Updated September 2026
Buy a single-family home in The Strand with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Street, roof, flood and application answers before you offer on one of 121 pool homes. Call (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Buying a single-family home in The Strand takes four decisions before an offer: which of the six streets and which lot fits you, because prices and settings differ street by street; what the roof's age and approval mean under the board's roof policy; whether you are ready for the association's Tenant Evaluation application; and how the $1,525 quarterly fee, the $4,162 club dues and your reset property taxes add up.
Single Family Homes at The Strand is 121 detached custom pool homes on Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive, Barclay Lane and three Strand Boulevard lots, inside The Strand, the gated golf community at Immokalee Road and I-75 in North Naples, ZIP 34110. Our complete guide to Single Family Homes at The Strand covers its history, the four replats, the amenities, the permits and the road projects nearby. This page is for the buyer: what sold and for how much, which street and plan fit, what you will pay every year, which rules decide whether a home works for you, which documents Florida law puts in your hands, and how we negotiate here. Call Marc 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 121 homes sit in three pods: Whisperwood Court, Rolling Oaks Court, Marble Court and Rolling Pines Drive west of Strand Boulevard; Amberwood Drive's loop around its own lake to the north; and Barclay Lane with the Strand Boulevard lots to the northeast. Lots run 0.25 to 0.46 acres on the county roll. Over five years Amberwood Drive's sales ran $1,849,000 to $2,400,000 and Barclay Lane's recorded a $1,128,000 median. Your street sets your budget before your kitchen does.
Every roof project needs the association board's approval under section 4.1 of the covenants, and the board has said that on older tile roofs it "will require full replacement of the roof" rather than a tile patch in most cases. A home with an original roof may turn one storm claim into a full roof. Ask for the permit date and the approval on every home you consider.
The association routes every sale through Tenant Evaluation under community code 14703; the application may request a credit report, a background check and income verification, and "the community association and its Board of Directors make the final decision." Build that step into your contract and closing date.
Every owner belongs to The Strand Homeowners' Association, which sets the fee and the rules on these streets; The Strand Master Property Owners Association, which runs the gate, the boulevards and the lakes; and The Club at The Strand, as a mandatory Social member at $4,162 for 2026 with no initiation for homeowners.
No neighborhood clubhouse or community pool, because every home has its own; no boat docks; no community development district; and no single-family home for sale on September 26, 2026. The shared amenities are the six dead-end streets, the cul-de-sac gardens and the club down Strand Boulevard.
Strand single-family buyers work with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, because a purchase here turns on details a listing rarely shows: the street's and plan's own sales, the roof's permit and board approval, the address point's flood zone, the owners-only documents and the application. We read them before you offer.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing agents across the city, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side.
We tracked all 24 single-family closings the Southwest Florida MLS recorded over five years, the listings on September 26, 2026 (there were none), every recorded deed on the 121 lots back to 1997, the 2026 preliminary county roll, FEMA's effective and preliminary maps for every address point, the school zones for every street and every notice the association has published. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The numbers here are the market's.
Marc Comisar runs the buyer side: showings through the gatehouse, the lender conversation, inspections, the roof and cage questions and the Tenant Evaluation application. Jesse McGreevy runs the pricing analysis, the document review and the contract. Reach Marc at (239) 287-5873 or Jesse at (239) 898-6072, and read more about the partnership on our about McGreevy and Comisar page.
This buyer guide runs from the market and the street choice, through one purchase walked through from the record, the comparison with The Links, the yearly cost, the rules, financing, the documents to read, flood and insurance, the steps, how we search and negotiate, closing costs and representation, schools and daily life, to the consultation, reviews and the buyer FAQ.
The Strand single-family market is thin and tight for buyers: 14 MLS closings in 36 months at a $1,775,000 median, only four in the last twelve months, and no active or pending listing on September 26, 2026. A buyer here plans ahead, gets pre-approved and has the roof, flood and application questions answered before the right home appears.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Fourteen closings from September 27, 2023 to September 26, 2026, from $898,900 to $2,895,000, at a $1,775,000 median (n = 14, even, the mean of $1,750,000 and $1,800,000) and $586.89 per living square foot (n = 13). The median buyer paid 92.55% of the final list price (n = 12, even) after 35 days on market (n = 12, even), with the two records entered after closing and not marketed on the MLS left out.
| Price band | Sales, 36 months | What the band bought |
|---|---|---|
| Under $1,500,000 | 3 | Three-bedroom homes of 2,462 to 2,870 sq ft on Whisperwood Court and Barclay Lane |
| $1,500,000 to $1,999,999 | 6 | Three-bedroom-plus-den homes to 2,935 sq ft and four-bedroom-plus-den homes of 3,133 to 3,408 sq ft |
| $2,000,000 and over | 5 | Four-bedroom-plus-den homes of 3,133 to 3,850 sq ft, and one six-bedroom home of 4,892 sq ft |
Southwest Florida MLS Matrix, closings September 27, 2023 to September 26, 2026. The $1,800,000 sale in the middle band was entered after closing and carries no living area.
