Buy a Home in The Strand, FL

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

What Does It Take to Buy a Home in The Strand?

Buying a home in The Strand takes three decisions before an offer: which of the 15 neighborhoods fits your budget, whether you are buying a condominium or a homeowners' association home, and how the mandatory $4,162 club social dues fit your monthly cost. Southwest Florida MLS closings over the last 12 months ran $350,000 to $2,000,000, at a median of $610,000.

The Strand is a gated golf community of 1,073 homes at Immokalee Road and I-75 in North Naples, ZIP 34110, inside the market covered in our Naples guide. Our complete guide to The Strand covers its history, the Pelican Strand zoning, all 15 neighborhoods, the club, the golf, the flood maps and the schools. This page is for the buyer: what is for sale and what it sold for, which neighborhood fits which budget, what you will pay every year, which documents Florida law puts in your hands before you sign, and how we negotiate here. Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072 whenever you want to talk it through.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded sales and 2026 preliminary county roll, data files dated August 29, 2026)

You Are Choosing a Neighborhood, Not Just a Gate

The Strand is not one product. Behind one staffed gatehouse on Strand Boulevard sit 15 voting neighborhoods on the master association's 2026 annual meeting notice and ballot: eight-unit condominium buildings, four-unit carriage and coach homes, zero-lot-line villas, pool villas and single-family homes. Over the last five years the Wedge Wood condominiums traded at a median of $445,000 and the single-family association's homes at $1,750,000, so the neighborhood you pick sets your price more than the address does.

Every Owner Joins the Club

Social membership in The Club at The Strand is mandatory for every homeowner, with no initiation fee for Strand owners and annual dues of $4,162 in 2026, per the club's 2026 Membership Brochure. Golf is optional and priced separately. The club is privately owned by The Strand at Naples, LLC, not by the members.

Two Legal Regimes Under One Master Association

About three quarters of Strand homes are condominium units: 780 of them in nine condominium neighborhoods, governed by Chapter 718 of the Florida Statutes. The villas and single-family homes sit in five homeowners' associations under Chapter 720, and every home sits under The Strand Master Property Owners Association, a Chapter 720 association. Which regime governs the home you want decides which disclosure you receive before you sign and how long you have to cancel.

What The Strand Does Not Have

The Strand has no Community Development District, no marina and no boat access; its water is about 75 acres of lakes. There is no mid-rise building: the Pelican Strand zoning caps residential height at 35 feet, and every condominium whose plans we read is two stories. Vacation rentals do not work here, because the master declaration sets a 30-day minimum lease.

Why Do Strand Buyers Work With McGreevy and Comisar?

Strand buyers work with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, because a Strand purchase turns on details a listing never shows: which of 15 associations governs the home, whether it is a condominium, what the unpublished assessments are, what the club upgrade costs, and how the last sales in that exact neighborhood priced. We read them before you offer.

The Record, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

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.

What We Tracked for This Page

In the last 12 months we tracked every Strand closing in the Southwest Florida MLS: 61 closings, 9 active listings, 3 pending with a contingency and 2 pending on September 26, 2026, plus 307 closings over 60 months. We add 51 qualified sales from Collier County's recorded sales, the master association's ballot, the recorded condominium declarations, the club's 2026 brochure and the county, FEMA and school records. We publish no McGreevy and Comisar buyer count for The Strand; the numbers here are the market's.

Who Does the Work

Marc Comisar runs the buyer side: showings, gate access, the lender conversation, inspections and the association applications. 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.

Key Takeaways for a Strand Buyer

The Strand rewards a buyer who knows the numbers by neighborhood. These are the facts that change an offer, each drawn from the Southwest Florida MLS, Collier County's recorded sales, the club's 2026 brochure, the associations' own pages and the county, FEMA and school records, all current as of September 2026.

• 1,073 homes in 15 voting neighborhoods: 780 condominium units and 291 villa and single-family homes, around 27 holes by Gordon G. Lewis.
• Last 12 months: 61 closings at a median of $610,000, $319.46 per square foot, 96.36% of list and 51 days on market; 49 condominium and attached sales at $565,000 and 12 detached sales at $1,265,000.
• Nine homes for sale on September 26, 2026, at a median list price of $618,000, about 1.77 months of supply; five more were under contract.
• Entry point: Wedge Wood, a 60-month median of $445,000; top: the single-family association, $1,750,000.
• Club social membership is mandatory: $4,162 a year, no initiation for Strand homeowners; golf initiation runs $40,000 to $100,000 if you want it.
• No CDD. Only the single-family association publishes its assessment, $1,525 a quarter in 2026, plus a one-quarter capital contribution from the buyer at closing; every other assessment is on the estoppel.
• Condominium or HOA decides your disclosure: section 718.503 documents for a condominium, the section 720.401 summary for a homeowners' association home.
• Flood: all 17 street points tested are in FEMA Zone X, none in a Special Flood Hazard Area; Evacuation Zone D.
• Schools for 2026-2027: Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, all graded A in 2024, 2025 and 2026.
• Leasing: 30-day minimum under the master declaration, with stricter caps in some neighborhoods.

What This Page Covers

This buyer guide to The Strand runs from what it takes to buy here, through the current market, the 15 neighborhoods, prices by neighborhood and plan, the Olde Cypress comparison, financing, the steps to buy, ownership costs, the club, the documents, flood and insurance, the rules, seasonal ownership, the road projects, our search and negotiation, closing costs, buyer representation, daily life, the consultation, reviews and the buyer FAQ.

