse, pool and spa, the master insurance policy, reserves, and water, sewer and trash.
Section 11.2 puts on the owner: window panes and hardware, exterior and interior doors, the unit's electrical, plumbing and mechanical fixtures, appliances, water heaters, air conditioning, floor coverings, the garage interior and door, shower pans, the lanai screen enclosure and any elevator. Electric is billed by Florida Power and Light.
The March 2026 notice names the association as owner of a project to "remove and replace windows size for size," while Section 11.2(A) makes window panes and hardware an owner responsibility. The manager's September 2026 affidavit says the association has funds "or will be obtaining funds through special assessments." Which windows the project covers, what each unit owes and whether it is paid are questions for the estoppel certificate and the Board's minutes, and we get the answers before your inspection period ends.
Every Grande Reserve residence is in unincorporated Collier County. The seller's bill may reflect homestead and assessment-cap benefits that will not carry to you, so budget on your purchase price times the current total millage from the TRIM notice. If you make it your Florida home, file for homestead with the county by its deadline.
On the published figures alone, your floor is the $4,162 club dues, four quarterly assessments we cannot quote until the estoppel arrives, and property tax at your price. Add electric, your HO-6 policy and an elevator service contract if the residence has one. We build the full figure for the residence you choose before you offer.
Six Grande Reserve rules decide whether a home works for you: the association's approval of every purchase, the one-unit-per-owner rule, the leasing limits and rental cap, the pet rules with a list of barred breeds, the approval needed for hard floors and exterior changes, and the vehicle limits. All six are in the 2020 restated declaration.
Every sale, lease, gift and inheritance needs approval (Section 14.1), decided within 15 days of the notice and information. A trust, company or unrelated co-owners must designate a single family as primary occupants, changeable no more than once every twelve months (Section 14.2(C)). A deed to your own trust after purchase needs only written notice under the 2025 handbook.
Section 14.2(D)(f) makes it good cause to refuse a transfer that would give you "a legal, beneficial or equitable ownership or possessory interest in more than one (1) Unit at the same time." If you want two residences in the family name, Trophy Club's two-unit cap is the closer fit.
Leases run 30 days to 12 months to one tenant, no more than three in any twelve-month period, entire units only, with no Airbnb or VRBO advertising for stays under 30 days (Section 12.4). Submit the lease application, signed lease and fee at least 30 days before the start. Section 12.4(D) caps leased units at 15 percent, about 12 of 84; Section 14.2(D)(g) and the handbook use 25 percent, about 21. Ask the manager which figure the Board applies and how many leases are approved now.
Two typical household pets per unit, which the handbook reads as no more than two dogs or cats in total, leashed or carried outside and registered with the manager. Section 12.7 bars "Pit Bulls, Rottweilers, German Shepherds, wolf hybrids, Doberman Pinschers and Chow Chows," exotic pets and breeding, and the pool area is off limits to pets. If you own a listed breed, Grande Reserve is not the right Strand neighborhood. The master pet covenant and the full rule set are summarized in our Grande Reserve at The Strand guide.
Hard flooring needs written approval and an underlayment meeting a minimum IIC rating of 70 (Section 12.5). Shutters, storm doors and anything that changes the exterior need Board or Architectural Review Board approval, which has 30 days to decide (Sections 11.3(D), 11.4 and 11.10). Window coverings visible outside must be white or near-white. Bring these sections to your contractor before you sign if you plan to renovate.
Two year-round vehicles, one golf cart and one seasonal vehicle; no trailers, boats, recreational or commercial vehicles outside a closed garage; electric golf carts only (Section 12.8). Guests staying more than 30 days without the owner present need the same approval as a tenant (Section 12.2). No signs of any kind without approval (Section 12.10).
Grande Reserve is not a 55+ community. Neither the restatement nor The Strand's master documents impose an age requirement; the only children's rule is adult supervision in common areas, and the pool asks for an adult with any child under 13.
You finance a Grande Reserve home as a condominium: the lender underwrites you and then reviews the project, its budget, reserves, insurance and any litigation, before it will close. Many Grande Reserve buyers pay cash, which removes the project review but not the need to read the same documents yourself.
