Updated September 2026
Buy a Mango Cay at The Strand pool villa with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Plans, fees and condominium rules read from the record, 7 MLS sales compared. Call (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a home in Mango Cay at The Strand takes patience and three decisions: which of two main floor plans fits, whether you are comfortable owning a detached villa as a condominium unit, and how the fee, club dues and taxes fit your budget. Only seven villas closed on the MLS in five years, from $499,000 to $715,000, and none was listed on September 26, 2026.
Mango Cay is 32 detached pool villas on Mango Circle, a gated loop just inside the main gate of The Strand, the 1,073-home golf community at Immokalee Road and I-75 in North Naples, ZIP 34110. Our complete guide to Mango Cay at The Strand covers its history, both declarations, every plan, the fee inclusions, the flood map and the schools. This page is for the buyer: what has sold and for how much, which plan fits, what you will pay each year, which documents Florida law puts in your hands, and how we find you a villa when none is listed. 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)
The master association's Mango Cay page says it plainly: "while they present as single-family residences, both Mango Cay and Mango Cay II are chartered condominium communities." Each villa is a unit in its own one-unit building. Under the recorded Mango Cay II declaration, your unit is the space between the floor and ceiling slabs and inside the boundaries on the recorded plans, plus the air handler, windows and screens serving it; the land under it, the roof, the structure and the street are common elements owned in equal shares. You insure the inside; the association insures the building.
The Club at The Strand's 2026 Membership Brochure makes Social membership mandatory for every Strand homeowner, with no initiation fee for Strand homeowners and annual dues of $4,162. Golf and Sport memberships are optional upgrades with their own initiations.
Three villas, 5721, 5725 and 5729 Mango Circle, sit under the 2005 Mango Cay declaration; the other 29 sit under the 2006 Mango Cay II declaration. The two differ on leasing, pets, signs and, as far as the master association's page shows, on whether the fee includes roofing. Know which declaration governs the villa before you write an offer.
No community development district, per the Florida Commerce Official List of Special Districts; no shared neighborhood pool, because every villa has its own; no seasonal rentals at Mango Cay II, whose recorded declaration sets a one-year minimum lease; and no age restriction, since neither declaration restricts occupancy to older persons.
Mango Cay buyers work with McGreevy and Comisar because a market of 32 villas and one sale a year rewards the buyer who hears first and reads the documents before writing an offer. We read both declarations, every Mango Cay sale since 2021 and the county deeds back to 2003 for this page, and we have been Top 1% Real Estate Agents Nationally Since 2008.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing buyer's agents, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side.
We tracked all seven Mango Cay MLS closings of the last five years and matched each to its county deed, read all 145 recorded Mango Cay transfers in the county sales file, set the 2026 preliminary roll for all 32 villas beside them, and tracked all 61 Strand closings of the last 12 months. 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.
Marc Comisar leads the buyer side: the search, the showings through two gates, the inspection and the negotiation. Jesse McGreevy runs the pricing analysis and the association, estoppel and club paperwork. Read more on our about McGreevy and Comisar page.
This buyer guide to Mango Cay at The Strand runs from the market and the floor plans, through prices by plan and the Eden comparison, financing, the steps to buy, ownership costs, the documents, the rules, flood and insurance, seasonal ownership and the road projects, to our search, negotiation, closing costs, buyer representation, daily life, reviews and the buyer FAQ.
The Mango Cay market for buyers is a waiting market. The Southwest Florida MLS recorded one Mango Cay closing in the 12 months to September 26, 2026, at $650,000 for a 1,802 square foot villa after 12 days, seven closings in five years, and no listing on that date. When a villa comes up, it usually sells within two weeks.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Nothing at Mango Cay. On September 26, 2026 the MLS showed no active, pending or contingent listing on Mango Circle. The Strand as a whole had 9 actives, 3 pending with contingencies and 2 pending, and its only detached active was a villa in The Links at $1,325,000. Eden at The Strand, the other affordable villa neighborhood, had no listing either.
| MLS close date | Villa | Plan | List price | Sold price | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| February 25, 2022 | 5809 Mango Cir | 2,255 sq ft | $465,000 | $499,000 | 107.31% | 3 |
| June 15, 2023 | 5745 Mango Cir | 1,802 sq ft | $699,000 | $699,000 | 100.00% | 7 |
| December 11, 2023 | 5773 Mango Cir | 1,802 sq ft | $699,000 | $665,000 | 95.14% | 4 |
| March 5, 2024 | 5797 Mango Cir | 1,802 sq ft | $649,000 | $640,000 | 98.61% | 200 |
| January 22, 2025 | 5801 Mango Cir | 2,255 sq ft | $739,000 | $715,000 | 96.75% | 30 |
| March 6, 2025 | 5753 Mango Cir | 1,802 sq ft | $710,000 | $688,000 | 96.90% | 7 |
| May 22, 2026 | 5757 Mango Cir | 1,802 sq ft | $679,000 | $650,000 | 95.73% | 12 |
Southwest Florida MLS Matrix, Development THE STRAND, retrieved September 26, 2026. All seven were marketed on the MLS. Every one matches a qualified county deed at the same price. No window holds ten sales, so we quote no median as a market rate.
