Updated September 2026
Buy a Pinnacle at The Strand coach home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Both floor plans, the fees, the leasing rules and the flood map, explained from the record. Call (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying at The Pinnacle at The Strand takes patience and preparation: no Pinnacle home was for sale on September 26, 2026, only two closed in the last year, and every purchase needs the association's written approval within 30 days. The buyer who knows the two floor plans, the fees and the rules before a listing appears is the buyer who gets it.
This buyer guide sits beside our complete guide to The Pinnacle at The Strand, the 112-home coach home condominium on Pinnacle Lane at the quiet north end of The Strand, the gated golf community off Immokalee Road in North Naples. It answers the buyer's questions in order: what you can buy, what it costs to own, which rules decide whether it fits, and how to win the next listing. To get on the list for the next Pinnacle home, call Marc at (239) 287-5873.
Twenty-eight two-story buildings of four homes each line a divided boulevard of royal palms. The north row backs onto a golf hole; the south row overlooks a lake with four lighted fountains. A neighborhood clubhouse and pool sit in the median. Every home has its own attached garage, an entry porch and a screened lanai. Every owner holds a mandatory Social membership in The Club at The Strand.
The Pinnacle was declared as The Pinnacle I at The Strand in January 2001 and The Pinnacle II at The Strand in February 2002 by Parker-Strand IV, Inc., a Jack Parker company, and is run today by one merged association, The Pinnacle at The Strand Condominium Neighborhood Association, Inc., managed by Cardinal Management Group, (239) 774-0723. Addresses 5970 to 6035 Pinnacle Lane are Pinnacle I and 6040 to 7005 are Pinnacle II.
Pinnacle buyers work with McGreevy and Comisar because a street with no listings rewards the buyer whose agent tracks every sale, knows the owners who may sell next, and has the association, leasing and fee answers ready before the first showing. Jesse and Marc are Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
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 before you choose one, our guide to the best real estate agents in Naples, compared on the public record sets them side by side.
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. We tracked all 33 Pinnacle closings of the last five years, all 16 qualified county resales of the last 36 months, and, in the last 12 months, all 61 closings across The Strand.
Marc Comisar runs the buyer side: tours through the gatehouse, video walk-throughs for buyers who are out of state, offers and inspections. Jesse McGreevy runs the data, the comparable sales behind your offer, and the association, estoppel and club paperwork. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read about the partnership on our about McGreevy and Comisar page.
This buyer guide runs from the market and the floor plans, through prices, the comparison with Clubside, the cost of ownership, the club, the rules, the documents, flood and insurance, financing, the steps to buy, negotiation, closing costs and buyer representation, to what is changing nearby, daily life, the consultation and the buyer FAQ.
The Pinnacle market is thin and slower than it was. On September 26, 2026 no Pinnacle home was active, pending or under contract; the last 12 months produced two closings, at $565,000 and $654,000, both below list after more than 100 days. Over 36 months, 15 closings at a $654,000 median give a buyer the real price range.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Close date | Building | Living area | Bedrooms | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
| February 13, 2026 | 6025 Pinnacle Ln | 1,633 sq ft | 3 bedrooms, 2 baths | $610,000 | $565,000 | 92.62% | 140 |
| June 24, 2026 | 6095 Pinnacle Ln | 2,150 sq ft | 3 bedrooms plus den, 2 baths | $680,000 | $654,000 | 96.18% | 106 |
Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026; building address only.
Fifteen closings from September 27, 2023 to September 26, 2026: a median of $654,000 (n=15, odd, an observed sale), $562,000 to $750,000, a median $345.99 per square foot of living area, a median 98.56% of list, and a median 20 days on market. Five of the fifteen sold at or above list, all within five days.
When a Pinnacle home comes up priced to the record, buyers have moved within days. When it comes up priced above the record, buyers have waited and negotiated. Either way the buyer who is pre-approved, has read the documents and knows the plan's recent sales is the one who decides the outcome.
Across The Strand on September 26, 2026 there were nine active listings at a median asking price of $618,000, three pending with contingencies and two pending. In the last 12 months 49 condominium and attached homes closed at a median of $565,000 after 67 days. If The Pinnacle has nothing for sale, Clubside, Grande Reserve and Trophy Club are the neighbors most buyers also tour.