• What Does It Take to Buy a Home in The Strand?
• Why Do Strand Buyers Work With McGreevy and Comisar?
• Key Takeaways for a Strand Buyer
• What Is The Strand Market Like for Buyers Right Now?
• Which Strand Neighborhood Fits Your Budget and Plans?
• What Does a Strand Home Cost by Neighborhood and Floor Plan?
• The Strand vs Olde Cypress: Which One Should You Buy In?
• How Do You Finance a Home in The Strand?
• What Are the Steps to Buy a Home in The Strand?
• What Will You Pay to Own a Home in The Strand?
• How Does the Mandatory Club Membership Work When You Buy in The Strand?
• What Should You Read Before Buying a Home in The Strand?
• How Do You Check Flood Zone and Insurance for a Strand Home?
• Which Strand Rules Decide Whether a Home Works for You?
• Does The Strand Work for a Seasonal or Second-Home Buyer?
• What Is Changing Around The Strand That a Buyer Should Know?
• How Do We Find You the Right Home in The Strand?
• How Do We Negotiate for You in The Strand?
• What Are Buyer Closing Costs in The Strand?
• How Does Buyer Representation Work After the NAR Settlement?
• What Schools, Healthcare and Daily Life Come With a Strand Address?
• How Do You Get a Personalized Strand Buyer Consultation?
• What Do Buyers Say About Working With McGreevy and Comisar?
• Why Does a Strand Specialist Matter When You Buy?
• Frequently Asked Questions, Buyer Edition: Buying a Home in The Strand
• Sources and Authoritative References
• Downloadable Documents
• How Do You Reach The Strand Buyer Team Today?

What Is The Strand Market Like for Buyers Right Now?

The Strand market is balanced to slightly favor prepared buyers right now: the Southwest Florida MLS shows 61 closings in the last 12 months at a $610,000 median, 9 active listings at a $618,000 median list price and about 1.77 months of supply. Condominiums sit a median 67 days and close near 96% of list, while detached homes still sell in about a week.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development: The Strand, closed September 27, 2025 to September 26, 2026, pulled September 26, 2026)

The Last 12 Months

The Southwest Florida MLS recorded 61 Strand closings from September 27, 2025 to September 26, 2026, for $43,646,700 in volume. The median sale was $610,000 (61 sales, an odd count, so an observed middle sale), the median price per square foot of living area $319.46, the median sale-to-list ratio 96.36% and the median time on market 51 days. Sales ranged from $350,000 to $2,000,000, and 13 of the 61 closed at or above the final list price.

Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Mango Cay's villas are legally condominium units but are counted with the detached homes here because they are free-standing.

Two Markets Inside One Gate

The 51-day median hides two different markets. Condominium and attached homes took a median 67 days to sell, and nine of 49 sold at or above list. Detached villas and single-family homes took a median 7 days, and four of 12 sold at or above list. If you want a condominium, you usually have time to compare. If you want a house on a fairway, you need your financing and your decision ready before the listing appears.

What Is for Sale Today

Source: Southwest Florida MLS Matrix, active listings on September 26, 2026. The median list price is $618,000 (9 listings, observed). Nine actives equal 0.84% of the 1,073 homes. To see today's listings, call Marc at (239) 287-5873; the list changes weekly.

What Is Already Under Contract

Five more homes were under contract on September 26, 2026. Pending with a contingency: a 2,286-square-foot Sawgrass home listed at $960,000, a 1,884-square-foot Grande Reserve coach home at $545,000 and a 1,490-square-foot Wedge Wood condominium at $459,900. Pending: a 2,472-square-foot home in The Links at $1,295,000 and a 1,478-square-foot Wedge Wood condominium at $459,000. Nine actives against five pendings says buyers are active, especially at the Wedge Wood price point.

The Five-Year Picture

Over 60 months the Southwest Florida MLS recorded 307 Strand closings at a median of $605,000 (odd count, observed), $327.62 per square foot, 98.17% of list and 15 days on market. By calendar year the median ran $553,000 in 2022 (75 sales), $650,000 in 2023 (71), $651,250 in 2024 (52), $617,750 in 2025 (56) and $625,000 for 2026 through September 26 (44). Prices rose sharply into 2023 and have been flat to slightly lower since.

The Year Before, for Comparison

In the prior 12 months, September 27, 2024 to September 26, 2025, the MLS shows 46 closings at a median of $625,000, $345.99 per square foot, 96.76% of list and 41.5 days on market. The last year brought more sales at a slightly lower median, a lower price per square foot and a slower pace. The condominium segment softened; detached homes did not.

The County's Count

Collier County's recorded qualified sales, from the 2026 preliminary roll data files dated August 29, 2026, show 51 qualified Strand sales from August 29, 2025 to August 28, 2026 at a median of $610,000: 45 condominium sales at $590,000 and 6 single-family sales at $1,415,000. The county counts only qualified deeds recorded through its file date over a window one month earlier, so its count differs from the MLS. By calendar year the county median ran $308,500 in 2019, $312,000 in 2020, $367,000 in 2021, $550,000 in 2022, $640,000 in 2023, $652,500 in 2024 and $610,250 in 2025: roughly double from 2019 and 2020 to 2023 and 2024, and a little lower since.

Your Leverage

Condominium buyers have the most room. With a 67-day median, a 96.36% sale-to-list ratio and two Clubside listings past 200 days, a prepared buyer can negotiate price, inspection terms and closing dates. Detached buyers have less: 7 days on market and four of 12 at or above list. In every neighborhood, a listing priced above the last 12 months of sales in its own neighborhood is where negotiation starts.

Which Strand Neighborhood Fits Your Budget and Plans?

The Strand neighborhood that fits you depends on product and budget: Wedge Wood and Feather Sound condominiums start the market in the $440,000 to $480,000 five-year median range, the Bateman coach homes run near $664,000 to $699,000, the villas $665,000 to $980,000, and The Links and the single-family association $1,167,500 to $1,750,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, neighborhood assigned by street; master association 2026 ballot)

The 15 Neighborhoods at a Glance

Sources: votes from the master association's 2026 ballot; legal form from the recorded declarations in the Collier Clerk official records; sales from the Southwest Florida MLS Matrix, pulled September 26, 2026, where the neighborhood is assigned by street because the MLS subdivision field is entered inconsistently. Several rows rest on fewer than ten sales.

Entry Condominiums: Wedge Wood and Feather Sound

Wedge Wood is the largest neighborhood and the entry price: 152 condominium residences in 19 two-story buildings on Sand Wedge Lane, built in 1999 and 2000 by Jack Parker, each with an assigned garage space, per the master association's Wedge Wood page. Sold units run about 1,449 to 1,540 square feet. Feather Sound is 64 units in eight buildings on Heron Lane near the front gate, built in 1998, sharing a pool and clubhouse with Cypress Cove, per its master association page. Feather Sound is the one condominium whose story count we could not confirm from the recorded pages we read; ask the association.