Live count: no single-family home on the six streets was active, pending or contingent on September 26, 2026. Listings change daily; for today's list and for homes about to come to market, Call Marc at (239) 287-5873 or ask for a personalized buyer consultation for the single-family streets.
The county's recorded sales file, in data files dated August 29, 2026, records 11 qualified single-family sales in the 36 months to August 28, 2026 at a $1,970,000 median. It also shows how long owners stay: 51 of the 120 homes with a recorded sale for value last sold for value in 2013 or earlier.
With nothing listed, a buyer's leverage is readiness, not price: a lender approval or proof of funds, an insurance quote plan, the application started at contract and a short inspection period. The record also shows the other side: three homes in 36 months waited 128 to 218 days and closed at 90.74% to 96.19% of their final list prices. When a home is priced above its plan's record, patience pays.
The street and plan that fit you depend on lot, setting and size. Amberwood Drive's lake loop carries the highest values, the southern pod mixes preserve, lake and golf, and Barclay Lane offers the smallest lots and lowest prices. Four-bedroom-plus-den plans of 3,100 to 3,850 square feet are the core of what sells; three-bedroom plans run about 2,450 to 3,150.
| Street | Homes | Years built | Median lot | Setting | Five-year MLS sales | Zone AH address points |
|---|---|---|---|---|---|---|
| Whisperwood Court | 26 | 1998 to 2001 | 0.33 acres | Between Strand Boulevard, a lake and golf holes | 7 | 0 |
| Rolling Oaks Court | 13 | 1998 to 2001 | 0.31 acres | Lake and golf | 3 | 0 |
| Marble Court | 15 | 1998 to 2002 | 0.32 acres | Wooded preserve to the west | 2 | 1 |
| Rolling Pines Drive | 11 | 1999 to 2016 | 0.34 acres | Wooded preserve to the west | 3 | 0 |
| Amberwood Drive | 26 | 2000 to 2019 | 0.33 acres | A loop around its own lake | 4 | 0 |
| Barclay Lane | 27 | 2000 to 2007 | 0.26 acres | Fairway and lake on the east | 5 | 3 |
| Strand Boulevard lots | 3 | 2000 to 2005 | 0.35 acres | At the Barclay Lane entrance | 0 | 2 |
Sources: the 2026 preliminary county roll (files dated August 29, 2026); Southwest Florida MLS Matrix, retrieved September 26, 2026; FEMA National Flood Hazard Layer, queried September 29, 2026.
Twenty-six homes circling their own lake, built 2000 to 2019, with the highest median county just value of the six streets, $1,411,021. All four five-year MLS sales closed at $1,849,000 or more. If water behind the pool is the priority and the budget reaches the top of the market, start here. Street-by-street county values and the replat history are in our Single Family Homes at The Strand guide.
Whisperwood Court and Rolling Oaks Court are the oldest streets, built as The Strand opened, between Strand Boulevard, a lake and golf holes; Marble Court and Rolling Pines Drive back onto a wooded preserve, where the association once posted a notice of a mother bear and cub. Whisperwood Court has been the most active street, with seven five-year sales from $1,225,000 to $2,075,000.
Twenty-seven homes on the smallest lots, median 0.26 acres, built 2000 to 2007, along fairway and lake, plus three Strand Boulevard lots at the entrance. Barclay Lane recorded the lowest five-year prices, a $1,128,000 median, and it holds three of the six Zone AH address points, at its north end. It is the entry point to the single-family streets.
The 24 homes sold since 2022 ran 2,462 to 4,892 square feet of living area: eight three-bedroom homes, three four-bedroom homes without a den, eleven four-bedroom-plus-den homes, one five-bedroom and one six-bedroom home. Neither the MLS record nor the county roll marks story count, so we confirm it from each home's plan.
All 121 lots carry a pool on the county roll and 100 also a spa. The cage, its screens, the pool heater and the pool equipment are the owner's, and after Irma the association put a replacement cage at "anywhere from $30 to $50 K." Inspect the cage as carefully as the roof.
Tell us which street, which setting and which plan you want, and we will set up an alert and a pre-approved offer plan before the next listing appears. Call Marc at (239) 287-5873 for a personalized buyer consultation for the single-family streets, or read how we represent buyers in Southwest Florida.
The clearest buyer lesson in the record is two Whisperwood Court purchases five months apart in 2025: a three-bedroom-plus-den home that listed at $1,350,000, waited 218 days and closed at $1,225,000, and a four-bedroom-plus-den home that closed at $2,075,000 the day it reached the MLS, 0 days on market, at 90.22% of a $2,300,000 list price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
A 2,806 square foot three-bedroom-plus-den home with 3 baths. Its final list price was $1,350,000; it sat 218 days, the longest marketing period in the five-year record, and closed on January 29, 2025 at $1,225,000, 90.74% of list, or $436.56 per living square foot. The buyer who waited bought at the lowest per-foot price of any marketed, qualified single-family sale in 36 months.