With no Pinnacle home for sale, the next listing goes first to the buyers who are ready. Call Marc at (239) 287-5873 to be told the moment one comes up, read how we represent buyers in Southwest Florida, or start a personalized Pinnacle buyer consultation. If you own a Strand home you will sell first, request a free valuation of your Pinnacle at The Strand home or call Jesse direct at (239) 898-6072.
Your Pinnacle choice comes down to four decisions: the 1,633 or the 2,150 square foot plan, the lake row or the fairway row, upstairs or downstairs, and Pinnacle I at the west end or Pinnacle II toward the east end near I-75. Each changes the price, the daily experience and the resale.
Two bedrooms plus a den, or three bedrooms, with two full baths. The plan buyers compete for: over five years it sold at a median 100.00% of list in 7 days, and nine of its 17 sales closed at or above list. Five-year median $562,000; latest sale $565,000 in February 2026.
Three bedrooms plus a den and two baths, the plan for a buyer trading down from a house or hosting family for the season. Five-year median $655,000, at a median 96.30% of list and 25 days on market; only two of 15 sales closed at or above list, so there is usually more room to negotiate.
The south row overlooks the lake with four lighted fountains; the north row backs onto a golf hole, per the master association's Pinnacle page. Morning or afternoon sun on the lanai, privacy and the view are personal choices, and we show both rows so you can compare.
The recorded plot plans fix which plan sits on which floor, and the restated declaration treats interior stairways serving a garage as part of the unit. We confirm the floor and the stair arrangement from the recorded plans before you tour.
Pinnacle I (5970 to 6035 Pinnacle Lane) was built in 2000 and 2001, before the statewide Florida Building Code of March 1, 2002; Pinnacle II (6040 to 7005) in 2002 and 2003. The easternmost buildings sit roughly 400 feet from I-75 by our measurement on the USDA aerial. One board, one manager and one set of rules govern both.
A Pinnacle home has cost $562,000 to $750,000 over the last 36 months, with a median of $654,000 across 15 MLS closings. The 1,633 square foot plan has sold for $562,000 to $670,000 in that window and the 2,150 square foot plan for $652,500 to $750,000. The builder sold them new between 2001 and 2003 for medians of $202,500 and $259,700.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Calendar year | MLS closings | Median sold price | Low | High |
|---|---|---|---|---|
| 2022 | 9 | $539,000 | $417,500 | $660,000 |
| 2023 | 9 | $555,000 | $515,000 | $750,000 |
| 2024 | 6 | $653,750 (pair $652,500 and $655,000) | $562,000 | $750,000 |
| 2025 | 6 | $640,250 (pair $610,500 and $670,000) | $565,000 | $690,000 |
| 2026 through September 26 | 2 | listed individually | $565,000 | $654,000 |
Southwest Florida MLS Matrix. One sale closed in October to December 2021 at $450,000.
Collier County recorded 16 qualified Pinnacle resales in the last 36 months at a median of $653,250 (n=16, even, the mean of $652,500 and $654,000). By year the county medians ran $312,000 in 2020, $537,000 in 2022, $653,750 in 2024 and $610,500 in 2025: prices roughly doubled, then eased.
Over five years the 1,633 plan sold at a median $344.15 per square foot of living area and the 2,150 plan at $304.65. A buyer gets more space per dollar in the larger plan; a buyer competes harder for the smaller one.
Choose The Pinnacle for the quiet north end, lake and fairway rows on a palm boulevard, and owner-occupied rules; choose Clubside at The Strand for more homes to choose from, a mid-community location nearer the club, and lighter recorded leasing and sale rules. Both are Jack Parker two-story condominiums of four homes per building.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Clubside, on Three Iron Drive, is detailed in our Clubside at The Strand guide, and its buyers have their own Clubside buyer guide.