On price, modest: the last three years of Mango Cay sales closed at 95% to 99% of the final asking price. On terms, more: a buyer with a clean conventional loan or cash, a short inspection period and a closing date that respects the association's 30-day approval window often wins over a higher offer with loose terms. The one Mango Cay listing that sat, for 200 days in 2024, closed at $640,000 after its asking price came down; a patient buyer who watches a stale listing can do well.
In the latest 12 months The Strand recorded 61 MLS closings at a $610,000 median; the 49 condominium and attached sales took a median 67 days, the 12 detached sales a median 7 (Southwest Florida MLS Matrix). Mango Cay trades with the detached homes. If you want leverage and choice, the attached market has more of both; if you want a detached pool villa, Mango Cay rewards readiness.
Book a personalized Mango Cay buyer consultation. Call Marc at (239) 287-5873. We will match your budget to the right plan, get your loan approval ready for a detached condominium unit, and call you the day a villa comes up, often before it reaches the MLS. Already own at Mango Cay and planning a move? Read how we sell Mango Cay villas or call Jesse direct at (239) 898-6072.
Mango Cay has two main floor plans on the county roll: 17 villas of 1,802 square feet, listed as two bedrooms plus a den with two baths, and 14 of 2,255 square feet, listed as three bedrooms plus a den with two and a half baths, plus one villa of 3,219 square feet. All have private pools and spas in screened lanais and attached garages.
The most common and most traded plan: 17 villas, 15 under Mango Cay II and 2 under Mango Cay, and five of the seven MLS sales of the last five years. Two bedrooms and a den suit a couple, a seasonal owner with occasional guests or a buyer downsizing from a larger house. The MLS living area and the county base area both read 1,802 square feet, so what you see in a listing is what the county records.
Fourteen villas, all under Mango Cay II, listed as three bedrooms plus a den with two full baths and a half bath. The extra bedroom and the half bath make it the plan for families with visiting children and grandchildren or for a buyer who works from home. It has sold twice on the MLS in five years, at $499,000 in 2022 and $715,000 in 2025.
5729 Mango Circle, under the 2005 Mango Cay declaration, has 3,219 square feet of base area, the largest on the street. It has not sold on the MLS in five years. If it ever comes up, it will be priced as a one-off.
The master association describes "one-and-two story villa homes." The records we read do not say which villas are which, so confirm the layout of a specific villa from its listing or a tour, especially if stairs matter to you.
Every villa has "its own individual pool and spa within screened lanais," per the master association. Under the Mango Cay II declaration, balconies and lanais are limited common elements for the owner's exclusive use; the owner keeps their finishes and screening, and the association keeps the structural parts. Ask which pool and lanai components the current documents assign to you before you buy.
Under the Mango Cay II declaration the owner maintains the garage door, opener and garage floor, and the association maintains the structural parts of the garage, the driveways and the mailboxes. Boats, trailers, campers and commercial vehicles may be kept only inside an enclosed garage, and no vehicle may stay on the street overnight or for more than four hours, so measure the garage against your cars.
Mango Cay villas have cost $640,000 to $699,000 for the 1,802 square foot plan across five MLS sales since June 2023, and $715,000 for the 2,255 square foot plan in its latest sale in January 2025. In early 2025 the larger plan sold for $27,000 more than the smaller one seven weeks later.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Plan | MLS sales, five years | Prices, listed | $ per sq ft of living area | Days on market |
|---|---|---|---|---|
| 1,802 sq ft | 5 | $699,000, $665,000, $640,000, $688,000, $650,000 | $355.16 to $387.90 | 4 to 200; four of five in 12 or fewer |
| 2,255 sq ft | 2 | $499,000 (2022), $715,000 (2025) | $221.29 and $317.07 | 3 and 30 |
| 3,219 sq ft | 0 | none | none | none |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Per-foot figures use MLS living area; we never compare them with county base-area figures.
We walked the public record for the highest-priced Mango Cay sale of the five years to show what a buyer pays for and what the record shows. This is public record, not our transaction. 5801 Mango Circle is a 2,255 square foot Mango Cay II villa built in 2006. The county file records its first sale on April 5, 2007 at $720,000; a nominal $100 deed in June 2008 and a $232,500 deed in October 2008 the county did not qualify, the trail of a lender sale; a qualified resale at $353,500 in December 2015; another at $501,000 in June 2021; and $715,000 on January 9, 2025. That last sale matches an MLS closing on January 22, 2025: listed at $739,000, sold at $715,000, 96.75% of list, after 30 days, at $317.07 per square foot. For a buyer, the lesson is that the top Mango Cay price still closed below asking after a month on market; even at the top, there was room to negotiate.
Under about $640,000, a Mango Cay villa is unlikely on the recent record; the lowest sale since 2023 was $640,000, and that villa took 200 days. From $640,000 to $700,000, a 1,802 square foot villa, with condition setting the price. Around $715,000 and up, a 2,255 square foot villa when one comes up. If your budget is below the band, our guide to buying in The Strand covers the coach homes and condominiums that trade lower.
The county's recorded sales go back to the builder: Mango Cay II's first sales in 2006 and 2007 recorded $515,000 to $720,000, resales fell as low as $205,000 by 2009, and recent sales have returned to the builder-era level. Nothing in the record suggests today's band is a bubble; it is where the villas started.