A 3,185 square foot four-bedroom-plus-den home with 3.5 baths. Its final list price was $2,300,000; it closed on June 11, 2025 at $2,075,000, 90.22% of list, $651.49 per living square foot, with 0 days on market, the pattern of a price agreed before or as the listing went live. The buyer paid the highest per-foot price of the 36 months for a home that never sat.
The county's qualified sales file records four single-family sales in 2025 at a $1,675,000 median, the mean of the middle pair. That matches the four 2025 MLS sales other than the October 2025 Barclay Lane sale at $898,900, which the county coded not qualified, so both Whisperwood Court purchases read as ordinary open-market transfers.
Two different strategies, both right for their home. A home priced above its plan's record rewards patience: the 2025 three-bedroom buyer negotiated nearly 10% off the final list price after the home had sat for months. A home priced at its record, with the plan and condition buyers want, sells before most buyers see it, so the buyer who wins it is the one already approved, already informed and already working with an agent who hears about it first.
Buy Single Family Homes at The Strand if you want the most land and house behind the gate, a lake or preserve setting, a custom plan and a published fee; buy The Links at The Strand if you want a golf view from every home, a newer uniform build, no transfer approval and a five-year median about $600,000 lower.
| Question | Single Family Homes at The Strand | The Links at The Strand |
|---|---|---|
| Homes | 121 on six streets plus three Strand Boulevard lots | 54 on Fairway Court |
| Built, county roll | Mostly 1998 to 2005, many builders | 2000 to 2003, one developer |
| Lot size, county roll | 0.25 to 0.46 acres, median 0.32 | 0.17 to 0.28 acres, median 0.19 |
| MLS living area, five-year sales | 2,462 to 4,892 sq ft | 2,091 to 3,300 sq ft |
| Setting | Lakes, preserve and golf, by street | Every home on Savannah holes 4, 5 or 6 |
| Association fee | Published: $1,525 a quarter in 2026 | Not published; the recorded declaration puts each lot's lawn and the master share in it |
| Approval to buy | Tenant Evaluation; the board makes the final decision | None: "There shall be no restrictions on transfers of Lots" |
| Minimum lease | 30 days under the master declaration; tenants screened | 30 days, at most three leases a year |
| Roof | Owner's; every roof project needs board approval | Owner's; changes need master association approval |
| Five-year MLS median | $1,775,000 (24 sales, even n) | $1,167,500 (10 sales, even n) |
| Median $ per living sq ft, five years | $557.76 | $425.17 |
| Last 12 months | 4 sales, median $1,650,000 (even n) | 6 sales, median $1,265,000 (even n) |
| Homestead share, 2026 roll | 82 of 121 (67.8%) | 36 of 54 (66.7%) |
| Non-homestead tax median, 2026 roll | $11,251.15 | $7,791.12 |
| FEMA effective zones at the address points | 111 Zone X, 4 shaded Zone X, 6 Zone AH of 121 | 43 Zone X, 6 shaded Zone X, 6 Zone AH of 55 |
Sources: the association's forms page and notices; The Links declaration recorded with the Collier County Clerk; the master association's Links page; the 2026 preliminary county roll; FEMA National Flood Hazard Layer; Southwest Florida MLS Matrix, retrieved September 26, 2026.
A buyer who wants a quarter acre or more, four or five bedrooms plus a den, a lake or preserve behind a private pool, a custom-built house, a fee to budget to the dollar and the smaller flood-zone exposure of the two by share of address points, and who accepts the top price in The Strand, an application, the board's roof policy and older homes.
A buyer who wants a golf view from every home, a uniform 2000 to 2003 build, a smaller lot with the lawn in the fee by recorded declaration, no transfer approval and a lower price. Our guide to buying a home in The Links at The Strand covers that side, and our Links guide has the full record.
A three-bedroom single-family home and a Links home of similar size are the real substitutes. Compare them per living square foot and per acre of lot, then add the yearly cost: the single-family fee is published, the Links fee is not, and the non-homestead tax medians differ by about $3,460.
To own a Strand single-family home in 2026 you pay four layers: the association's published $1,525 a quarter, $6,100 a year; the club's mandatory $4,162 Social dues; property taxes that reset to your purchase price; and your own homeowner's and, where needed, flood insurance. Together the fee and the dues are $10,262 before taxes and insurance.
| Item | 2026 amount | Source |
|---|---|---|
| Association assessment | $1,525 a quarter, $6,100 a year | Association forms page |
| Capital contribution, once at closing | One quarter's assessment, $1,525 | Association forms page |
| Club Social dues | $4,162 a year, mandatory, no initiation for Strand homeowners | Club 2026 Membership Brochure |
| Golf membership | Optional; Full or Family Golf at a $100,000 initiation | Club 2026 Membership Brochure |
| Master association share | Not published; confirm on the estoppel whether the $1,525 includes it | Estoppel certificate |
| Gate transponders | $20 each | Master association transponder form |
| CDD | None | Florida Commerce Official List of Special Districts |
| Property tax | Resets to your purchase price; non-homestead median on the 2026 roll $11,251.15 | 2026 preliminary county roll |
The association's forms page states "2026 Quarterly Assessment: $1,525.00." Every other Strand neighborhood association keeps its assessment in an owners-only budget, so this is the one Strand neighborhood where you can budget the fee before calling anyone.