Two-Story Condominiums: Cypress Cove, Clubside and Pinnacle

Cypress Cove is the first left after the gatehouse: 92 carriage homes in 23 buildings of four, each with a two-car garage that is part of the unit, per the recorded Cypress Cove declaration. Clubside is 124 condominium units in 31 buildings of four on Three Iron Drive, with its own clubhouse, pool and three lakes, per the master association's Clubside page. The Pinnacle is 112 coach homes in 28 buildings on Pinnacle Lane near the rear members-only gate, with its own clubhouse and pool, per the Pinnacle association site. All three are Jack Parker products.

Bateman Coach Homes: Grande Reserve, Trophy Club and Turnberry Woods

Bateman built the three larger coach-home neighborhoods. Grande Reserve is 84 homes in 21 terra cotta buildings on Grande Reserve Way, with its own clubhouse, pool and heated spa, per its master association page; the sold floor plans run about 1,884 and 2,442 square feet. Trophy Club is 88 homes in 22 buildings on Trophy Drive, per the Trophy Club association site. Turnberry Woods is 32 homes in eight buildings on Ashford Lane with golf on one side and preserve on the other, and many second-floor units have their own elevator, per its master association page.

Villas: Mango Cay, Eden, Ana's Place and Sawgrass

Mango Cay is 32 detached villas on Mango Circle, each with a private pool and spa behind its own gated entry, legally condominium units in one-unit buildings, per the master association's Mango Cay page. Eden is 55 zero-lot-line villas on Paradise Circle around a central lake next to the clubhouse, per the Eden association site. Ana's Place is 32 detached pool villas on Ashford Lane facing the preserve, and Sawgrass is 29 concrete block single-family homes on Persimmon Way backing to the Sabal nine, per the master association's Ana's Place and Sawgrass pages.

The Top: The Links and the Single-Family Association

The Links is 54 free-standing single-family villas on Fairway Court, a cul-de-sac near the north gate, and every home sits on Savannah holes 4, 5 or 6, per the master association's Links page. The Strand Homeowners' Association governs 121 detached homes on streets including Whisperwood Court, Amberwood Drive, Barclay Lane, Marble Court, Rolling Oaks Court and Rolling Pines Drive, and it is the only Strand association that publishes its assessment, on its forms page.

How to Read Thin Samples

Eden and Sawgrass had no closing in the last 12 months, and Ana's Place and Mango Cay had one each. One sale is a data point, not a median, and a price for those neighborhoods has to be built from the older record and adjusted with the closest comparable villas. We do that before you offer. Call Marc at (239) 287-5873.

Ready to Buy in The Strand? Start With the Neighborhood

Call Marc at (239) 287-5873 for a personalized buyer consultation for The Strand that matches your budget to the right Strand neighborhood, or read how we represent buyers in Southwest Florida. Already own a Strand home and moving within the community? Call Jesse direct at (239) 898-6072 or request a free home valuation for your Strand home.

What Does a Strand Home Cost by Neighborhood and Floor Plan?

A Strand home cost $350,000 to $2,000,000 over the last 12 months of Southwest Florida MLS sales, and floor plan explains most of the spread inside each neighborhood: a 1,449-square-foot Wedge Wood unit sold for $420,000 to $445,000, a 2,442-square-foot Grande Reserve coach home for $789,000 to $895,000, and a Links villa for $925,000 to $1,595,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026, pulled September 26, 2026)

Sales by Neighborhood, Last 12 Months

Source: Southwest Florida MLS Matrix, pulled September 26, 2026. The highest sale was $2,000,000 for a single-family home on Whisperwood Court on July 31, 2026. The fastest high-end sale was a Links villa on Fairway Court at its full $1,595,000 list price with 0 days on market on January 16, 2026.

Floor Plans That Repeat

Several neighborhoods sell the same plans again and again, which makes pricing precise. Wedge Wood units cluster at 1,449, 1,478, 1,490 and 1,540 square feet. Clubside units sell at 1,633, 1,793 and 2,136. Cypress Cove at 1,633 and 1,793. Grande Reserve at 1,884 and 2,442. Trophy Club and Turnberry Woods share Bateman's recorded unit types: a 2,160-square-foot first-floor unit, a 2,686-square-foot second-floor unit and a 2,109-square-foot first-floor type, each with a 173-square-foot lanai, per the recorded Trophy Club declaration and Turnberry Woods declaration.

Prices by Plan, Last 12 Months

Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Living areas are as entered in the MLS. Small groups are ranges, not medians.

What the Plan Table Tells a Buyer

A plan table turns a list price into a question you can answer. The two 2,136-square-foot Clubside listings asking $695,000 and $675,000 compare with one 2,136-square-foot Clubside sale at $660,000 in the last year. The 1,449-square-foot Wedge Wood listing at $494,000 compares with three sales of that plan at $420,000 to $445,000. The Cypress Cove listing of 1,964 square feet at $659,000 is larger than any Cypress Cove plan that sold in the year. We run this comparison on every home you tour.

Price per Square Foot

The Strand-wide median was $319.46 per square foot of living area in the last 12 months. Condominium and attached sales ran $309.87 and detached sales $461.90. Trophy Club's $256.05 is the lowest because its units are among the largest; the single-family association's $551.74 over 60 months is the highest. Compare homes within a neighborhood by total price first and use price per square foot only between the same plans.

Pricing a Neighborhood With No Recent Sale

Eden's 14 sales over 60 months ran $640,000 to $855,000 at a median of $805,500, and Sawgrass's 9 ran $690,000 to $1,135,000 at a median of $980,000, but neither closed a sale in the last year. For a home there we adjust the older sales for date and condition and check them against the most comparable current sales, Mango Cay and Ana's Place for Eden, Ana's Place and The Links for Sawgrass. Call Marc at (239) 287-5873 for the sales closest to the home you like.

The Strand vs Olde Cypress: Which One Should You Buy In?