Fannie Mae's project standards look at the association's budget and reserves, insurance, litigation and how many units a single owner holds, and its ineligible-project rules list the conditions that stop a conventional loan. Your lender sends the association a questionnaire; ask for it the day your contract is signed, because the 15-day approval and the lender's review run at the same time.
We did not find a public record marking Grande Reserve ineligible, and none certifying it eligible. The budget, reserve and insurance details that decide a lender's review are held by the association. The window project's funding is exactly the kind of item a lender asks about.
FHA loans on condominiums require project approval or a single-unit approval, shown on HUD's FHA Condominium Look-up. We did not certify Grande Reserve's status for this page, so your lender runs the look-up.
A cash offer shortens the timeline and removes the project-review risk. It does not remove the need to read the budget, the reserve line and the estoppel; a lender reads them to protect the loan, a cash buyer to protect the purchase.
Before buying at Grande Reserve, read the 2020 Amended and Restated Declaration, the 2025 Owners Handbook, the adopted budget and reserve line, the estoppel certificate, the recorded 2026 window notice and affidavit, and the condominium resale package that section 718.503 of the Florida Statutes puts in your hands, which starts a seven-business-day cancellation window.
A resale buyer who has not received the declaration, articles, bylaws and rules, the annual financial statement and budget and the question-and-answer sheet at least seven business days before signing may cancel within seven business days of receiving them, until closing. We get the package to you early so the decision is informed, not rushed.
The restatement sets the approval, leasing, pet, parking, sign and alteration rules; the handbook adds the Board's working rules, from pool hours (7:00 a.m. to 11:00 p.m.) to water-heater replacement every 15 years and trash days.
Under section 718.116 the association states the regular assessment, its frequency, what is paid through closing and any special assessment. It is the first document that shows your real quarterly cost.
Reserves are part of the common expenses under the restatement. With a reroof notice in 2022 and a window notice in 2026, the reserve line and any special assessment history tell you whether the next project is funded.
Florida's milestone inspection and structural integrity reserve study mandates attach to condominium buildings of three or more habitable stories. The recorded documents describe Grande Reserve's buildings as two stories, and no Grande Reserve building is on Collier County's January 2026 milestone list. That is what the documents show, not a legal opinion.
You check a Grande Reserve home's flood and storm exposure on FEMA's and Collier County's maps and its insurance through the master policy and your HO-6 quote. The tested point inside the condominium is in Zone X, unshaded, on panel 12021C0211H, ground about 14.1 feet, evacuation Zone D, with no surge there through a Category 3 storm.
The effective panel is 12021C0211H, effective May 16, 2012, and FEMA's preliminary maps also show Zone X. The lakes on both sides are mapped in the flood zone, as they are across The Strand, because the water management system carries the modeled flood below the building pads; the nearest effective base flood elevation lines are 11.5 to 12.0 feet. A building's own elevation certificate and your lender's determination govern.
The National Hurricane Center's report on Ian says that in Bonita and North Naples "the most severe impacts were contained to the immediate coastline." We found no official record placing surge at Grande Reserve in Irma, Ian, Helene or Milton, and none saying it did not. Ask the seller for any storm repair invoices and special assessment history.
Section 11.10 bars any hurricane shutter without prior written consent and sets when approved shutters may be closed. The buildings were completed from 1998 to 2001, before the Florida Building Code took effect on March 1, 2002, so the roof, opening protection and wind mitigation features drive the insurance quote.
The association insures the buildings; your HO-6 covers the interior finishes, cabinets, floor coverings, fixtures, appliances, air conditioning, window panes and any elevator. Match your loss assessment coverage to the master policy's hurricane deductible, and get your building's wind mitigation form from the association's site for your insurer.
A lender does not require flood insurance in Zone X, but it is available under FEMA's Risk Rating 2.0, and unincorporated Collier County's Class 5 rating in the Community Rating System earns eligible NFIP policies a 25 percent discount.
The steps to buy a Grande Reserve home run from budgeting the whole yearly cost and choosing the floor, through financing that fits a condominium, reading the documents, the offer, inspection and insurance, to the association's 15-day approval, the estoppel and closing, with the approval certificate recorded at your expense.
Club dues, an assessment to be confirmed, taxes at your price, insurance and, upstairs, an elevator contract.
First floor or upstairs; golf side or lake side.
A pre-approval that names a condominium purchase and confirms the lender's project review, or proof of funds.