From what the association publicly does: the six streets, which it repaved in 2023; six common tracts with the cul-de-sac gardens; lawn mowing on a posted schedule and centrally run irrigation; mailbox repainting on a cycle; and a professional manager, Seacrest Southwest. The exact scope sits in the owners-only declaration.
The roof, the exterior, the pool and cage, the mailbox, the water line "from the water meter to the house," your insurance, storm cleanup on your own lot, and your water, electric and internet accounts apart from the master association's bulk cable agreement.
On the 2026 preliminary roll the median non-homestead bill on the six streets was $11,251.15 (n = 39, odd) and the median homestead bill $7,035.91 (n = 82, even). Florida's homestead cap resets after a sale, so a buyer paying about $1.75 million who will not homestead should expect a bill above the non-homestead median; budget from your price, not the seller's bill.
Association fee $6,100 and club dues $4,162 make $10,262 for 2026, before property taxes, homeowner's insurance, flood insurance where needed, pool service, utilities and maintenance. We build this table for your specific home with real quotes before you offer.
The rules that decide whether a Strand single-family home works for you are the buyer application, the roof and architectural approvals, the 30-day minimum lease, the business-use limit, the pet rules, and the association's controls on signs, parking, golf carts and irrigation. The full text sits in owners-only documents; the association's public notices quote the key rules.
Tenant Evaluation, community code 14703, for every buyer and tenant; the board makes the final decision. Start it the day your contract is signed.
Any change to the exterior needs an Architectural Review Board form, and every roof project needs board approval. Replacements and alterations must be "consistent with the original design." A larger project may also need the master association's review and Collier County permits.
Leases of 30 days or more under the master declaration, every tenant screened through Tenant Evaluation; no nightly or weekly rentals. Any added single-family lease limit is in the owners-only declaration, which we read for you before an offer if you plan to lease.
A home office is fine; a business that brings non-residents to the house is not. The February 2022 notice bars any business "that involves people coming onto the property who do not reside there."
The master declaration allows two domestic animals per parcel, and the association's rules follow the master association's April 2022 pet restrictions; no public document sets a breed list or weight limit for these homes.
The December 2022 rules revision updated restrictions on "pets, signage, golf cart usage, parking, etc." Sprinkler timers are set by the landscaper and "should not be adjusted by the homeowner," and the June 2026 letter calls irrigation water "a limited resource." Plan off-site storage for a boat, trailer or work truck.
No public association or master document describes these homes as housing for older persons, and The Strand is not a 55+ community.
You finance a Strand single-family home like any detached home in a homeowners' association: there is no condominium project review, so the lender looks at you, the appraisal and the insurance. At these prices many loans exceed conforming limits, the appraisal leans on a thin record, and the insurance quote turns on the roof.
These are fee-simple lots and houses under Chapter 720, not condominium units, so the lender does not run a condominium project approval. The association's estoppel certificate and the disclosure summary are still part of the file.
With four sales in twelve months, an appraiser may reach back 36 months or outside The Strand for comparables. We hand the appraiser the plan-and-street sales so the appraisal reads the right record.
The lender needs a binder before closing, and the quote depends on the roof's age and material, the openings and the wind mitigation report. Get the roof permit and the wind mitigation report in week one.
A cash buyer skips the appraisal and the lender's insurance requirement but still needs the Tenant Evaluation approval, the estoppel certificates and, for peace of mind, the same inspections.
Before buying a Strand single-family home, read the homeowners' association disclosure summary required by section 720.401, the owners-only declaration, rules and budget, both estoppel certificates, the home's Collier County permit history and roof approval, and the club's 2026 Membership Brochure. Each one answers a question the listing does not.
Florida requires the seller to give you a disclosure summary before you sign, stating that membership in the association is mandatory, that recorded covenants govern the property and that assessments are owed and may change. If you do not receive it before signing, the contract is voidable by you before closing. We make sure it is in your hands first.
The association keeps its declaration, rules, assessment collection and fining policy in an owners-only section of its website. You read them during the contract, so we build a document-review period into your offer and read them with you, starting with section 4.1 on roofs and alterations, section 10.27 on business use and the leasing article.
Under section 720.30851 the single-family association and the master association each certify what is owed on the home: the regular assessment, unpaid balances, the capital contribution and any special assessment adopted. The single-family certificate is also where to confirm whether the $1,525 includes the master share, and whether the three Strand Boulevard lots are members, which we confirm for any home there.