Buy in The Strand if you want a lower entry price, published club prices, 27 holes or a condominium, coach home or villa behind the gate. Buy in Olde Cypress if you want only single-family houses, one P.B. Dye course and distance from the I-75 construction. On the same-day MLS pull, The Strand's median was $610,000 on 61 closings; Olde Cypress's was $1,105,000 on 26.

Data updated: September 2026 (Southwest Florida MLS Matrix, both communities pulled September 26, 2026; club, association and county records)

The Buyer's Decision Table

Sources: Southwest Florida MLS Matrix, pulled September 26, 2026 for both communities; the club's 2026 Membership Brochure; the Florida State Golf Association club record; FEMA's National Flood Hazard Layer; the Collier County Public Schools zone lookup. The Olde Cypress figures come from our Olde Cypress guide.

Compare Like With Like

The $495,000 gap between the two medians is mostly product mix: four of every five Strand sales were condominiums or attached homes, while every Olde Cypress sale was a house. The 12 detached Strand sales closed at a median of $1,265,000 in 7 days, faster than the Olde Cypress houses at 29 days. A Strand house on a fairway sells faster than an Olde Cypress house; a Strand condominium sells more slowly than either.

Who Should Choose The Strand

• A buyer who wants club living at a lower entry price, with Wedge Wood's $445,000 five-year median at the bottom.
• A buyer who wants to know the club cost before offering, since the Strand club prints its dues and initiations.
• A golfer who wants 27 holes and a 155 slope from the Black tees.
• A buyer who wants a condominium, coach home or villa, not only a house.
• A buyer who drives I-75 often; the ramp is under half a mile from the entrance.

Who Should Choose Olde Cypress

• A buyer who wants only single-family houses around them.
• A buyer who wants a freshly renovated clubhouse.
• A family that wants the Laurel Oak and Oakridge assignment under Aubrey Rogers High.
• A buyer who wants distance from the interstate construction beginning along The Strand's east edge in fall 2026.

Other North Naples Buyer Guides

If The Strand and Olde Cypress are both on your list, our buyer guides to buying a home in Stonebridge Country Club, buying a home in Island Walk and buying a home in The Falls of Portofino cover three more North Naples choices with the same depth. Call Marc at (239) 287-5873.

How Do You Finance a Home in The Strand?

You finance a home in The Strand the way the product dictates: a single-family, Links, Sawgrass, Ana's Place or Eden home is an ordinary homeowners' association loan, while any of the 780 condominium units, including Mango Cay's villas, needs a lender's condominium project review of the budget, reserves, insurance and litigation before it will close.

Data updated: September 2026 (Fannie Mae Selling Guide; HUD FHA Condominium Look-up; recorded Strand declarations)

Houses and Villas

A home in The Links, Sawgrass, Ana's Place, Eden or the single-family association is a fee-simple lot in a homeowners' association. The lender underwrites you and the property, and the association matters mainly through the estoppel and any lien it could hold. Detached Strand homes sold in a median 7 days last year, so arrive with a full pre-approval, not a pre-qualification.

Condominiums Need a Project Review

A condominium loan is underwritten twice: once for you and once for the project. Fannie Mae's project standards look at, among other things, the association's budget and reserves, insurance, litigation, and how many units a single owner holds, and its ineligible-project rules list the conditions that stop a conventional loan. Your lender sends the association a questionnaire; ask for it the day your contract is signed.

What We Know and Do Not Know About Strand Condominiums

We did not find a public record that marks any Strand condominium ineligible, and we did not find one that certifies them eligible either. The Strand is built out under its zoning, and no Strand building appears on Collier County's milestone-inspection list. The budgets, reserve studies and insurance details that decide a lender's review are held by each association. That is why the project review, not the listing, answers the financing question.

FHA and VA

FHA loans on condominiums require either FHA project approval or a single-unit approval. HUD's FHA Condominium Look-up shows a project's status; we did not certify the status of each Strand condominium for this page, so your lender runs the look-up for the specific building. VA condominium approval is a separate list. Ask before you count on either.

Cash Buyers

Many Strand buyers pay cash, especially seasonal buyers. A cash offer shortens the timeline and removes the project-review risk, but it does not remove the need to read the budget, the reserve study and the estoppel. A lender reads them to protect the loan; a cash buyer reads them to protect the purchase.

Get the Right Letter Before You Tour

Ask your lender for a pre-approval that names the product you want (condominium or single-family) and confirms it will run a condominium project review. We introduce lenders who close Strand condominiums regularly. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Are the Steps to Buy a Home in The Strand?

The steps to buy a home in The Strand are: set your budget including the $4,162 club dues, choose the neighborhood, get financing that fits the product, identify the association regime, read the documents, offer from the neighborhood's own sales, inspect, complete the association and club approvals, order the estoppels, insure and close. Financing and the association approvals set the pace.

Step One: Budget the Whole Monthly Cost

Your budget is the loan or cash, plus the neighborhood assessment, any separately billed master share, the $4,162 club social dues, property tax, insurance and, if you golf, the golf tier. We fill in the unpublished lines from the estoppel figures and budgets before you offer.

Step Two: Choose the Neighborhood

Match product, size, garage, view and price to one or two of the 15 neighborhoods. A Wedge Wood condominium and a Whisperwood Court home share a gate and a club but trade more than a million dollars apart.

Step Three: Financing That Fits the Product

For a condominium, confirm your lender will run the project review. For a house or villa, get a full pre-approval. For cash, have proof of funds ready.

Step Four: Identify the Regime

Condominium (Chapter 718) or homeowners' association (Chapter 720), plus the master association in every case. That decides which disclosure you receive and your cancellation right.

Step Five: Read Before You Offer

Ask for the neighborhood's declaration, rules, budget and the estoppel figures if the seller has them. Recorded declarations open in the Collier Clerk official records search.

Step Six: The Offer

We write the offer from the last 12 months of sales in that neighborhood and plan, with the inspection period, financing terms, association approval timing and who pays each transfer charge.

Step Seven: Inspection

Inspect the home: roof, air conditioning, water heater, plumbing, electrical, windows and shutters, and for a pool villa the pool equipment. Ask for a wind mitigation inspection on Form OIR-B1-1802 for your insurer.