The restatement's approval, leasing and pet sections, and the window notice and affidavit.
Priced from your floor's record, with the special assessment line written for the window project.
The air conditioning, water heater, windows, lanai screen, elevator and the wind mitigation form, inside the inspection period.
The sales application and $100 fee the day the contract is signed; the decision within 15 days of a complete application.
The estoppel figures checked against the contract, then closing. Gate transponders come from the master association at $20 each.
We find you the right Grande Reserve home by setting up a search for your floor and side the day we meet, watching the MLS daily, screening every listing against the floor record, the rules and the documents, and asking about residences that may come to market quietly, because a Grande Reserve home occasionally sells without an MLS listing.
We set alerts for your floor and side of the street, so you hear about a new Grande Reserve listing the day it appears, not the week after.
Price against the floor's 24-month record, the elevator and window status, the building's roof and wind mitigation form, any lease in place, and the estoppel items we can learn before an offer.
The county file shows a May 2026 upstairs sale that never appeared among the MLS closings. We ask owners and agents about homes before they list, with discretion.
We put the restatement, the handbook and the window documents in front of you before you fall for a view.
We negotiate a Grande Reserve purchase from the floor's recorded sales, not from the list price: we show the seller's agent the six upstairs or five first-floor sales of the last 24 months, write the window project's special assessment into the contract, protect your approval and financing timelines, and turn inspection findings into credits.
A first-floor home listed well above $630,000, the top of the 24-month first-floor record, carries the burden of proof. An upstairs home listed above $895,000 would set a new high.
Two first-floor homes in the last year waited 182 and 217 days and closed under reduced list prices. Patience and a firm offer have worked here.
The September 2026 first-floor sale closed at full price in 0 days, and the June 2026 upstairs sale in 10. When a home is priced at the record, a clean, fast offer wins.
We write who pays any assessment for the window project into the contract, using the association's figures, so you do not inherit an unknown bill.
Owner items under Section 11.2 (air conditioning, water heater, windows, lanai screen, elevator) are the seller's to address or credit; roof and wall items go to the association's records.
The 15-day approval, the lender's project review and the seven-day document window all run in parallel. We set the contract dates so none of them squeezes your closing.
Buyer closing costs at Grande Reserve typically include the owner's title policy, a Collier County custom, the closing agent's fees, recording of the deed and the association's approval certificate, the $100 sales application fee, any lender costs, prorated assessments and club dues, and gate transponders. Cash buyers avoid the loan items.
Florida's owner's title premium is set by the state under rule 69O-186.003 of the Florida Administrative Code, so it is the same at every title company for the same coverage. In Collier County the buyer customarily selects the closing agent and pays the owner's policy; the contract controls.
A financed buyer pays the lender's fees and title policy, Florida's documentary stamp tax on the note and the intangible tax on the mortgage, both described by the Florida Department of Revenue, and possibly a condominium questionnaire fee charged by the manager.
The $100 sales application fee, recording of the approval certificate at your expense (Section 14.2(B)), prorated quarterly assessments and any special assessment the contract assigns to you.
Florida property taxes are paid in arrears, so at a closing before November the seller credits you for the seller's days of ownership and you pay the full bill when it arrives.
We prepare a buyer's cost estimate for the residence you choose before you offer. Already own a Grande Reserve home you plan to sell? Read selling a home in Grande Reserve at The Strand or Call Jesse direct at (239) 898-6072.
Buyer representation after the NAR settlement works through a written agreement you sign with your agent before touring, stating the services and the compensation, which is negotiable. Offers of compensation to buyer agents no longer appear on the MLS; a Grande Reserve seller may still agree to pay part or all of it in the contract, and we ask.
Since the practice changes of August 17, 2024, buyers working with an agent sign a written agreement before touring a home, per NAR's guide to written buyer agreements.
Compensation is negotiable and is not advertised on the MLS, per NAR's settlement FAQs. It may be paid by you, by the seller as part of the contract, or by a combination.
The floor-by-floor pricing, the document and estoppel review, the association application, lender introductions, negotiation and a closing file that covers every layer of the fee stack. Call Marc at (239) 287-5873.