Buy at Mango Cay if you want a newer, fully detached villa with its own pool and spa at The Strand's lowest detached price, and the roof in the Mango Cay II fee. Buy at Eden at The Strand if you want to own your lot under a homeowners' association, live beside the clubhouse, keep a larger dog or lease a few times a year, and you accept a higher price and an owner-paid roof.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Question | Mango Cay (I and II) | Eden at The Strand |
|---|---|---|
| What you own | A condominium unit in a one-villa building; land and roof are common elements | Your lot and home, under a homeowners' association |
| Homes | 32 | 55 |
| Shared walls | None; every villa detached | Most villas share a party wall with one neighbor |
| Built | 2005 to 2007 | 2000 to 2005 |
| Typical size | 1,802 or 2,255 sq ft | Median 1,982 sq ft on the main plat |
| Private pool | Every villa, with spa | Many lots, not all |
| Roof | Common element; Mango Cay II fee includes roofing and exterior painting | Owner maintains and replaces, under the restated declaration recorded April 2, 2024 (O.R. 6345, Page 446) |
| Leasing | One-year minimum at Mango Cay II, with approval | Up to three leases a year, 30 days to one year, with approval |
| Pets | Two cats or dogs of 30 lb or less (Mango Cay II) | Two household pets, no weight limit |
| Setting | Just inside the main gate, near Publix and I-75 | Beside the clubhouse and courts, around a central lake |
| Five-year MLS record | 7 sales listed, $499,000 to $715,000 | 14 sales, median $805,500 |
| For sale, September 26, 2026 | None | None |
| Flood, effective map | Unshaded Zone X at our test point | 45 unshaded X, 2 shaded X, 8 Zone AH |
| Manager | Advanced Property Management Services | Dorrill Management Group |
Sources: the Mango Cay II declaration, Eden's recorded 2024 restated declaration, the master association's Mango Cay page, Collier County's 2026 preliminary roll and the Southwest Florida MLS Matrix, retrieved September 26, 2026; Eden detail from our Eden at The Strand guide.
A full-time or seasonal owner who wants a detached pool home without yard work, is comfortable with condominium approvals, has a small pet or none, does not plan to rent seasonally, and wants The Strand's club life at its lowest detached price.
A buyer who wants to own the land, to walk to the clubhouse, to keep a large dog or to lease a few months a year, and who budgets for a roof and accepts a shared wall. If that is you, read our guide to buying a villa in Eden at The Strand.
Most buyers who end up at one toured the other. Since neither had a listing on September 26, 2026, we set up alerts on both and tour the first one that fits.
You finance a Mango Cay villa as a condominium unit, not a house, but a simpler kind: Fannie Mae's Selling Guide lists detached condo units among those eligible for a waiver of condominium project review. Tell your lender at the start that the villa is a detached condominium unit so the loan is underwritten on the right path.
Fannie Mae defines a detached condo as "any condo unit that is completely detached from other condo units in the project," with no shared walls, floors, ceilings or garages, and lists it among the transactions eligible for a waiver of project review (version dated August 5, 2026). That can spare you the full condominium questionnaire and project approval that attached Strand condominiums face, though the lender still checks the association's insurance and other basic requirements under its project standards.
FHA and VA loans have their own condominium approval rules. We have not confirmed an FHA or VA approval for either Mango Cay association, so ask your lender to check before you rely on one of those programs.
Many Mango Cay buyers pay cash, which shortens the timeline to the association's approval window. A cash buyer still needs the condominium documents, the estoppel certificates and an inspection, and should still budget for the HO-6 policy.
With seven sales in five years, an appraiser has little to work with. We give your lender's appraiser the sales of the villa's plan, with the 2022 sale and the 2024 200-day sale explained, so the appraisal reflects today's band rather than history.
A pre-approval letter that names the product, a detached condominium unit, and the price range you are shopping makes your offer credible the day a villa comes up. Ask Marc which local lenders know The Strand.
Buying a villa at Mango Cay runs in ten steps: budget the whole yearly cost, choose the plan, line up financing for a detached condominium, get on the list, read the documents, write the offer, inspect, apply for association approval, collect the estoppels and insurance, and close. The association's approval sets the pace.
Add the quarterly condominium fee, the master assessment, the $4,162 club Social dues, property tax at your price and the HO-6 premium. The fee and master assessment are not published, so we get the current figures from the seller's invoice or the estoppel certificates.
1,802 or 2,255 square feet, one story or two, and which of the two declarations. Those three choices narrow 32 villas to the handful that fit.
A conventional loan on the detached condominium path, or cash. Have the pre-approval in hand before a villa comes up.
Set up alerts with us for Mango Cay and for Eden, and tell Marc your plan and budget. Many Mango Cay buyers hear about a villa before it reaches the MLS.
The declaration and its amendments, the budget, the reserve schedule, the master insurance declarations page and the rules. At Mango Cay II, read the 2024 amendment for any change to the leasing and pet rules.
Price against the plan's recent sales, a short inspection period, an appraisal plan and a closing date beyond the association's 30-day approval window.
Pool and spa equipment, the screen cage, air conditioning, water heater, interior and windows. Exterior items that are common elements are the association's; we sort the findings into your list and theirs.
Submit the association's application the day the contract is signed. Under the recorded Mango Cay II declaration the association decides within 30 days of a complete application.