Step Eight: Association and Club Approvals

Associations can screen buyers: the single-family association uses a Tenant Evaluation application for sales and leases, and the club's brochure says membership is contingent on club approval, which may include a credit or background check. Submit both as soon as the contract is signed.

Step Nine: Estoppels and Insurance

The estoppel certificates from the neighborhood association and, if it bills separately, the master association state every amount owed. Bind homeowners or HO-6 coverage, and flood coverage if you want it or your lender requires it.

Step Ten: Closing

Your closing agent pays off what the estoppels show, collects any capital contribution, and records the deed. Order gate transponders ($20 each) and set up the Comcast service through the association. Call Marc at (239) 287-5873 to start.

What Will You Pay to Own a Home in The Strand?

You will pay five recurring costs to own a home in The Strand: the neighborhood association assessment, any master association share billed separately, the mandatory $4,162 club social dues, property tax and insurance. The Strand has no CDD. Only the single-family association publishes its assessment, $1,525 a quarter in 2026; every other assessment appears on the estoppel certificate.

Data updated: September 2026 (club 2026 Membership Brochure; association websites; Florida Commerce special district list; Florida Department of Revenue)

The Fee Stack at a Glance

The Published Floor for a Single-Family Home

The single-family association's forms page states "2026 Quarterly Assessment: $1,525.00" and that the capital contribution "is one quarter of assessments collected from buyer at closing." That is $6,100 a year. Add the $4,162 club social dues and a single-family owner's published floor is $10,262 a year before golf, cable, property taxes and any master share billed separately. That is our arithmetic from two first-party figures, not a quote.

Every Other Neighborhood

None of the other 14 associations publishes its assessment on a public page we could find. Each sets its own budget, and a Wedge Wood condominium, a Trophy Club coach home and an Ana's Place pool villa carry very different insurance, roof and maintenance obligations. Any "HOA fee" on a listing is typed in by the listing agent and may be stale or may leave out the master share. The estoppel certificate and the adopted budget are the reliable figures.

Is the Master Share Included?

Probably, but not provably for every neighborhood. Eden's draft restated declaration has the sub-association collect the master assessments and remit them, which suggests neighborhood invoices include the master share. We have not confirmed that for the single-family association or any condominium. Ask for the master association's adopted budget and confirm on the estoppel how the master share is billed.

What Mango Cay's Fee Covers

The master association's Mango Cay page says Mango Cay's quarterly fees include "landscaping and street maintenance, water, high-speed broadband, and cable services," and that Mango Cay II's also covers "certain additional exterior building maintenance, painting and roofing." The amount is not published, and no other Strand neighborhood states the same list, so do not assume it elsewhere.

Cable, Internet and the Gate

Under the master association's October 2021 Comcast service letter, residents receive Xfinity TV and internet up to 100 Mbps under a bulk agreement, and owners pay the association for the service. Gate transponders are $20 each, issued to "residents, members, and approved renters only," and a temporary barcode for a rental vehicle is also $20.

No CDD

The Strand has no Community Development District. The Florida Commerce Official List of Special Districts, dated September 23, 2026, lists 2,096 districts and none named Strand or Pelican Strand, and Collier County's Community Development Districts layer returns no district at any Strand point. Roads, lakes, gates and common areas are funded through the associations, not through CDD bonds.

Property Tax

Every Strand home is in unincorporated Collier County, ZIP 34110. The Board of County Commissioners' general fund levy was 3.0107 mills for FY 2025-26, and the full rate includes schools, the North Collier Fire Control and Rescue District, water management and other levies. Budget on your purchase price times the current total millage, not on the seller's bill: the seller's homestead and assessment cap do not transfer to you. Homestead rules are on the Florida Department of Revenue's exemptions page.

Your Annual Picture

Call Marc at (239) 287-5873 and we will fill in the unpublished lines for the home you like before you offer.

How Does the Mandatory Club Membership Work When You Buy in The Strand?

The mandatory club membership in The Strand works like this: every homeowner becomes a Social member of The Club at The Strand with no initiation fee and pays $4,162 a year in 2026, which covers the clubhouse, dining, tennis, pickleball, fitness and pool. Golf is optional at $40,000 to $100,000 initiation, and membership is subject to the club's approval.

Data updated: September 2026 (The Club at The Strand 2026 Membership Brochure; club website; news reports)

Social Membership

The club's brochure says of Social membership: "This membership is mandatory for all homeowners. There is NO initiation fee for homeowners within the Strand community." Eden's draft restated declaration says all owners "shall automatically become social members," and that dues "are established by the Club, and the Association has no control over the fees charged." A non-resident joining at the Social level pays a $10,000 initiation, which shows what the waiver is worth.

Golf Tiers

Cart fees run $18 for 9 holes and $33 for 18 per person; a private-cart trail fee is $2,100 single or $2,500 family. Source: the club's 2026 Membership Brochure.

The Upgrade Question

The brochure prints the homeowner waiver only on the Social line. Whether a Strand homeowner upgrading to a golf tier pays the full printed golf initiation is not stated. On an $80,000 or $100,000 initiation that changes the real cost of a golf home, so get the answer in writing from the club's membership office at (239) 596-1719 before your inspection period ends. The club's membership page says a limited number of Full Golf memberships are available.

No Assessments, Per the Club

The brochure states "NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums." That is the club's statement about club charges; it does not speak for the associations, which set their own budgets and can levy special assessments.

Who Owns the Club

The club is privately owned by The Strand at Naples, LLC, filed with the state on July 11, 2014, which bought the club and golf course for $8.2 million, as the Business Observer reported on September 12, 2014. It is not member-owned and not an equity club, so your membership carries no equity and no refund.

What the Club Offers

Twenty-seven holes in three nines, Savannah, Sabal and Preserve, by Gordon G. Lewis, par 72 on every combination and up to about 7,200 yards, per the club's golf page; a 55,000-square-foot clubhouse whose $2.4 million lower-level renovation in 2022 added locker rooms, a fitness studio, golf simulators and private dining, per Club + Resort Business; Tavern 59, opened March 2023; eight Har-Tru tennis courts, four lit; seven pickleball courts; bocce; croquet; a heated pool; and a fitness center with a day spa. The LPGA Tour played here from 1999 to 2001; the club's own materials give other years.