A Grande Reserve address is zoned for Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, all A-rated in 2024, 2025 and 2026, per Collier County Public Schools. Daily life runs through three offices: Advanced Property Management Services for the condominium, Dorrill Management Group for the gate, and the club for membership.
| School | Address | 2024 | 2025 | 2026 | Drive from the Strand entrance |
|---|---|---|---|---|---|
| Veterans Memorial Elementary | 15960 Veterans Memorial Blvd, Naples 34110 | A | A | A | 2.9 mi, about 5 min |
| North Naples Middle | 16165 Learning Ln, Naples 34110 | A | A | A | 2.2 mi, about 4 min |
| Aubrey Rogers High | 15100 Patriot Pl, Naples 34110 | A | A | A | 4.2 mi, about 9 min |
The district's address lookup returned the same three schools for every Grande Reserve Way record. Confirm the assignment for your exact address and enrollment year with the district.
| Need | Who handles it |
|---|---|
| Condominium management, sale and lease applications | Advanced Property Management Services, 1035 Collier Center Way, Naples, (239) 513-9433 |
| Gate transponders and guest access | The Strand Master Property Owners Association, through Dorrill Management Group, 5672 Strand Ct, (239) 592-9115 |
| Club membership, golf, dining | The Club at The Strand, 5840 Strand Blvd, membership office (239) 596-1719 |
| Trash and recycling | Collier County curbside: Tuesday garbage, recycling and bulk; Friday garbage |
| Water and sewer | Collier County, paid through the association |
| Electric | Florida Power and Light, billed to the owner |
| Unit mailboxes on the north side of the Grande Reserve clubhouse |
From the Strand Boulevard entrance, modeled free-flow: I-75 at Immokalee Road about 1 minute, NCH North Naples Hospital about 6, Mercato about 9, Vanderbilt Beach Park about 12, Naples Airport about 16 and Southwest Florida International Airport about 25. Publix Pelican Strand sits outside the gate on Strand Boulevard.
FDOT's I-75 widening (project 452544-1) and the diverging diamond at Immokalee Road (454099-1) will change the drive out. Grande Reserve sits on the west side of The Strand, away from I-75. The community-wide detail is in our guide to The Strand.
You get a personalized Grande Reserve buyer consultation by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. In one conversation we cover which floor and side fit your budget, the homes for sale and coming up, the club cost, the fee layers, the rules, financing for a condominium and how to price an offer. There is no cost and no obligation.
Your budget and financing, including lender introductions for Grande Reserve condominiums; the active and pending listings; your floor's sales; the documents we will pull; the window project; your all-in yearly cost; and the flood and insurance 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, or see the community-wide view in buying a home in The Strand.
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).
Marc can tour Grande Reserve homes for you by video, and most documents sign electronically. Many Grande Reserve buyers are seasonal owners or relocating from out of state.
If you own a Grande Reserve home now and want to move floors, start with what your Grande Reserve home is worth and Call Jesse direct at (239) 898-6072.
Marc Comisar is a top-reviewed Grande Reserve 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.
★★★★★ "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
At Grande Reserve, "what I was looking for" starts with the floor.
★★★★★ "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
★★★★★ "He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!" Verified Google review
★★★★★ "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
Grande Reserve at The Strand buyers work directly with Jesse McGreevy and Marc Comisar, who read the 1998 declaration, the 2020 restatement, the 2025 handbook, the recorded notices and every Grande Reserve sale of the last five years before writing this page. Jesse has been in the business since October 2004, and the team launched in October 2008.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs showings, lender introductions, inspections and the association application. 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. He runs the pricing analysis, the document review and the contract. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.
Pricing an upstairs residence from a first-floor sale, missing the window project's special assessment, quoting a listing's "HOA fee" as fact, assuming the rental cap is one number, overlooking the one-unit rule for a family purchase, or leaving the elevator out of the inspection.
Jesse McGreevy, Florida license SL3101296. Marc Comisar, Florida license BK3060671. Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
These are the questions Grande Reserve buyers ask us most, with each answer drawn from the recorded 2020 restatement, the association's 2025 handbook and forms, the county's records, FEMA's maps and the Southwest Florida MLS Matrix, retrieved September 26, 2026. Where a figure is not published, the answer says so and names the document that gives it.
A condominium of 84 two-story Bateman coach homes in 21 buildings on Grande Reserve Way inside The Strand, a gated golf community in North Naples, ZIP 34110, with its own clubhouse, pool and heated spa.