Two estoppel certificates, from the Mango Cay or Mango Cay II association and the master association, confirm what is owed. Bind your HO-6 policy against the association's master policy.
Your closing agent records the deed, pays the prorations and collects the association's transfer fee if the board charges one. Order gate transponders, $20 each, and join the club as a Social member.
Owning a Mango Cay villa means paying four layers: the quarterly condominium fee, the master association's assessment, the club's mandatory $4,162 Social dues for 2026, and Collier County property tax, about $4,300 to $5,400 a year for a non-homestead villa of the two main plans on the 2026 preliminary roll. The fee covers far more than most.
The master association states that both Mango Cay associations' quarterly fees include "landscaping and street maintenance, water, high-speed broadband, and cable services," and that Mango Cay II's also includes "certain additional exterior building maintenance, painting and roofing." The amount is not published. The 2006 Mango Cay II developer guarantee capped assessments at $575.50 a month while U.S. Home controlled the association; that is history, and today's fee will be higher. The seller's invoice, the adopted budget and the estoppel certificate give the current figure.
The Strand Master Property Owners Association sets its assessment in a budget behind the owners' login, so the amount is not public. The master estoppel certificate shows it for a specific villa.
Social membership, mandatory, $4,162 for 2026, no initiation for Strand homeowners, per the 2026 Membership Brochure. Golf and Sport memberships are optional.
| Plan | Non-homestead villas on the roll | Estimated 2026 tax, non-homestead | Homestead villas | Estimated 2026 tax, homestead |
|---|---|---|---|---|
| 1,802 sq ft | 9 | $4,333.52 to $5,160.99 | 8 | $2,541.69 to $4,370.36 |
| 2,255 sq ft | 10 | $4,669.94 to $5,437.52 | 4 | $2,863.82 to $4,140.34 |
Collier County's 2026 preliminary roll, files dated August 29, 2026. Your bill resets to your purchase price after the sale, so budget from the non-homestead column until your own homestead exemption takes effect. The Collier County Tax Collector issues bills each November.
An HO-6 unit-owner policy for the interior, fixtures, appliances, air conditioning, personal property and liability, with at least $2,000 of loss assessment coverage under section 627.714. The association insures the building.
| Layer | Amount | Source |
|---|---|---|
| Condominium fee | Not published; current invoice or estoppel | Master association Mango Cay page for inclusions |
| Master assessment | Not published; master estoppel | Master association |
| Club Social dues | $4,162 (2026) | 2026 Membership Brochure |
| Property tax | About $4,300 to $5,400 non-homestead | Collier County's 2026 preliminary roll |
| HO-6 and optional flood policy | Quote by villa | Your insurer |
| Transponders | $20 each, one time | Master association form |
| CDD | None | Florida Official List of Special Districts |
Before buying at Mango Cay, read the declaration that governs the villa with all its amendments, the association's budget, financial statement and reserve schedule, the master insurance declarations page, the rules and the Frequently Asked Questions and Answers sheet. Florida's section 718.503 puts most of these in your hands and gives you a window to cancel after receiving them.
For 29 villas, the Mango Cay II declaration, Official Records Book 4113, Page 0760, amended May 9, 2024 at Book 6358, Page 459. For three, the Mango Cay declaration, Book 3710, Page 2235, amended in 2011 and 2014. We have not read the amendment texts for this page, so the rules quoted here are the recorded originals; read the amendments before relying on any of them.
At Mango Cay II the fee pays for roofing and exterior painting, so the reserve schedule tells you whether the next roof is funded. Read the adopted budget and the latest year-end financial statement with that question in mind.
The master policy's declarations page shows the building coverage, wind and flood. The 2006 Mango Cay II text describes flood and windstorm coverage "if Association so elects"; Florida's section 718.111 now sets the association's duties and governs over the older wording.
Under section 718.503, a resale buyer who did not receive the condominium documents before signing may cancel within a short window after receiving them. Use the window: read, ask questions and decide.
Both Mango Cay condominiums sit under The Strand's master declaration at Official Records Book 2292, Page 1637, which sets a 30-day minimum lease, two domestic animals per parcel and The Strand's Architectural Review Board. Where a Mango Cay rule is stricter, the stricter rule applies.
The Mango Cay rules that decide whether a villa works for you are the leasing minimum, the pet limit, parking, signs and exterior changes. Under the recorded Mango Cay II declaration, leases run at least one year with approval, pets are two cats or dogs of 30 pounds or less, nothing parks on the street overnight, and any exterior change needs the board's written consent.
Mango Cay II: whole villa only, association forms, no lease under one year, approval within 15 days of a complete application, no subleasing, and a security deposit of up to one month's rent payable to the association if required (sections 15.12 and 16 of the recorded declaration). Mango Cay: written leases of at least 30 days with notice to the association (section 16.12). The 2024 Mango Cay II amendment may have changed the rule.
Mango Cay II: up to two cats or dogs of no more than 30 pounds each, plus fish and two indoor birds, leashed on six feet or less, never left alone on a lanai. Mango Cay: one dog, one cat and three fish, and no guest's or tenant's animal. A retriever, shepherd or large doodle rules a villa out unless an amendment says otherwise.