| Decision factor | The Pinnacle at The Strand | Clubside at The Strand |
|---|---|---|
| Homes | 112 in 28 buildings of four | 124 in 31 buildings of four, plus a caretaker apartment |
| Plans | 1,633 and 2,150 sq ft | 1,633, 1,793 and 2,136 sq ft |
| Built | 2000 to 2003 | 1999 to 2000 |
| Setting | North end, near the members-only rear gate | Mid-community on Three Iron Drive |
| Manager | Cardinal Management Group | Vesta Property Services |
| Approval to buy | Required; 30 days; certificate recorded at buyer's cost | None in the recorded declarations |
| Leasing | 30 days to 12 months; 3 per 12 months; 25% cap; no pets in leased homes | 30-day minimum with board approval; no recorded cap |
| Pets | Two dogs and cats combined, board approval | Two dogs and cats combined, board approval |
| 36-month MLS median | $654,000 (15 closings) | $590,000 (17 closings) |
| 36-month median days on market | 20 | 62 |
| Homes for sale, September 26, 2026 | None | 2, asking $675,000 and $695,000 |
Sources: the Pinnacle 2022 restated declaration; the recorded Clubside declarations as summarized in our Clubside guide; master association neighborhood pages; Southwest Florida MLS Matrix.
A seasonal or year-round owner who wants a quiet street, a lake or fairway view, a neighborhood pool in the median, and neighbors who are mostly owners, and who will not run the home as a frequent rental.
A buyer who wants homes to choose from now, a shorter drive to the clubhouse, or more leasing flexibility, after confirming Clubside's current board rules, which the declarations let the board tighten by regulation.
Yes. Both sit behind the same gatehouse, a few minutes apart. Marc can show Clubside's actives and walk Pinnacle Lane so you can see both settings before the next Pinnacle listing appears.
You will pay four recurring costs to own a Pinnacle home: the Pinnacle condominium assessment, The Strand master association assessment, $4,162 a year in mandatory club Social dues for 2026, and Collier County property taxes at your purchase price. There is no CDD. The two association assessments are not published, so we get them from the estoppels before you commit.
It funds roofs, exterior walls, building insurance, landscaping, irrigation, the clubhouse and pool, management and reserves (Section 10.1), and the association's resources page says pest control usually includes your unit at no added cost. The budget has been behind Cardinal Management Group's owner portal since May 15, 2023, per the association's official business page.
The Strand Master Property Owners Association runs the gate, the main road, the lakes and the preserves for all 1,073 homes. Its assessment is separate from the Pinnacle assessment and appears on the master estoppel. Its Comcast page describes a bulk agreement under which owners pay the association for Xfinity television and internet service.
Mandatory Social membership in The Club at The Strand: $4,162 in 2026 dues, no initiation fee for Strand homeowners, per the club's 2026 Membership Brochure.
Collier County ad valorem taxes at your purchase price; the seller's bill may reflect a homestead cap that resets on sale. Look up any bill with the Collier County Tax Collector. If the home will be your Florida residence, the Department of Revenue's property tax exemptions page explains the homestead exemption.
The Strand does not appear on the Florida Commerce Official List of Special Districts, so no CDD bond assessment appears on a Pinnacle tax bill.
The association insures the building, including windstorm; you insure the interior items the master policy excludes, your contents and your liability (Sections 15.1 and 15.2).
When you buy at The Pinnacle you become a Social member of The Club at The Strand automatically: membership is mandatory for every Strand homeowner, carries no initiation fee for homeowners and costs $4,162 in 2026 dues. You may upgrade to sport or golf membership at the club's published initiations and dues.
Social membership is the base level every Strand homeowner holds. The 55,000 square foot clubhouse at 5840 Strand Boulevard was renovated in 2022, as reported by Club + Resort Business, and Tavern 59 opened there in March 2023. Ask the membership office which facilities each level includes before you budget. The club states "NO Assessments, NO Capital Dues, NO Hidden Fees, NO Food and Beverage Minimums."
| Membership | Initiation | 2026 annual dues |
|---|---|---|
| Social (mandatory) | $0 for Strand homeowners | $4,162 |
| Sport | $40,000 | $7,652 |
| Single Golf | $80,000 | $9,920 to $12,380 by age |
| Full Golf | $100,000 | $11,121 to $15,861 by age |
The Club at The Strand 2026 Membership Brochure, linked from its membership page.