The county's permit records, not the listing's remarks, tell you when the roof, windows, cage, pool equipment and air conditioning were last replaced on a home that may be 27 years old. The roof's board approval comes from the manager. We pull both before your inspection.
The Club at The Strand's 2026 Membership Brochure sets the Social dues you inherit, $4,162, and the optional Sport and Golf tiers. Dues change each season, so read the current brochure before an offer.
You check flood, storm and insurance for a Strand single-family home by finding the home's address point on FEMA's effective and preliminary maps, getting the elevation certificate where the map calls for one, reading the roof's age and approval, and getting a homeowner's quote with the wind mitigation report in hand before your inspection period ends.
On FEMA's effective map, 111 of the 121 address points are unshaded Zone X, 4 on Barclay Lane are shaded Zone X, and 6 fall in Zone AH: three at Barclay Lane's north end, one on Marble Court and two of the Strand Boulevard lots. Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive and Amberwood Drive are entirely Zone X. FEMA's preliminary maps put all 121 in unshaded Zone X, and Collier County opened a 90-day appeal period on August 19, 2026; until the new maps take effect, the effective map governs.
The USGS elevation service put the ground at 15.4 to 16.3 feet at one mid-street point on each street, and Collier County places all seven addressed streets in Evacuation Zone D, called only after Zones A, B and C. The National Hurricane Center's worst-case surge maps show no surge at The Strand's test point in Category 1 or 2 scenarios.
After Irma in 2017 the association reported "major damage to vegetation, trees and some pool cages." After Ian in 2022 its president wrote that "The Strand held up quite well," and that "maintaining electricity was a key factor in limiting the potential damage." The damage these homes take is wind damage to roofs, cages and trees.
By the county roll, 92 of the 121 homes were completed from 1998 to 2001 and 29 in 2002 or later, and the statewide Florida Building Code took effect March 1, 2002. Older homes vary with each builder and each upgrade, so the wind mitigation report is the document that shows what a specific house has.
The association insures only its common areas, so you insure the whole house, including windstorm. The roof's age and material drive the premium more than anything else here, and the association's notice reminded owners that a hurricane deductible is "usually 2% to 5% of the policy."
A lender will require flood insurance where the structure is in Zone AH on the effective map; in Zone X it is optional and usually inexpensive under FEMA's Risk Rating 2.0. Unincorporated Collier County participates in FEMA's Community Rating System, which discounts National Flood Insurance Program premiums countywide.
The steps to buy a Strand single-family home run from budgeting the whole year and choosing the street, through financing, reading the documents and writing the offer, to inspection and insurance, the association's Tenant Evaluation decision, the estoppels and closing. Each step has a Strand-specific item.
Fee $6,100, club dues $4,162, taxes at your price, insurance at your home's roof age and flood zone, and a reserve for a roof if the one on the house is original.
Lake loop, preserve, golf or the Barclay Lane entry point. Drive the six streets with us and look at the backyards from the air.
A lender approval sized to the band you want, or proof of funds, ready before a listing appears, because the best homes here have sold with 0 days on market.
The disclosure summary, the published notices on roofs, business use and signs, and the club brochure, so the owners-only documents hold no surprise.
Price from the plan's and street's record, a document-review period, an inspection period long enough for roof and insurance quotes, and a closing date that allows for the application.
A full inspection, a wind mitigation report and a four-point if your insurer asks for one, the roof permit and approval, and binding quotes for homeowner's and, where needed, flood insurance.
Submit the Tenant Evaluation application the day the contract is signed, with every item it asks for, so the board's decision arrives well before closing.
Both estoppel certificates, the capital contribution, the prorated quarter, your gate transponders and the settlement statement. Then the keys and the club welcome.
We find you the right Strand single-family home with alerts set to your street, plan and setting, a screen we run on every listing before you tour it, off-market conversations with owners who have not listed, and a rule that the documents come before the emotion. With four sales a year, being first matters.
An alert for the six streets and the Strand Boulevard lots, filtered by bedrooms, den, lot and setting, so you hear about a listing the hour it posts.
Street and plan comparables, the roof's permit and approval, the flood zone at the address point, the permit history, the club and fee picture, and any lease in place. You see the screen before the showing.
With 51 of 120 homes last sold for value in 2013 or earlier, many owners have not tested the market in years. We reach out to owners on these streets for buyers who are ready, and we often hear about a home before it lists.
A pool at sunset sells a home; a 20-year-old tile roof under the board's policy can cost a buyer a new roof. We put the roof and flood facts in front of you before you fall for the lanai.
We negotiate for you on the single-family streets from the plan's and street's recorded sales, with patience when a home is priced above its record and speed when it is priced at it, a roof credit when the roof is a replacement in waiting, inspection requests that matter, and timeline protection for the application.
Your offer starts from the 36-month sales of the same plan, adjusted for street, lot, setting, roof and condition, not from the list price and not from the $2,895,000 high.