The recorded name is Grande Reserve at Pelican Strand, a Condominium, with a final "e." The master association's site and some filings use "Grand Reserve"; it is the same 84-home condominium.
Over 24 months, first-floor residences sold from $530,000 to $630,000 (median $625,000) and upstairs residences from $789,000 to $895,000 (median $817,500).
On September 26, 2026, one first-floor listing at $618,000 and one first-floor residence pending at $545,000. Call Marc at (239) 287-5873 for today's list.
84 homes and about nine to eleven sales a year. Most owners hold for years, so a saved search and a pre-approval matter more here than in a larger condominium.
Two: a 1,884 square foot first-floor plan and a 2,442 square foot upstairs plan, recorded as unit type A-2, each with an attached garage.
First floor for single-level living and the lower price; upstairs for 558 more square feet and views from above, with a stair or a private elevator.
Some do, installed at construction. The association has no responsibility for unit elevators, and the number of elevator-equipped units is not published.
First floor: two bedrooms plus a den, two baths. Upstairs: three bedrooms and three baths, often plus a den.
From 1998 to 2001. The declaration was recorded on July 22, 1998, and the last phase amendment we found on October 19, 2001.
Yes. Every unit includes a garage as a limited common element (Section 8.1(A)), with the driveway and parking space outside it.
The quarterly assessment is not published. The estoppel certificate and adopted budget give the figure; water, sewer and trash are included.
Roofs, exterior walls and structure, shared utility lines, driveways, the street, landscaping, the clubhouse, pool and spa, the master insurance policy, reserves, and water, sewer and trash.
Yes. Social membership in The Club at The Strand is mandatory for every Strand homeowner, $4,162 a year in 2026, with no initiation for homeowners. Golf is optional.
No. The Strand is not on Florida's Official List of Special Districts.
Possibly. The association recorded a window replacement notice in March 2026, and the manager's September 2026 affidavit refers to special assessments. The estoppel and the contract settle who pays.
Yes, within 15 days of the notice and information, with a $100 application fee (Section 14).
Only the good causes in Section 14.2(D), by a majority of the whole Board, including specified felonies, serious financial irresponsibility, an incomplete application and owning another unit.
Yes, with a single family designated as primary occupants, changeable no more than once every twelve months (Section 14.2(C)).
Owning an interest in more than one unit at the same time is good cause to refuse a transfer (Section 14.2(D)(f)).
Yes, for 30 days to 12 months, no more than three leases in any 12 months, each approved in advance, with no Airbnb or VRBO stays under 30 days.
Section 12.4(D) says 15 percent, about 12 units; Section 14.2(D)(g) and the handbook say 25 percent, about 21. Ask the manager which the Board applies.
Yes, two dogs or cats in total, registered and leashed. Pit bulls, Rottweilers, German Shepherds, wolf hybrids, Doberman Pinschers and Chow Chows are barred.
The pet rules apply to "Unit Owners or Lessees," and tenant pets are not barred, unlike at Trophy Club.
No. There is no age requirement in the restatement or the master documents.
With written approval and a sound-insulating underlayment meeting a minimum IIC rating of 70 (Section 12.5).
Two year-round vehicles, one golf cart and one seasonal vehicle from October 1 to April 1 (Section 12.8).
Zone X, unshaded, on FEMA panel 12021C0211H at the point we tested, with ground at about 14.1 feet. The preliminary maps also show Zone X.
A lender does not require it in Zone X, but it is available under Risk Rating 2.0, and Collier County's Community Rating System class earns eligible policies a 25 percent discount.
Zone D, and the National Hurricane Center's worst-case maps show no surge at the Grande Reserve point through a Category 3 storm.
The recorded documents describe two-story buildings, and none is on Collier County's January 2026 milestone list, which would place them outside both mandates. That is not a legal opinion.
Your lender decides after its project review of the budget, reserves, insurance and litigation. We found no public record marking the project ineligible or eligible.
Only with the required project or single-unit approval; your lender checks HUD's FHA Condominium Look-up and the VA list for the project.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, all A-rated in 2024, 2025 and 2026.
Advanced Property Management Services, 1035 Collier Center Way, Naples, per the association's site and the recorded approval certificates.