Membership Approval

The brochure says membership is "contingent upon approval by the Club," which may run a credit or background check, and it limits the same guest to six visits a year. Apply as soon as your contract is signed so approval does not hold up closing. Call Marc at (239) 287-5873 with any club question.

What Should You Read Before Buying a Home in The Strand?

Before buying a home in The Strand, read the neighborhood's declaration, rules and budget, the master association's documents, the estoppel certificates and the club brochure, and know which disclosure Florida law gives you: a condominium buyer receives the section 718.503 documents, and a homeowners' association buyer receives the section 720.401 disclosure summary before signing.

Data updated: September 2026 (Florida Statutes 2026; recorded Strand declarations; association websites)

Which Regime Governs the Home You Want

Legal form comes from each neighborhood's recorded declaration. Mango Cay's villas look like houses but are condominium units, one per building, under the recorded Mango Cay II declaration.

Buying a Homeowners' Association Home: The Section 720.401 Summary

Under Florida Statutes section 720.401, a prospective buyer of a parcel in a mandatory homeowners' association community must receive a disclosure summary before executing the contract; on a resale, the seller supplies it. The contract must carry the statute's voidability clause in conspicuous type. If you do not receive the summary before signing, you may cancel within 3 days after receiving it or before closing, whichever comes first. You cannot waive that right, and it ends at closing.

Buying a Condominium: Section 718.503 and Your 7 Days

Section 720.401 does not apply to associations governed by Chapters 718, 719, 721 or 723, so a condominium buyer's disclosure runs under Florida Statutes section 718.503. On a resale, the seller provides the declaration, articles, bylaws and rules, the annual financial statement and budget, the Frequently Asked Questions and Answers document and the governance form, among others. You may void the contract within 7 days, excluding weekends and legal holidays, after signing and receiving them, and the right ends at closing.

The Master Association Layer

Every Strand condominium also sits under the master association, which operates under Chapter 720. Whether a master-level section 720.401 summary is owed on a condominium resale is a question for your closing agent or attorney. The seller and buyer pages we publish for The Strand describe the same rule from each side and never contradict each other: the seller owes the disclosure before the contract, and the buyer holds the cancellation right. This is information, not legal advice. Call Marc at (239) 287-5873.

The Estoppel Certificates

Florida's estoppel statutes, section 720.30851 for homeowners' associations and section 718.116 for condominiums, govern the certificate that states the regular assessment and its frequency, amounts paid through closing, any balance due and any capital contribution or transfer fee. Master association estoppel requests go to Dorrill Management Group, per the master association's property management page. Ask to see the estoppels before your inspection period ends.

Transfer Charges We Know About

The single-family association collects a capital contribution of one quarter's assessment from the buyer. Eden's draft restated declaration provides for a resale assessment set by board resolution, amount not published. The Pinnacle charges a $100 lease review fee, per its official business page. No club transfer fee appears in the club materials we read. Other neighborhoods' resale charges are not published and appear on the estoppel.

Budgets, Reserves and Minutes

Ask for the neighborhood's adopted budget, reserve study and recent board minutes on roofs, painting and insurance. Most Strand buildings date from 1998 to 2003, so roof cycles and reserve funding matter. The master association's adopted budget sits behind the owners' login on its website; the seller or the manager can provide it.

Milestone Inspections and Feather Sound

Florida's condominium milestone inspections and structural integrity reserve studies attach to buildings of three or more habitable stories. No Strand building appears on Collier County's milestone buildings list, as of January 2026, and the recorded plans show two-story buildings for every condominium except Feather Sound, whose story count we could not confirm. A Feather Sound buyer should ask the association directly. That is a statement of what the documents show, not a legal opinion.

Eden's Draft Declaration

Eden has circulated an Amended and Restated Declaration labeled "Draft 2". We could not confirm that it was adopted and recorded, so treat its leasing and resale terms as proposed until you see the recorded version. The recorded Eden restrictive covenants are the current baseline.

How Do You Check Flood Zone and Insurance for a Strand Home?

You check a Strand home's flood zone on FEMA's map by address: all 17 Strand street points we tested sit in Zone X on the effective map, none in a Special Flood Hazard Area, and FEMA's preliminary maps keep all 17 in unshaded Zone X. The lakes and golf low areas are mapped AE and AH. The Strand is in Evacuation Zone D.

Data updated: September 2026 (FEMA effective and preliminary National Flood Hazard Layers; USGS elevations; Collier County evacuation layer, all checked September 2026)

Look Up the Address

Search the address on the FEMA Flood Map Service Center. FEMA's effective National Flood Hazard Layer shows Zone X at every one of 17 Strand street points, 16 unshaded and one Barclay Lane point shaded (0.2% annual chance). Ground at those points runs 13.9 to 15.3 feet, about 2 to 4 feet above the nearest base flood elevation lines of 10 to 12 feet NAVD88, per the USGS Elevation Point Query Service.

Why the Lakes Are in a Flood Zone and the Homes Are Not

The homesites were built up on pads, and the lakes, preserves and golf low areas carry the mapped 1% annual chance flood below them. The zone line sits close to the back of many lots, so a pool deck, lanai or screen enclosure built toward a lake can reach land mapped AE. A lender's flood determination looks at the building footprint, not the street.

The Next Map

FEMA's preliminary flood hazard layer keeps every tested Strand point in unshaded Zone X, including the Barclay Lane point. Collier County announced a 90-day appeal and comment period beginning August 19, 2026, in its August 2026 release on the proposed Flood Insurance Rate Map. Plan on today's effective map for any contract you sign in 2026.

Past Flood Letters

FEMA removed seven Turnberry Woods buildings and two Eden homes from the Special Flood Hazard Area by Letters of Map Amendment in 2012, after surveys showed them above the flood elevation. A letter covers only the building or lot it names. Ask the seller for any elevation certificate, FEMA letter and flood policy declarations page.