Three homes in 36 months waited 128 to 218 days and closed at 90.74% to 96.19% of their final list prices. When a home is priced above its record, we write to the record and let time work for you.
Three homes in 36 months closed with 0 days on market. When a home is priced at its record and fits you, a clean, approved offer with a short inspection period wins it.
An original tile roof on a 1999 home is a known future cost under the board's policy. We price it with a roofer's estimate and ask for a credit or a price that reflects it.
We ask for what matters to safety, insurance and the board's standards: roof leaks, electrical hazards, pool and cage defects and unpermitted work, and a credit rather than a seller's rushed repair.
Your contract carries a document-review period and a closing date that allows for the Tenant Evaluation decision, so the application never puts your deposit at risk.
Buyer closing costs for a Strand single-family home include the owner's title insurance policy, which the buyer customarily pays in Collier County at a state-promulgated rate, loan costs if you finance, the association's capital contribution of $1,525 at the 2026 rate, the Tenant Evaluation fee, gate transponders at $20 each, and prorated taxes and assessments.
In Collier County the buyer customarily selects the closing agent and pays the owner's title policy. Florida promulgates the premium under rule 69O-186.003 of the Florida Administrative Code, so the premium is the same at every title company; the contract controls who pays.
Lender fees, the appraisal, prepaid interest and the escrow for insurance and taxes, set out on your lender's loan estimate.
The capital contribution of one quarter's assessment, the Tenant Evaluation application fee shown in the application portal, any master association charge stated on its estoppel, and $20 per gate transponder.
Collier County taxes are paid in arrears each November, so the seller credits you for the days the seller owned the home in the current year.
We prepare an estimated closing statement for your price and loan before you write an offer, so the cash to close is a known number.
Since the practice changes of August 17, 2024, a buyer signs a written agreement with the buyer's own agent before touring, compensation is negotiated in writing, and offers of compensation are not advertised on the MLS. We explain the agreement and its terms in our first conversation.
The agreement states what we do for you, for how long, and how we are paid. It is negotiable, and you sign it before we tour a home together.
A seller may offer to pay some or all of a buyer's agent fee, or you may pay it, or the two may be combined in the contract. We show you how each option affects your offer.
The record for every home before you tour it, the roof, flood and document screen, an offer priced from the plan's sales, the application managed, and both partners on the deal from first showing to closing.
A Strand single-family address comes with Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, all graded A by the state in 2024, 2025 and 2026; a staffed gatehouse; lawn mowing and irrigation by the association's landscaper; Tuesday trash pickup; and I-75 about a minute from the main entrance.
| 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' address database, queried September 29, 2026, one search per street, returned the same three schools for every address on the six streets. Aubrey Rogers High opened in August 2023, which is why older listings name a different high school. Zones change, so confirm any address in the district's public school zone lookup before relying on it.
The association's landscaper mows on a posted schedule and sets the sprinkler timers; the master association runs the gatehouse, the boulevards, the lakes and the bulk Comcast agreement; trash pickup is Tuesday, per the association's 2023 paving letter; mailboxes belong to each homeowner and are repainted by the association on a cycle; and the water line from the meter to the house is the owner's.
The Strand's main gatehouse on Strand Boulevard is staffed, and residents use windshield transponders, $20 each, issued to "residents, members, and approved renters only." All six single-family streets open off Strand Boulevard inside the gate. The club, the master association's services and the community's other neighborhoods are covered in our guide to The Strand.
| Destination | Distance or time from Strand Boulevard at Immokalee Road |
|---|---|
| I-75 interchange | 0.4 miles, about 1 minute |
| NCH North Naples Hospital | about 6 minutes |
| Mercato shopping | 4.8 miles |
| Vanderbilt Beach | 6.2 miles, about 12 minutes |
| Downtown Naples, Fifth Avenue South | about 20 minutes |
| Southwest Florida International Airport | about 25 minutes |
Free-flow times from the OSRM routing engine, measured September 2026 from the main entrance; add a few minutes from the single-family streets.
FDOT's I-75 widening, project 452544-1, adds lanes along The Strand's east edge with construction starting from fall 2026, and project 454099-1 redesigns the I-75 interchange at Immokalee Road. Whisperwood Court and Barclay Lane are the single-family streets closest to the interstate, roughly a third of a mile west of it with golf holes, lakes and condominium buildings between.
You get a personalized Strand single-family buyer consultation by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. In one conversation we cover which street, plan and setting fit your budget, the homes likely to come up, the fee and club cost, the roof and flood questions, the application and a plan to be first when the right home lists.
Your budget against the 36-month plan-and-street record; the yearly cost table; the roof, flood and permit screen; the application timeline; financing and insurance; and an alert set to your criteria.
Call Marc at (239) 287-5873 or Jesse at (239) 898-6072, email [email protected], or visit the office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Ask for a personalized buyer consultation for the single-family streets, and read how we represent buyers in Southwest Florida. For the whole community, see buying a home in The Strand.