Twenty-seven holes in three nines, Savannah, Sabal and Preserve, designed by Gordon G. Lewis, per the club's golf page; eight Har-Tru tennis courts and seven pickleball courts, per its sports page; and a fitness center with a day spa.
The golf course and clubhouse are owned by a private company, The Strand at Naples, LLC, not by the homeowners; the club sold in 2014 for $8.2 million, as reported by the Naples Daily News.
Six Pinnacle rules decide whether a home works for you: the association's approval of your purchase, the leasing limits, the pet rule, the two-unit ownership limit, the flooring and alteration approvals, and the parking and garage rules. All sit in the 2022 Amended and Restated Declaration of Condominium, posted on the association's official business page.
No home may be sold without the association's advance written approval (Section 14.1). The association has 30 days after it receives the notice and your information to decide (Section 14.2), may charge an application fee up to the legal maximum (Section 14.6), and the certificate of approval is recorded at your expense (Section 14.2(B)(1)). Grounds for disapproval are listed in Section 14.2(D).
Leases run from 30 days or one month up to 12 months, no more than three in any 12 months, with advance written approval and a background check for every adult applicant (Section 12.4). No more than 25% of the homes, 28 of 112, may be leased at once, and advertising for daily or weekly rental on short-term rental sites is prohibited. The lease application runs through the association's lease application page, and the review fee is $100.
Up to two dogs and cats combined, plus caged small birds and aquarium fish, with prior board approval, which the declaration calls "a privilege not a right" (Section 12.7). No pets in the pool area, no pets in leased homes, and renters and guests may not bring pets.
No person or entity may hold an interest in more than two units, each home is for one family, and occupancy may not exceed two persons per bedroom (Section 12.1). A trust, company or more than two unrelated buyers must designate primary occupants, who may be changed no more than once every 12 months (Section 14.2(C)).
Hard flooring other than the original needs written approval and sound insulation meeting a minimum IIC rating of 70 (Section 12.5). Structural or significant changes need board approval under Resolution 7, exterior changes need approval (Section 11.3), and hurricane shutters follow Resolution 9 and the board's standards under section 718.113.
Two permanent vehicles per home; no boats, trailers, RVs or commercial vehicles outside an enclosed garage; no full-size vans; pickups up to one-half ton garaged overnight (Section 12.8). The garage must hold one car or golf cart (Section 12.14). No charcoal or gas grills on lanais; built-in electric grills where code allows (Section 12.16).
Section 12.6 says "There shall be no restrictions imposed regarding the occupancy of Units by minors." The Pinnacle is not a 55+ community.
Before you buy at The Pinnacle, read the 2022 Amended and Restated Declaration with its Articles, Bylaws, Rules and board resolutions, the current budget and reserve schedule, both estoppel certificates, the club's 2026 Membership Brochure, and the flood and insurance file. Florida's condominium resale statute requires the seller to give you most of them.
Under section 718.503 a resale buyer receives the declaration, articles, bylaws, rules, the annual financial statement and budget, and the question-and-answer sheet, and has a statutory review period that runs from receipt.
The Pinnacle I declaration (O.R. Book 2764, Page 1564), the neighborhood declaration (O.R. Book 2764, Page 1505) and the Pinnacle II declaration (O.R. Book 2975, Page 1142) are in the Collier County Clerk's official records. The 2022 restated declaration supersedes them where they conflict; we ask the closing agent for its recorded copy.
The Pinnacle estoppel under section 718.116 and the master estoppel under section 720.30851 state every assessment and charge owed on the home. They protect you, because under Section 10.4 a new owner is jointly liable with the previous owner for assessments that came due before the transfer.
The association lists a reserve study dated December 13, 2022 and an insurance appraisal dated November 28, 2022. Ask for the current budget's reserve schedule and whether any special assessment is pending; the board may levy one for necessary repairs (Section 9.13).
The buildings are two-story. Florida's milestone inspection law, section 553.899, and the structural integrity reserve study requirement apply at three or more habitable stories, and no Strand building is on Collier County's milestone list, as the DBPR condominium FAQs and the county list describe.