Evacuation Zone and Surge

All tested Strand points are in Evacuation Zone D on Collier County's hurricane evacuation zone layer. The National Hurricane Center's worst-case storm surge risk maps show no surge reaching any Strand point in a Category 1 or 2 hurricane; modeled surge rises only in major-hurricane scenarios. The Strand sits about 4.5 miles inland of the Gulf at Vanderbilt Beach.

Building Age and Wind

Most Strand buildings were built from 1998 to 2003, largely before the statewide Florida Building Code took effect on March 1, 2002. Insurers price what they can document, so the roof permit date and a current wind mitigation inspection drive premiums. Florida requires insurers to offer windstorm mitigation discounts under section 627.0629, documented on Form OIR-B1-1802.

Condominium Master Policy and Your HO-6

A condominium association insures the buildings under a master policy; the unit owner's HO-6 covers what the declaration assigns to the owner, plus contents, liability and loss assessment. Florida HO-6 policies must include at least $2,000 of loss-assessment coverage, under section 627.714. The line differs by neighborhood: Cypress Cove's declaration makes garages part of the unit, and Trophy Club's makes a second-floor unit's elevator space a limited common element the owner maintains. Ask for the master policy declarations and deductibles.

Flood Insurance and the CRS Discount

Flood insurance is usually a lender's choice at a Zone X homesite, not a federal requirement. Unincorporated Collier County is a Community Rating System Class 5 community, which Collier's floodplain management page ties to a 25% discount for eligible NFIP policies. FEMA prices each property on its own risk under Risk Rating 2.0, so get a quote even in Zone X.

Citizens as a Comparison Point

Citizens Property Insurance is Florida's insurer of last resort; a property is ineligible if a private insurer offers comparable coverage within 20% of the Citizens premium, and personal residential eligibility outside Miami-Dade and Monroe applies below $700,000 of dwelling coverage, per the Citizens statute. Quote the private market first. Call Marc at (239) 287-5873 and we will help you request the insurance documents inside your inspection period.

Which Strand Rules Decide Whether a Home Works for You?

The Strand rules that decide most purchases are leasing (a 30-day minimum everywhere, with caps in some neighborhoods), pets (two per parcel under the master rule, stricter at The Pinnacle), business use in the single-family association, shutter approvals, gate access for renters, and the club's own guest rules. Read the neighborhood's rules before you offer.

Data updated: September 2026 (master declaration as quoted by the associations; Pinnacle, Eden and single-family association documents)

Leasing: 30 Days Minimum

Article X, Section 10.13 of the master declaration, quoted in Pinnacle Resolution #5 on the Pinnacle's official business page, requires written leases of at least 30 days, subject to the governing documents, with the owner liable for a tenant's violations. Monthly and seasonal rentals work anywhere in The Strand; nightly and weekly rentals do not.

Neighborhood Caps

For the other 12 neighborhoods, the limits beyond the master's 30 days are in each declaration and rules, not all posted publicly. An investor should read them before offering, because a cap on leases per year changes what a home can earn.

Pets

Section 8.5 of the master covenants, quoted in the master association's April 2025 hearing notice, allows two domesticated household animals, such as cats or dogs, per parcel, leashed outside, with no commercial breeding. The Pinnacle requires board approval for any pet and allows no more than two dogs and cats combined. For a large dog or more than two pets, the neighborhood declaration decides, not the listing.

Business Use

Section 10.27 of the single-family declaration, summarized in the association's business-use notice, bars businesses that bring non-residents onto the property. A home office without client traffic is a different question from one that receives visitors.

Shutters and Exterior Changes

Shutter rules are set neighborhood by neighborhood. The Pinnacle publishes a shutter installation request and specification on its forms page, and Eden requires architectural review before shutters go up, per its Community Standards Handbook. In a condominium, openings often straddle owner and association responsibility, so read the declaration before you order anything.

Renters and the Gate

Transponders go to approved renters only, and renter activation runs for a stated term, per the transponder form. A tenant without an approved lease and an active transponder is a guest at the gatehouse.

Club Rules Are Separate

Club access, guest limits and golf booking are club rules. Eden's draft declaration says an owner who leases gives up recreation facility use during the lease. Whether a tenant can use the club, and on what terms, is a question for the club's membership office. Call Marc at (239) 287-5873 with any rule question.

Does The Strand Work for a Seasonal or Second-Home Buyer?

The Strand works well for a seasonal or second-home buyer who wants a lock-and-leave condominium or villa inside a staffed gate, a club and a 30-day minimum lease that allows seasonal renting. About 38.7% of Strand residential parcels carry an out-of-state owner mailing address, a sign of how many owners already live here part of the year.

Data updated: September 2026 (2026 preliminary Collier County roll, data files dated August 29, 2026; master association and club documents)

Who Owns Here

On the 2026 preliminary Collier County roll, 415 of 1,072 Strand residential parcels (38.7%) have an out-of-state owner mailing address and 21 a foreign address. That is a seasonal-ownership indicator, not a count of residents, but it tells you the community is built around owners who come and go.

Lock and Leave

In the condominium neighborhoods the association insures the buildings under a master policy, and Mango Cay II's fee adds certain exterior maintenance, painting and roofing. A condominium or Mango Cay villa is usually the easiest Strand home to leave for the summer. A single-family home needs a plan for the yard, the pool and the shutters.

Renting When You Are Away

The master declaration's 30-day minimum lets you rent for a month or a season. Check your neighborhood's caps first: The Pinnacle allows no more than three leases in 12 months, none longer than a year. Tenants need association approval and a transponder, and the club decides whether they use the club.

Hurricane Season From a Distance

The Strand is in Evacuation Zone D. If you are away from May to November, arrange a hurricane watch service and a shutter plan before you leave, and keep your roof permit, wind mitigation form and insurance documents together. Get shutter approval from your neighborhood before the season, not during it.

Homestead and Taxes

A second home does not qualify for the homestead exemption, so your taxes are figured without it. If you will make The Strand your permanent residence, file for homestead by the county's deadline. Details are on the Florida Department of Revenue's exemptions page.