Thirty owners on these streets live in another state. We tour by video, send the aerial and the document screen, and hold the home with a clean offer while you plan a visit.
If you already own a single-family home in The Strand and are moving within the gate or out of it, start with what is my single-family home in The Strand worth and how we sell a Strand single-family home, then Call Jesse direct at (239) 898-6072 to time the two transactions together.
Marc Comisar is a top-reviewed Strand single-family buyer's agent, and the quotes below are five-star client reviews from the McGreevy and Comisar Google profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "After working with Jesse and his team at Domain, my wife and I would never use another realtor for any buying or selling here in Florida! We used Jesse to represent us on purchasing a property in Naples, and he worked our deal like it was for him! 100% satisfied and couldn't recommend more." Verified Google review
★★★★★ "Jesse is the best Realtor I have used. He found us our dream home even though it took months as we were not the easiest to please." Verified Google review
With four single-family sales a year, months is often what it takes.
★★★★★ "He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!" Verified Google review
When a home here is priced at its record, speed wins it.
★★★★★ "Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence." Verified Google review
Strand single-family buyers work directly with Marc Comisar and Jesse McGreevy, not a call center. Jesse has been in the business since October 2004, the team launched in October 2008, and both read every single-family sale of the last five years, the association's notices and FEMA's maps for every address point before writing this page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs showings through the gatehouse, the lender and insurance conversations, inspections and the application. Reach him at (239) 287-5873, and read his profile on the 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, the document review and the contract. Reach him at (239) 898-6072, and read his profile on the Jesse McGreevy agent page.
Treating The Strand's $610,000 median as relevant, missing the board's roof policy, describing a Zone AH address point as Zone X, assuming the fee includes the master share, forgetting the Tenant Evaluation application in the closing date, or pricing a three-bedroom home off the $2,895,000 sale. Each one costs a buyer money or a 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, Florida license SL3101296. Marc Comisar, Florida license BK3060671. Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
These are the questions buyers ask us about the single-family streets, with each answer drawn from the Southwest Florida MLS Matrix (retrieved September 26, 2026), the county's 2026 preliminary roll and recorded sales, the association's published forms and notices, the master association's and the club's documents, FEMA's maps and Collier County Public Schools.
The 121 detached single-family homes governed by The Strand Homeowners' Association, Inc. inside The Strand, a gated golf community in North Naples. The master association's 2026 ballot lists it as "Single Family Homes," with 121 votes.
Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive and Barclay Lane, the six roadways named in the association's 2023 repaving notice, plus three lots addressed on Strand Boulevard beside the Barclay entrance.
Fourteen sold in 36 months from $898,900 to $2,895,000 at a $1,775,000 median. Four-bedroom-plus-den homes closed at a $1,985,000 median and three-bedroom homes at $1,325,000.
On September 26, 2026, nothing: no active or pending single-family listing on the six streets. Call Marc at (239) 287-5873 to hear about homes before they list.
Owners stay. In the county sales file, 51 of the 120 homes with a recorded sale for value last sold for value in 2013 or earlier, and 82 of 121 carry a homestead exemption. Owners weighing a move can read how we sell a single-family home in The Strand.
Many builders. The lots sold as vacant land, mostly in 1998 and 1999, and building companies and individual owners built on them one at a time.
Mostly from 1998 to 2005 by the county roll, with two built as late as 2016 and 2019.
The homes sold since 2022 had 2,462 to 4,892 square feet of living area; lots run 0.25 to 0.46 acres, median 0.32.
Yes, by the county record: all 121 lots carry a pool, and 100 also a spa.
Amberwood Drive loops around its own lake; Marble Court and Rolling Pines Drive back onto a wooded preserve; Whisperwood Court, Rolling Oaks Court and Barclay Lane mix lake and golf.
$1,525 a quarter for 2026, $6,100 a year, published on the association's forms page, plus a capital contribution of one quarter's assessment from the buyer at closing.
That is not published; the estoppel certificate confirms it.
The association's landscaper mows on a posted schedule and runs the irrigation centrally, per its notices; the exact scope is in the owners-only declaration.
Yes. The Club at The Strand's 2026 Membership Brochure makes Social membership mandatory for every Strand homeowner, at $4,162 with no initiation; golf and sport tiers are optional.
No. Florida Commerce's Official List of Special Districts lists none for The Strand.
They reset to your purchase price. On the 2026 preliminary roll the non-homestead median was $11,251.15 and the homestead median $7,035.91; a buyer at about $1.75 million should budget above the non-homestead median.
Yes, in practice. Every sale runs through Tenant Evaluation, community code 14703, and "the community association and its Board of Directors make the final decision."
It says the association could request a credit report, a criminal background check, an eviction report, proof of income and personal and work verifications.
You are, and every roof project needs board approval; on older tile roofs the board has said it will generally require full replacement rather than tile matching.