Smaller plans, a faster approval and a higher price per foot at Grande Reserve; larger plans and a two-unit cap at Trophy Club. See our Trophy Club at The Strand guide.
A typical financed purchase runs the inspection period, the 15-day approval and the lender's project review in parallel before closing; a cash purchase can be quicker.
The owner's title policy by Collier custom, closing agent fees, recording of the deed and approval certificate, the $100 application fee, prorations and any lender costs.
Compensation is negotiable and set in a written agreement before touring; a seller may agree to pay part or all of it in the contract.
Yes. Marc tours by video, documents sign electronically, and we coordinate the gate, the association application and the closing.
Ask any agent to price a specific residence from its floor's sales and to explain the approval, the rental cap and the window project. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Call Marc at (239) 287-5873.
Every Grande Reserve at The Strand fact on this page comes from a recorded instrument, a state, county or federal record, the association's, master association's and club's own published documents, a lender or industry rule, or the Southwest Florida MLS Matrix, retrieved September 26, 2026. Primary sources are grouped by who issued them and numbered continuously.
The official Grande Reserve at The Strand documents below are recorded with the Collier County Clerk or published by the Grande Reserve association, the master association, The Club at The Strand, Collier County or the State of Florida. They are the documents a buyer should read before signing, and every row links the authority that holds the current version.
| Document | Issued by | Date | What it covers | Official link |
|---|---|---|---|---|
| Amended and Restated Declaration of Condominium, Articles and Bylaws (85 pages) | Grande Reserve at Pelican Strand Condominium Association, recorded with the Collier County Clerk | March 10, 2020 | Units, garages, maintenance split, insurance, leasing, rental cap, pets, signs, sale approval, one-unit rule | Download the 2020 restatement |
| Owners Handbook | Grande Reserve at Pelican Strand Condominium Association | February 12, 2025 | Board rules on assessments, alterations, required maintenance, leasing, vehicles, pool, trash and pets | Download the 2025 handbook |
| Declaration of Condominium, Grande Reserve at Pelican Strand, a Condominium | Grande Reserve at Pelican Strand, Ltd., recorded with the Collier County Clerk | July 22, 1998 | The original condominium, 22 phases, the two floor plans and the garages | Download the 1998 declaration |
| Sales application | Grande Reserve at Pelican Strand Condominium Association | Current | The buyer's application and the $100 fee | Download the sales application |
| Lease application | Grande Reserve at Pelican Strand Condominium Association | Current | The tenant's application and fee | Download the lease application |
| Notice of commencement, window replacement | Recorded with the Collier County Clerk | March 20, 2026 | "Remove and replace windows size for size" | Download the 2026 window notice |
| Affidavit of sufficient funds | Recorded with the Collier County Clerk | September 23, 2026 | Funds on hand or to be obtained by special assessment for the window work | Download the 2026 affidavit |
| Wind mitigation forms by building | Grande Reserve at Pelican Strand Condominium Association | Current | The inspection form for each of the 21 buildings | Open the wind mitigation page |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, golf tiers | Download the club brochure |
| Vehicle transponder form | The Strand Master Property Owners Association | 2025 | Gate transponders, the $20 fee and renter rules | Download the transponder form |
| Milestone buildings list, as of January 2026 | Collier County | January 2026 | Every condominium building in the county subject to milestone inspection; no Strand building appears | Download from Collier County |
| Uniform mitigation verification form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation form an insurer reads | Download the form |
Three records that decide a Grande Reserve sale are not public and cannot be linked: the association's adopted budget and quarterly assessment, kept in the owners-only section of its site; the master association's assessment; and the per-unit cost and payment status of the 2026 window project. Each appears on the estoppel certificate or in the association's records, and we request them by name.
You reach the Grande Reserve 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 Grande Reserve at The Strand is part of the North Naples market they work every week.
If you are thinking, "I want to buy a coach home in Grande Reserve at The Strand, and I need someone who knows the floors, the rules and the documents," McGreevy and Comisar helps buyers search, evaluate, negotiate and close with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Start with a personalized buyer consultation for Grande Reserve at The Strand and Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. The neighborhood's full record is in our Grande Reserve 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 a Grande Reserve home? Read our guide to selling a home in Grande Reserve at The Strand, request a free Grande Reserve at The Strand 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 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.