No vehicle on the street overnight or for more than four consecutive hours; boats, trailers, campers, motor homes and commercial vehicles only inside an enclosed garage; vehicle repairs limited to emergencies. Measure the garage against your cars before you offer.
Mango Cay II requires the board's written consent and every required permit before any change to the exterior of the building, including doors, windows and colors. Mango Cay routes visible exterior changes to its association and to The Strand's Architectural Review Board, whose decision prevails. A new cage, front door or generator pad is an association question first.
Neither declaration restricts age. The 2005 Mango Cay declaration caps occupancy at six persons in a two-bedroom villa and eight in a three-bedroom, and allows children as residents and guests with supervision under age twelve.
You check flood zone and insurance for a Mango Cay villa by reading FEMA's map at the villa's footprint, asking for the association's master policy declarations page and quoting an HO-6 policy against it. At our 5757 Mango Circle test point FEMA shows unshaded Zone X on both the effective and preliminary maps, with ground at 14.7 feet.
FEMA's National Flood Hazard Layer, queried September 27, 2026, places the 5757 Mango Circle point in Zone X, area of minimal flood hazard, Special Flood Hazard Area false, on panel 12021C0213H, effective May 16, 2012. The preliminary layer keeps it in unshaded Zone X on panel 12021C0213J. Lakes and preserve within 150 meters are mapped in flood zones, and in other Strand neighborhoods parts of The Links, Turnberry Woods, Eden and the single-family streets sit in Zone AH on the effective map. Your lender's determination looks at the villa's own footprint and is the final word.
Federal rules do not require it in Zone X, though a lender may. A Zone X policy is usually inexpensive, and Collier County's participation in FEMA's Community Rating System discounts National Flood Insurance Program premiums countywide. Ask first whether the association carries flood coverage on the buildings.
Collier County's evacuation zone layer places Mango Circle in Zone D, called after A, B and C. The National Hurricane Center's worst-case storm surge maps show no surge at Mango Circle in Category 1 to 3, more than 3 feet in Category 4 and more than 9 feet in Category 5.
The recorded Mango Cay II declaration states that "each Unit has impact resistant glass in accordance with the current building code," and the villas were built from 2005 to 2007 under the statewide Florida Building Code. Impact glass and roof attachment are wind credits under section 627.0629; Citizens' discounts page explains them. Ask the seller for a wind mitigation report.
Mango Cay works well for a seasonal owner who will use the villa and leave it closed between visits, because the association handles the lawn, street and, at Mango Cay II, the exterior and roof, and the villa sits behind two gates. It works poorly for a buyer who wants to rent it for the winter, because Mango Cay II's recorded minimum lease is one year.
With landscaping, street maintenance, water, broadband and cable in the fee and the building insured by the association, a seasonal owner's list is short: the pool service, the air conditioning, a hurricane plan and a house watcher. Thirteen of the 32 villas have an owner address outside Florida on the 2026 roll, so seasonal ownership is normal here.
At Mango Cay II a one-year minimum lease rules out the January to April rental that offsets many seasonal owners' costs. At the three Mango Cay villas the declaration allows written leases of 30 days or more. If seasonal rental income matters to you, our guide to The Strand covers the neighborhoods whose documents allow shorter leases.
Twelve of the 32 villas carry a homestead exemption on the 2026 roll. If you will live here full time, homestead lowers your tax and caps its growth; if not, budget from the non-homestead tax range.
The changes around Mango Cay are road projects along its east and south sides: FDOT's I-75 widening, starting from fall 2026; a redesigned I-75 interchange at Immokalee Road, expected from early 2027; and a planned Livingston Road flyover over Immokalee Road. Inside the gate, The Strand is built out and nothing new is planned.
Mango Cay's east row faces I-75 across a canal and a tree line, under 100 meters from the nearest pavement by our measurement on the federal aerial, and FDOT's 2025 count put I-75 at The Strand at 116,388 vehicles a day (FDOT traffic data). Project 452544-1 adds lanes; where noise walls will go on this stretch is not settled in the records we read. Visit an east-row villa at rush hour before you decide.
FDOT's project 454099-1 redesigns the I-75 interchange at Immokalee Road, a minute from The Strand's gate, with construction expected from early 2027. Expect detours during construction and a better interchange after it.
The Pelican Strand PUD, Ordinance 02-57, caps The Strand at 1,160 homes and 35 feet of residential height, and Collier County's PUD Master List marks it built out. No builder will put up new villas beside yours.
We find you a Mango Cay villa when none is listed by being the call owners make first and the agents other agents call. With 32 villas and about one sale a year, the next Mango Cay villa often trades before or within days of reaching the MLS, so the buyer who is pre-approved and on our list sees it first.
We set MLS alerts for Mango Cay and Eden, and we hear from owners thinking about selling, often a season ahead. When a Mango Cay owner calls us, our buyers are the first we call.
Some owners prefer a quiet sale. When an owner agrees, we introduce a qualified buyer privately, and both sides decide whether the price is right without a public listing.
The one Mango Cay listing that sat, in 2024, closed after a price change. We watch every Mango Cay listing's days on market and tell you when a price is ready to move.
We negotiate for you at Mango Cay on price against the plan's recorded sales and on terms the seller values: a clean loan or cash, a short inspection period and a closing date beyond the association's approval window. In a market where most villas sell within two weeks, the terms often win the villa.