If tiles are damaged on an older roof, the 2022 policy says the board "will not approve simply replacing damaged tiles with new tiles but will require full replacement of the roof" in most cases. Check the roof's age and your policy's roof coverage before you buy.
Yes, for 30 days or more under the master declaration, with every tenant screened through Tenant Evaluation; nightly and weekly rentals are not allowed.
A home office, yes; a business that brings non-residents to the house, no.
Yes. The master declaration allows two domestic animals per parcel, and no public document sets a weight limit for these homes.
No. No public association or master document restricts age.
Mostly Zone X: 111 of 121 address points unshaded Zone X, 4 shaded Zone X and 6 Zone AH on the effective map; all 121 Zone X on the preliminary maps.
A lender will require it where the structure is in Zone AH on the effective map; in Zone X it is optional and usually inexpensive. An elevation certificate settles it for a specific home.
Zone D, per Collier County's evacuation layer, called only after Zones A, B and C.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, for every address on the six streets.
Seacrest Southwest Property Management, per the association's management page.
Larger homes and lots, a published fee and buyer screening, at a five-year median about $600,000 higher; The Links offers a golf view from every home and no transfer approval.
Yes. These are fee-simple homes in a homeowners' association, so there is no condominium project review; the lender looks at you, the appraisal and the insurance.
Finding the home is the long part, with four sales a year. Once under contract, the timeline is set by the inspection period, the insurance quotes and the association's decision on the application.
The owner's title policy by Collier custom, loan costs, the $1,525 capital contribution, the application fee, $20 per gate transponder and prorations.
That is set in your written buyer agreement; a seller may offer to pay some or all of it. We explain the options before we tour.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, who tracked every single-family sale of the last five years for this page. Call Marc at (239) 287-5873 or ask for a personalized buyer consultation for the single-family streets.
Every Single Family Homes at The Strand fact a buyer reads on this page comes from the association's published forms and notices, a recorded instrument, a state, county or federal record, the master association's and the club's own published documents, Collier County Public Schools, or the Southwest Florida MLS Matrix, retrieved September 26, 2026. Primary sources are grouped by who issued them and numbered continuously.
The official Single Family Homes at The Strand documents below are published by The Strand Homeowners' Association, the master association, The Club at The Strand, Collier County or the State of Florida. They are the documents a buyer should read before signing, and every row links the authority that holds the current version.
| Document | Issued by | Date | What it covers | Official link |
|---|---|---|---|---|
| Tenant Evaluation sales and lease application | The Strand Homeowners' Association | Current | Buyer and tenant screening under community code 14703; the board makes the final decision | Download the application |
| Architectural Review Board change or maintenance form | The Strand Homeowners' Association | 2022 | Approval for any exterior change, including roofs, cages and paint | Download the ARB form |
| Roof Replacement/Repair notice | The Strand Homeowners' Association | November 16, 2022 | Section 4.1 roof approval and the full-replacement policy | Download the roof notice |
| Business use notice | The Strand Homeowners' Association | February 2, 2022 | Declaration section 10.27 on home businesses | Download the business use notice |
| Revised Rules and Regulations cover letter, revision 9 | The Strand Homeowners' Association | December 2022 | Rules conformed to the April 2022 master amendments on pets, signage, golf carts and parking | Download the cover letter |
| Repaving notice | The Strand Homeowners' Association | May 17, 2023 | The six roadways of the single-family association | Download the repaving notice |
| Irrigation letter to owners | The Strand Homeowners' Association | June 2026 | Centrally managed irrigation and water limits | Download the irrigation letter |
| 2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Votes by neighborhood, including Single Family Homes' 121 | Download the 2026 notice |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, optional golf and sport tiers | Download the club brochure |
| Gate transponder form | The Strand Master Property Owners Association | 2025 | $20 transponders and the renter rule | Download the transponder form |
| Ordinance 02-57, Pelican Strand PUD | Collier County, via the Clerk's board records | November 5, 2002 | Zoning: 1,160-unit cap, 35-foot height limit | Download Ordinance 02-57 |
| Building Bulletin 21 | Collier County | Current | Surveys and elevation certificates | Download Bulletin 21 |
| Uniform mitigation verification form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation form an insurer reads | Download the form |
Three records that decide a single-family sale here are not public and cannot be linked: the recorded declaration and current rules, kept in the association's owners-only section; the association's budget and whether the $1,525 quarterly figure carries the master share; and the master association's assessment. Each appears in the owners' documents or on the estoppel certificates, and we request them by name.
You reach the Strand single-family buyer team, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, 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 single-family streets of The Strand sit inside the North Naples market they work every week.
If you are thinking, "I want to buy a single-family home in The Strand, and I need someone who knows the streets, the roof policy and the application," 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. The full neighborhood record is in our guide to Single Family Homes at The Strand.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Ask for a personalized buyer consultation for the single-family streets and Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling a Strand home first? Get a free single-family valuation in The Strand and Call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.