You check flood zone for a Pinnacle home on FEMA's map: a point at 6085 Pinnacle Lane returns Zone X, Area of Minimal Flood Hazard, on panel 12021C0211H (May 16, 2012) and unshaded Zone X on the preliminary map, with ground about 14.1 feet above sea level. Insurance is two policies: the association's master policy and your HO-6.
FEMA's National Flood Hazard Layer and preliminary layer both show Zone X; the preliminary map's 90-day appeal period began August 19, 2026. A lender does not require flood insurance in Zone X. Unincorporated Collier County's Community Rating System Class 5 rating gives National Flood Insurance Program policyholders a 25% discount, per the county's floodplain management page.
Pinnacle Lane is in Collier County evacuation Zone D, and the National Hurricane Center's Storm Surge Risk Maps show no surge reaching The Strand in a Category 1 or 2 hurricane. We found no public record of Hurricane Ian damage specific to The Pinnacle.
You insure floor, wall and ceiling coverings, appliances, water heaters, cabinets and countertops, your contents and your liability, the items Section 15.2 leaves out of the master policy. Florida requires HO-6 policies to offer loss assessment coverage under section 627.714. Because you maintain your own windows and doors, a wind mitigation report on Form OIR-B1-1802 matters to your premium; Citizens Property Insurance lists the mitigation credits on its discounts page.
You finance a Pinnacle coach home with a condominium loan, which means your lender reviews the project as well as you: the association's budget, reserves, insurance, owner-occupancy and any litigation. Start with a lender who closes Strand condominiums, and give them the association's documents early.
Conventional lenders follow project standards such as Fannie Mae Selling Guide B4-2.1-01 and its list of ineligible projects. The lender's condominium questionnaire goes to Cardinal Management Group, and we request it the day your contract is signed.
An FHA loan requires an approved project or a single-unit approval; check the HUD FHA condominium look-up for current status rather than assuming it.
Many Pinnacle buyers pay cash. The 30-day association approval still applies, but there is no project review, which shortens the timeline.
Build the 30-day association approval into your rate lock and closing date. We submit the application with the contract so the clock starts at once.
The steps to buy a Pinnacle home are: get pre-approved or confirm funds, read the documents, get on the list for the next listing, tour and compare, write an offer priced from the plan's recent sales, submit the association application the same day, inspect, insure, clear the approval and estoppels, and close.
A pre-approval from a lender who knows condominium projects, and a budget that includes the two assessments, the $4,162 club dues and taxes.
Leasing, pets, ownership limits and flooring decide fit faster than the floor plan does.
With no Pinnacle home for sale, Marc tells you the day one comes up, on the MLS or before.
Both plans, both rows, and Clubside for comparison, through the main gatehouse on Strand Boulevard.
Priced from the 15 closings of the last 36 months and the plan's latest sale, with the association approval period built into the dates.
Submitted the day the contract is signed, with the background information the association requires.
Focus on windows, sliders, the air conditioner, the water heater and moisture; get the HO-6 quote with a wind mitigation report.
Both estoppels, the recorded certificate of approval, gate transponders at $20 each from the master association's transponder form, and the club's Social membership paperwork.
We negotiate for you at The Pinnacle from the sales record, not the asking price. The record shows two Pinnacle markets in one window: homes priced to recent sales sold in days at or above list, and homes priced above them sold weeks or months later for less. Your offer depends on which kind of listing you are looking at.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Two Pinnacle homes in the same 6035 Pinnacle Lane building closed six weeks apart in 2025, and they show both markets (Southwest Florida MLS Matrix). On March 19, 2025 a 1,633 square foot home listed at $599,900 sold for $610,500, 101.77% of list, in three days: buyers competed and the winner paid over asking. On May 1, 2025 a 2,150 square foot home listed at $745,000 sold for $690,000, 92.62% of list, after 56 days: the buyer negotiated $55,000 off.
When a well-priced Pinnacle home comes up, a strong, clean offer on day one wins it. When a listing is priced above the plan's recent sales, patience and a comparable-sales case win the price. We tell you which you are looking at before you write.
Both 2026 buyers paid below list, 92.62% and 96.18%, after 140 and 106 days. A listing that has waited two months is a different negotiation from one listed yesterday.