We bring every sale of the villa's plan to the offer. Recent sales closed at 95% to 99% of the final asking price, so a reasonable first offer is close to the band, not far below it.
Pool equipment, cage, air conditioning and interior items are the seller's to address or credit. Roofing and exterior painting at Mango Cay II are the association's, so a roof request goes to the association's schedule, not the seller.
If the appraisal comes in short on thin comparables, we negotiate a split, a credit or a challenge with the plan's sales attached. We plan for it in the offer rather than after the report.
We never advise waiving the condominium document window without reading the documents, and we never write an offer that ignores the association's approval clock.
Buyer closing costs at Mango Cay usually include the owner's title insurance policy, which the buyer customarily pays in Collier County, the lender's charges and the state taxes on a new mortgage, recording fees, the association's application or transfer fee, prorated fees and taxes, the first HO-6 premium, an inspection and gate transponders at $20 each.
Florida sets the owner's title premium by rule under rule 69O-186.003, as the Department of Financial Services' overview explains. In Collier County the buyer customarily selects the closing agent and pays the owner's policy; the contract controls.
A financed buyer pays documentary stamp tax on the note at $0.35 per $100 and the nonrecurring intangible tax of 2 mills on the mortgage, per the Department of Revenue's intangible tax page. On a $500,000 loan that is $1,750 plus $1,000.
The Mango Cay II declaration lets the board charge a transfer or application fee "in an amount determined by the Board and permitted by the Act"; the amount is not published. Estoppel certificate fees are a contract term and usually the seller's.
You reimburse the seller for any fee paid beyond your closing date and receive a credit for the seller's share of the year's property tax, which Collier County bills in arrears.
Since August 17, 2024, you sign a written agreement with your buyer's agent before touring, and offers of compensation to buyer's agents no longer appear on the MLS. How your agent is paid, whether by you, by the seller as a negotiated term or by both, is set in that agreement and in your offer, per the National Association of REALTORS.
NAR's guide to written buyer agreements explains what the agreement must state: the compensation, how it is determined and that it is negotiable. We walk you through ours before the first showing.
You can ask a Mango Cay seller to pay some or all of your agent's compensation as a term of the offer, per NAR's settlement FAQs. We advise you on when that request helps and when it costs you the villa.
A Mango Cay address is zoned for 2026-2027 to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, all graded A by the state in 2024, 2025 and 2026, with NCH North Naples Hospital about six minutes away, Publix just outside the main gate and Vanderbilt Beach about 12 minutes by car.
| Level | School | Address |
|---|---|---|
| Elementary | Veterans Memorial Elementary School | 15960 Veterans Memorial Blvd, Naples 34110 |
| Middle | North Naples Middle School | 16165 Learning Ln, Naples 34110 |
| High | Aubrey Rogers High School | 15100 Patriot Pl, Naples 34110 |
Collier County Public Schools' zone record for 5757 Mango Cir, school year 2026-2027; grades from the CCPS 2026 Accountability Brief. Confirm any address in the zone lookup.
NCH North Naples Hospital is licensed for 311 beds per the Florida Agency for Health Care Administration and sits about six minutes from The Strand's gate.
From Strand Boulevard at Immokalee Road: I-75 in about a minute, Mercato 4.8 miles, Vanderbilt Beach 6.2 miles and about 12 minutes, downtown Naples about 20 minutes and Southwest Florida International Airport about 25 minutes, by free-flow times from the OSRM routing engine measured September 2026. Mango Cay is just inside the gate, so its times are the same to within a minute.
The club's 27 holes are three Gordon G. Lewis nines, Savannah, Sabal and Preserve, per the club's golf page; the sports page lists Har-Tru tennis, pickleball, bocce and croquet. Every Mango Cay owner is a Social member.
You get a personalized Mango Cay buyer consultation by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. In one conversation we cover which plan and declaration fit you, what has sold and for how much, the fee layers, financing for a detached condominium unit and how we will reach you first when a villa comes up. There is no cost and no obligation.
The seven Mango Cay sales with the ones of your plan marked; the Eden comparison; the rules that matter to you, from pets to leasing; a yearly cost estimate; a lender introduction if you want one; and MLS alerts for Mango Cay and Eden.
Call Marc at (239) 287-5873 or Jesse at (239) 898-6072, or ask for a personalized Mango Cay buyer consultation. You can also read how we represent buyers in Southwest Florida.
If you own a home you need to sell first, we run both sides. Start with a free valuation of your Mango Cay villa if you already own here, and call Jesse direct at (239) 898-6072.
McGreevy and Comisar is a top-reviewed Mango Cay at The Strand buyer's team, 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
★★★★★ "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
At Mango Cay the right plan is often the 1,802 square foot villa, not the larger one.
★★★★★ "He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money." Verified Google review
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review
A Mango Cay specialist matters because the facts that decide a purchase here are in recorded documents and in owners' plans, not in listings: which declaration governs a villa, what the fee covers, whether the roof is funded, what the 30-pound pet limit and one-year lease mean for you, and which owner is thinking of selling next season.
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 leads the search, showings, inspection and negotiation. 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 pricing analysis and the association, estoppel and club paperwork. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.