Under Section 11.2 the owner maintains the windows, doors, air conditioner and water heater, so those are the credits to negotiate after inspection. The roof and exterior are the association's.
We never let you waive the documents review, never assume a lease slot is open under the 25% cap, and never skip the master estoppel.
Buyer closing costs at The Pinnacle include the owner's title policy, which in Collier County the buyer customarily pays, lender charges, recording the association's certificate of approval, the association application fee, prepaid insurance and taxes, prorated assessments, and $20 gate transponders. There is no club initiation for Strand homeowners and no CDD.
Florida sets the owner's title premium under rule 69O-186.003, as the Department of Financial Services title insurance overview explains. In Collier County the buyer customarily pays the owner's policy and chooses the closing agent. The contract controls.
The application fee (Section 14.6), the cost of recording the certificate of approval (Section 14.2(B)(1)), and any transfer or capital charge on the master estoppel, which is not published.
Assessments are prorated to the closing date from the estoppels; property taxes for the calendar year, with the seller crediting you for the seller's days.
Florida documentary stamp tax on the deed, $0.70 per $100 under section 201.02, is customarily the seller's in Collier County; on $654,000 that is $4,578.
Since August 17, 2024 you sign a written agreement with your buyer's agent before touring, and offers of compensation to buyer's agents are no longer advertised on the MLS, per the National Association of REALTORS. Your agreement states what we do and how we are paid, and any seller contribution is negotiated in your offer.
NAR's guide to written buyer agreements describes what the agreement covers; its settlement FAQs describe the MLS change.
Every Pinnacle sale of five years read for you, the documents and rules explained before you offer, the association application handled, and Marc at every showing.
Interstate 75 is changing next to The Pinnacle: FDOT's widening project 452544-1 adds express and auxiliary lanes from fall 2026, and project 454099-1 rebuilds the Immokalee Road interchange as a diverging diamond with construction expected in early 2027. The east-end Pinnacle buildings sit roughly 400 feet from the interstate.
Over $600 million, per FDOT District One's project page. FDOT counted 116,388 vehicles a day on I-75 at The Strand in 2025. Where any noise wall will be built along The Strand is not confirmed in the documents we read, so we make no claim about one.
A diverging diamond, per FDOT's project 454099-1 page. It is the interchange Pinnacle owners use.
Collier County awarded a $7.59 million design contract in July 2026 for a flyover at Immokalee and Livingston Roads, as reported by Gulfshore Business.
The Strand is built out under the Pelican Strand PUD, with 1,073 of 1,160 permitted homes, per Collier County's PUD master list. No rezoning of the community is pending.
A Pinnacle address is zoned for Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, all graded A from 2024 to 2026, and sits a short drive from I-75, NCH North Naples Hospital, Mercato and Vanderbilt Beach, with Collier County utilities, association landscaping and pest control, and Comcast bulk service.
Per the Collier County Public Schools zone database for 6085 Pinnacle Lane; grades from the district's 2026 Accountability Brief. Confirm a specific address with the zone lookup.
From the Strand Boulevard entrance at Immokalee Road: I-75 about 1 minute, NCH North Naples Hospital about 6 minutes, Mercato 4.8 miles, Vanderbilt Beach 6.2 miles and about 12 minutes, Fifth Avenue South about 20 minutes, Southwest Florida International Airport about 25 minutes. Add up to about 2 miles of interior driving from the north end.
Guests use the staffed main gatehouse on Strand Boulevard; the rear gate near Pinnacle Lane is for members only, per the association's home page.
The clubhouse and pool in the median host the neighborhood calendar, posted on the association's events page, with a Social and Welcoming Committee and a Beautification Committee. The history of the neighborhood, the clubhouse and the full rules file are in our neighborhood guide to The Pinnacle at The Strand.
You get a personalized Pinnacle at The Strand buyer consultation by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. In one conversation we cover which plan and row fit you, what each has sold for, the fees and the club, the rules that matter to your plans, financing, and how to be first when the next Pinnacle home comes up.
Your budget and financing; the 1,633 and 2,150 plans and their recent sales; the lake and fairway rows; the leasing, pet and ownership rules; the two assessments, the club dues and taxes; the flood and insurance file; Clubside and the other neighbors worth touring; and a plan to hear about the next listing first.
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. Read more about how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Marc tours homes for you by video and walks Pinnacle Lane live on a call, and most documents sign electronically. Many Pinnacle buyers are seasonal owners buying from the north.
If you own a home in The Strand or elsewhere in Southwest Florida that you will sell first, read our Pinnacle at The Strand seller guide or our seller guide to The Strand, and call Jesse direct at (239) 898-6072.
McGreevy and Comisar is a top-reviewed Pinnacle at The Strand buyer's agent 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.
★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Sherry Warga, verified Google review
At The Pinnacle the answers sit in a 2022 restated declaration, two estoppels and a club brochure. Research is the job.
★★★★★ “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!” Laura Zegarac, verified Google review
A 30-day association approval and a condominium loan review run smoothly when someone is answering questions the same day.
★★★★★ “Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process.” Andrew Capriglione, verified Google review
Many Pinnacle buyers buy from out of state. Listening first is how we match the plan and the row.
McGreevy and Comisar are the Domain Realty team behind this Pinnacle at The Strand buyer guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. They read the Pinnacle declarations, the 2022 restated declaration and every Pinnacle sale of the last five years, and they show homes behind The Strand's gate every week.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty. He runs tours, video walk-throughs, offers and inspections for Pinnacle buyers. 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, in the business since October 2004. He runs the data, the comparable sales behind your offer and the association, estoppel and club paperwork. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.
If The Pinnacle has nothing for sale when you are ready, our buyer guide to The Strand compares all fifteen neighborhoods, and our guide to The Strand covers the community, the club and the master association.
These Pinnacle at The Strand buyer questions are answered from the Pinnacle 2022 restated declaration, the recorded declarations, the master association's and club's published documents, Florida statutes, FEMA, Collier County and its school district, and the Southwest Florida MLS Matrix, retrieved September 26, 2026. Call Marc at (239) 287-5873 for anything not answered here.
A Chapter 718 condominium of 112 two-story coach homes in 28 buildings of four on Pinnacle Lane, at the north end of The Strand in North Naples, FL 34110, run by one merged association.
None were active or pending on September 26, 2026. Call Marc at (239) 287-5873 to hear about the next one first.
$565,000 (1,633 sq ft, February 2026) and $654,000 (2,150 sq ft, June 2026); over 36 months, 15 closings at a $654,000 median.
Two: 1,633 square feet (two bedrooms plus den, or three bedrooms, two baths) and 2,150 square feet (three bedrooms plus den, two baths).
Yes. Every home has its own garage, which must hold one car or golf cart and may not become living space.
The 1,633 plan if you want the lower price and the plan buyers compete for at resale; the 2,150 plan if you want the den and more space per dollar.
The south row overlooks the lake with four lighted fountains; the north row backs onto a golf hole.
Parker-Strand IV, Inc., a Jack Parker company, from 2000 to 2003.
The Pinnacle and master assessments are not published; the estoppels or the budget give them. The club's Social dues are $4,162 for 2026.
Yes, at the Social level, with no initiation fee for Strand homeowners. Golf and sport are optional upgrades.
No. The Strand is not on the Florida Commerce Official List of Special Districts.
Yes. It has 30 days after a complete application to decide, and you pay to record the certificate of approval.
Only for good cause listed in Section 14.2(D), such as delinquency to the association, false information or a purchase that would give you more than two units.
Yes, if one family is designated as the primary occupants (Section 14.2(C)).
No more than two at a time (Section 12.1).
No. Section 12.6 imposes no restriction on occupancy by minors.
Yes, for 30 days or one month up to 12 months, no more than three times in 12 months, with approval, while no more than 25% of the homes are leased.
No. Advertising for daily or weekly rental on short-term rental sites is prohibited, and every Strand lease runs at least 30 days.
Yes, with board approval, up to two dogs and cats combined, leashed outside the home and never in the pool area.
No. Pets are not allowed in leased homes.
Only with written approval and approved sound insulation meeting a minimum IIC rating of 70 (Section 12.5).