A general agent may treat a Mango Cay villa as a house and surprise your lender, miss the association's 30-day approval clock, skip the 2024 amendment, overlook the 30-pound pet limit, or promise a winter rental the declaration does not allow. Each of those mistakes costs a buyer time, money or the villa.
These are the questions Mango Cay buyers ask us before they tour, answered from both recorded Mango Cay declarations, the master association's pages, Collier County, state, federal and FEMA records, and the Southwest Florida MLS Matrix retrieved September 26, 2026. Where the record stops, we say so. Call Marc at (239) 287-5873 with anything not covered here.
Get pre-approved for a detached condominium unit, choose your plan, get on our list for the next villa, read the declaration and budget, then offer against the plan's recent sales with a closing date beyond the association's 30-day approval window.
None were on September 26, 2026, when the Southwest Florida MLS showed no active, pending or contingent Mango Cay listing. Mango Cay has averaged one to two sales a year.
Seven MLS closings in five years, from $499,000 in 2022 to $715,000 in 2025. The latest was $650,000 for a 1,802 square foot villa on May 22, 2026, after 12 days.
A 1,802 square foot villa. Since June 2023 that plan recorded $640,000 to $699,000; the $640,000 sale followed a 200-day listing.
Its latest MLS sale was $715,000 in January 2025, after 30 days at a $739,000 asking price. It is the highest Mango Cay price in five years.
Legally a condominium unit, in its own one-unit building. The master association says both Mango Cay condominiums "present as single-family residences" but are "chartered condominium communities."
Thirty-two: three under the 2005 Mango Cay declaration (5721, 5725 and 5729 Mango Circle) and 29 under the 2006 Mango Cay II declaration.
Mango Cay Communities, LC declared the first condominium in 2005; U.S. Home Corporation declared Mango Cay II in September 2006 and built its 29 villas in 2006 and 2007.
Yes. Every villa has "its own individual pool and spa within screened lanais," per the master association. There is no shared neighborhood pool.
Both, per the master association's "one-and-two story villa homes." The records we read do not say which is which, so confirm the specific villa.
The amount is not published. The quarterly fee includes landscaping, street maintenance, water, broadband and cable, and at Mango Cay II exterior maintenance, painting and roofing. The seller's invoice or the estoppel certificate gives the figure.
At Mango Cay II, yes, per the master association. For the three original Mango Cay villas the declaration makes the roof a common element, but the master association lists roofing only for Mango Cay II, so ask the manager.
Advanced Property Management Services, Inc., 1035 Collier Center Way, Suite 7, Naples, (239) 513-9433, for both associations, per the master association's Mango Cay page.
Yes. Social membership is mandatory for every Strand homeowner, with no initiation fee and $4,162 in 2026 dues. Golf and Sport memberships are optional.
No. The Florida Commerce Official List of Special Districts shows none for The Strand.
On the 2026 preliminary roll, non-homestead 1,802 square foot villas carry about $4,334 to $5,161 and 2,255 square foot villas about $4,670 to $5,438. Yours resets to your purchase price.
Yes at Mango Cay II, under section 16 of the recorded declaration, decided within 30 days of a complete application.
Annually, with approval, at Mango Cay II, whose recorded declaration sets a one-year minimum lease; not seasonally. The three Mango Cay villas allow written leases of 30 days or more. Check the 2024 Mango Cay II amendment.
If it weighs 30 pounds or less: Mango Cay II allows two cats or dogs of up to 30 pounds each. Mango Cay allows one dog and one cat.
Boats, trailers, campers and commercial vehicles only inside an enclosed garage, and no vehicle on the street overnight, under the recorded Mango Cay II declaration.
No. Neither declaration carries an age restriction, and the 2005 declaration expressly allows children as residents.
Yes. Fannie Mae lists detached condo units among those eligible for a waiver of project review, which can simplify the loan. Tell your lender the villa is a detached condominium unit.
Possibly; those programs have their own condominium approval rules, and we have not confirmed an approval for either Mango Cay association. Ask your lender to check.
An HO-6 unit-owner policy for the interior, fixtures, appliances, air conditioning and contents, with at least $2,000 of loss assessment coverage. The association insures the building.
Unshaded Zone X on FEMA's effective panel 12021C0213H and preliminary panel 12021C0213J at our 5757 Mango Circle test point, with ground at about 14.7 feet.
Not by federal rule in Zone X, though a lender may require it. It is usually inexpensive here; ask first whether the association carries flood coverage on the buildings.
Zone D, per Collier County's evacuation layer, called after Zones A, B and C.
The recorded Mango Cay II declaration says "each Unit has impact resistant glass in accordance with the current building code." Ask for the villa's wind mitigation report.
Both attach at three habitable stories; Mango Cay's villas are one and two stories, and Collier County's milestone list names no Strand building. Read the reserve schedule anyway for the roof.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, all graded A in 2024, 2025 and 2026.
Very close. The interchange is about a minute from the gate, and the east row of villas sits under 100 meters from I-75 pavement, where FDOT's widening starts from fall 2026.
Mango Cay is newer, fully detached, with a pool at every villa, the roof in the Mango Cay II fee and a lower price; Eden owns its lots, sits by the clubhouse, allows larger dogs and more leasing, and recorded a $805,500 five-year median.