Boats, trailers and RVs only inside an enclosed garage; pickups up to one-half ton garaged overnight; no full-size vans (Section 12.8).
Not with charcoal or gas; built-in electric grills are allowed where the code permits (Section 12.16).
Zone X on the effective and preliminary FEMA maps, with ground about 14.1 feet above sea level.
A lender does not require it in Zone X; many owners still buy it, and Collier County's CRS Class 5 rating gives NFIP policyholders a 25% discount.
Zone D.
The association insures the building, including windstorm; your HO-6 covers interior finishes, appliances, contents and liability.
The buildings are two-story, the mandates start at three habitable stories, and no Strand building is on Collier County's milestone list.
Only if the project or the unit is approved; check the HUD condominium look-up for current status.
In Collier County the buyer customarily pays the owner's title policy; the contract controls.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027.
Vanderbilt Beach is about 6.2 miles and 12 minutes from the Strand Boulevard entrance, plus up to 2 miles from the north end.
The east-end buildings sit roughly 400 feet from the interstate, and the Immokalee Road interchange is about a minute from the entrance.
Cardinal Management Group, (239) 774-0723.
Same builder family and format; over 36 months The Pinnacle sold at a $654,000 median in 20 days and Clubside at $590,000 in 62, with tighter Pinnacle leasing rules.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with a Pinnacle read built from every closing of the last five years.
Every Pinnacle at The Strand fact on this buyer guide comes from the recorded Pinnacle declarations, the association's 2022 restated declaration, the master association's and the club's published documents, Florida statutes and agency pages, FEMA, Collier County and its school district, FDOT, lending guides, or the Southwest Florida MLS Matrix, retrieved September 26, 2026.
These are the official documents a Pinnacle buyer should read before writing an offer, linked at the authority that issued them. The association's restated declaration, rules, resolutions and lease application are listed on its own website.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| The Pinnacle I at The Strand, a Condominium | Recorded with the Collier County Clerk | January 11, 2001 | The first 56 homes, phases, common elements and plot plans | View O.R. 2764, Page 1564 at the Clerk |
| Pinnacle neighborhood declaration of restrictions | Recorded with the Collier County Clerk | January 11, 2001 | The neighborhood declaration later amended and restated in 2022 | View O.R. 2764, Page 1505 at the Clerk |
| The Pinnacle II at The Strand, a Condominium | Recorded with the Collier County Clerk | February 4, 2002 | The second 56 homes and their phases | View O.R. 2975, Page 1142 at the Clerk |
| 2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Neighborhood vote counts, including 112 for The Pinnacle | Download the notice |
| Gate transponder form | The Strand Master Property Owners Association | August 1, 2025 | Transponder price and eligibility for owners and approved renters | Download the form |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, dues and upgrade options | Download the brochure |
| Milestone buildings list | Collier County | As of January 2026 | Condominium buildings subject to milestone inspection (no Strand building listed) | Download from Collier County |
| Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | The wind mitigation inspection an HO-6 insurer reads | Download the form |
| PUD master list | Collier County | June 11, 2026 | Pelican Strand PUD status, built out | Download from Collier County |
Three records that matter here are not public and cannot be linked: the Pinnacle association's adopted budget and financial reports, behind the manager's owner portal since May 15, 2023; the master association's budget, behind its owner login; and the 2022 Amended and Restated Declaration's recording reference, which the association lists on its official business page but which we did not locate in the Clerk's index. Each appears on the estoppel certificates or from the closing agent.
You reach the Pinnacle at The Strand buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or by asking for a buyer consultation online. McGreevy and Comisar work from an office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and The Pinnacle is part of the North Naples market they work every week.
If you are thinking, "I want to buy a coach home at The Pinnacle at The Strand, and I need someone who knows the two plans, 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 The Pinnacle at The Strand, read our guide to The Pinnacle at The Strand, or see how we represent buyers in Southwest Florida. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Already own a Pinnacle home? Read our guide to selling a home in The Pinnacle at The Strand or request a free valuation of your Pinnacle at The Strand home.
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). Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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. McGreevy and Comisar, Pinnacle at The Strand buyer team. Brokered by Domain Realty.