Fast. Five of the seven five-year sales closed in 12 days or fewer. Have your pre-approval, your plan and your budget ready before the villa appears.
The owner's title policy, which Collier buyers customarily pay, lender charges, mortgage taxes, recording, the association's application or transfer fee, prorations, the HO-6 premium, an inspection and $20 transponders.
It is set in your written buyer agreement and your offer. You may ask the seller to contribute as a term of the offer.
In our Mango Cay at The Strand guide, covering the declarations, plans, fees, flood map, schools and every sale.
We think it is the team that reads both declarations and every sale before you tour. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. Book a Mango Cay buyer consultation. Call Marc at (239) 287-5873.
Every Mango Cay at The Strand figure on this page traces to a primary source below, as of September 26, 2026: the two recorded Mango Cay declarations and the Collier County Clerk's official records, The Strand Master Property Owners Association's published pages, The Club at The Strand, Florida Statutes and state agencies, FEMA, the National Hurricane Center, USGS, Collier County Government, Collier County Public Schools and FDOT. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their pull date. County sale figures come from Collier County's recorded qualified sales and the 2026 preliminary county roll for the 32 Mango Cay villas (data files dated August 29, 2026), cited in the text without a link.
Recorded documents and county board records
The Strand Master Property Owners Association
The Club at The Strand
Florida Division of Corporations
Florida Statutes, rules and state agencies
FEMA, NOAA, USGS and federal lending sources
Collier County Government and public schools
Transportation, brokerage practice and routing
Data files cited in plain text: Collier County's 2026 preliminary tax roll for the 32 Mango Cay villas and the county's recorded sales file for every Mango Cay deed from 2003 to August 2026, files dated August 29, 2026; Southwest Florida MLS Matrix, Development THE STRAND, closings September 27, 2021 to September 26, 2026 plus actives and pendings, retrieved September 26, 2026.
Every row below links the authority that publishes or holds the document, so a Mango Cay owner or buyer reads the official, current version rather than a copy. Recorded documents open in the Collier County Clerk's official records viewer. We host nothing ourselves.
| Document | What it proves | Official authority |
|---|---|---|
| Declaration of Condominium, Mango Cay II at The Strand, a Phase Condominium (O.R. 4113, Page 0760, September 28, 2006) | 29 villas in three phases, one villa per building; unit boundaries, maintenance, insurance, use, pet, lease and sale-approval rules | Mango Cay II declaration |
| Declaration of Condominium, Mango Cay at The Strand (O.R. 3710, Page 2235, January 6, 2005) | The first condominium of three villas; Caribe and Tocan models; lease, pet, sign and architectural review rules | Mango Cay declaration |
| Eden at The Strand Amended and Restated Declaration (O.R. 6345, Page 446, April 2, 2024) | The rival neighborhood's recorded rules: owner-maintained roofs, party walls, three leases a year | Eden restated declaration |
| Master association Mango Cay page | The published fee inclusions for both Mango Cay associations and the manager | Mango Cay page |
| 2026 master association annual meeting notice and ballot | Mango Cay 3 votes and Mango Cay II 29, the count of 32 villas | 2026 annual meeting notice |
| The Club at The Strand 2026 Membership Brochure | Mandatory Social membership at $4,162 a year, no initiation for Strand homeowners | 2026 Membership Brochure |
| Gate transponder form | $20 transponders for The Strand's gate | Transponder form |
| Ordinance 02-57, Pelican Strand PUD | The zoning: 574.6 acres, 1,160-unit cap, 35-foot residential height | Ordinance 02-57 |
| Collier County milestone buildings list, January 2026 | No Strand building on the county's milestone list | Milestone buildings list |
| Collier County 2024 flood protection newsletter | Flood insurance, the Community Rating System and elevation certificates | 2024 flood protection newsletter |
| Florida Statutes 718.503 | The condominium resale document package and the buyer's right to cancel | Section 718.503 |
| Florida Statutes 718.116 | The condominium estoppel certificate and its fee cap | Section 718.116 |
| Department of Revenue PT-112 | Save Our Homes portability for a homesteaded seller | PT-112 portability guide |
| Form OIR-B1-1802 | The wind mitigation inspection an insurer reads | Form OIR-B1-1802 |
| Fannie Mae Selling Guide B4-2.1-02 | The waiver of condominium project review for a detached condo unit | Fannie Mae waiver of project review |
Four records that matter at Mango Cay are not public and cannot be linked: each association's adopted budget and quarterly fee, which arrive with the estoppel certificate or from the manager; the text of the 2011 and 2014 Mango Cay amendments and the 2024 Mango Cay II amendment, which we have not read for this page; the current master insurance policy on the 32 buildings; and the master association's assessment, behind the owners' login.
You reach the Mango Cay 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 Mango Cay sits inside the North Naples market they work every week.
If you are thinking, "I want a detached pool villa in Mango Cay at The Strand, and I need someone who knows the declarations, the fee and the next owner who might sell," 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. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Start with a personalized Mango Cay buyer consultation. Call Marc at (239) 287-5873. For the neighborhood, read our Mango Cay at The Strand guide; for the community, our guide to The Strand.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Own a Mango Cay villa already? Request a free Mango Cay home valuation, call Jesse direct at (239) 898-6072, or read how we sell Mango Cay villas.
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.