Getting Here

Southwest Florida International Airport is about 20 road miles and 25 minutes from the Strand Boulevard entrance without traffic, straight up I-75, and the I-75 ramp is 0.4 mile from the gate. Call Marc at (239) 287-5873; many of our Strand buyers tour by video first.

What Is Changing Around The Strand That a Buyer Should Know?

Three road projects will change the drive around The Strand: FDOT's I-75 widening with express lanes along The Strand's east edge, with construction from fall 2026; a diverging diamond interchange at I-75 and Immokalee Road, expected to start in early 2027; and Collier County's Livingston Road flyover over Immokalee Road. The Strand itself is built out, with no pending rezoning.

Data updated: September 2026 (FDOT District One project files; FDOT 2025 traffic counts; Collier County and Collier MPO records)

I-75 Widening

Interstate 75 runs along The Strand's entire east edge. FDOT's project 452544-1 adds express and auxiliary lanes, rebuilds the Immokalee Road interchange, adds noise walls and resurfaces the corridor, with construction anticipated to begin in fall 2026. FDOT's 2025 traffic counts put the I-75 segment along The Strand at 116,388 vehicles a day.

The Noise Wall Question

Whether a noise wall will be built along The Strand's frontage is unconfirmed, and we will not guess. FDOT's noise wall presentation covers walls along the corridor, and a wall proceeds only where it meets FDOT's cost test and a majority of benefited respondents vote for it. For a home on the east side, ask what the final noise study shows for that stretch.

The Diverging Diamond

FDOT's project 454099-1 converts the I-75 and Immokalee Road interchange, about 0.12 mile from The Strand's southeast corner, to a diverging diamond, with construction expected in early 2027. Expect lane shifts at the Strand Boulevard end of Immokalee Road while it is built.

The Livingston Road Flyover

About 0.38 mile west of The Strand's edge, Collier County plans a four-lane Livingston Road flyover over Immokalee Road. The county awarded the design contract to DRMP for $7,594,351.10 on July 28, 2026, per Gulfshore Business, toward a project of about $111 million.

What It Means for a Buyer

Expect construction on three fronts from 2026 into the early 2030s, and longer term, easier access: a diverging diamond removes crossing conflicts on the ramps, and the flyover takes Livingston through traffic off the Immokalee signal. Change is south of Immokalee Road and at the interchange, not inside the gates. Call Marc at (239) 287-5873 and we will walk you through what each project means for the home you like.

How Do We Find You the Right Home in The Strand?

We find you the right home in The Strand by setting your budget and financing first, narrowing the 15 neighborhoods to the one or two that fit, screening every listing against the sales of its own neighborhood and plan, pulling the association documents early, and watching new listings daily. With nine homes for sale and detached homes selling in about a week, preparation decides who gets the right one.

Budget and Financing First

We start with your lender or proof of funds and your all-in yearly cost, including the club dues and the assessment once we have it. A condominium buyer needs a lender ready for the project review; a detached-home buyer needs a pre-approval ready for a 7-day market.

The Neighborhood Shortlist

We match your must-haves to the neighborhoods that deliver them: a garage, a first-floor unit, an elevator, a private pool, golf or preserve views, distance from I-75, a pet policy that fits your dog, a leasing cap that fits your plans. Most buyers end up choosing between two neighborhoods, not 15.

The Screen We Run on Every Listing

For each Strand listing we identify the neighborhood and legal form, the plan and size, the floor, the view, the roof age, the distance from the interstate, the sales of the same plan in the last 12 months and how long the listing has sat. We tell you which facts matter for your plans.

Documents Before Emotion

We ask the listing agent for the budget, the estoppel figures and the neighborhood rules before your second visit. A home that looks right with the wrong assessment or leasing cap is not the right home.

Watching the Market Daily

We set alerts for new listings and price changes in your neighborhoods, and Marc can tour within hours. When a Links or single-family home lists, the first days decide it.

Off-Market Opportunities

Some Strand owners, especially seasonal owners, prefer a quiet sale. The Domain Realty Group network hears about some of those before they list, and we ask. Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Do We Negotiate for You in The Strand?

We negotiate for you in The Strand from the last 12 months of sales in the same neighborhood and plan, the days each listing has sat, the sale-to-list record and your financing strength. Condominiums closed at a median 96.36% of list after 67 days, so there is room; detached homes sold in a median 7 days, so there the leverage is speed and certainty, not a low offer.

Price From the Record

We show you the sales of the plan you are buying, adjusted for date, floor and condition, and the actives with their days on market. On September 26, 2026, two Clubside listings had been on the market 202 and 271 days, asking above the one sale of that plan in the last year. A seller who has waited that long often listens.

When a Listing Is Priced Above Its Neighborhood

A Wedge Wood list price above every Wedge Wood sale of the last year, or a Cypress Cove listing larger than any Cypress Cove plan that sold, is a list price, not a value. We show the seller's agent the record and write the offer from it.

When Speed Wins

In The Links and the single-family association, three of six and one of four sales closed at or above list last year, and several at 0 days on market. There, a clean offer with a short inspection period and proof of funds or a strong pre-approval often beats a higher offer with conditions.

Inspection and Repairs

In a condominium we separate unit items, which the seller may fix or credit, from association items, which belong to the association. In a house we price the roof, air conditioning and pool equipment into the negotiation. We ask for credits rather than repairs when that suits you better.

The Unknowns in Writing

Who pays the capital contribution, the resale assessment, the estoppel fees and the transfer charges is written into the contract. The assessments and any special assessment come from the estoppels before your inspection period ends, and the club's answer on golf initiation comes in writing.

Timeline Protection

The contract allows time for the association and club approvals and says what happens if either is delayed, and your deposit is protected accordingly. Call Marc at (239) 287-5873.

What Are Buyer Closing Costs in The Strand?

Buyer closing costs in The Strand typically include the owner's title policy (a Collier County custom), the closing agent's fees, deed recording, any lender costs, prorated assessments and club dues, and association charges such as the single-family association's $1,525 capital contribution. Cash buyers avoid the loan items; nobody avoids the estoppel review.

Data updated: September 2026 (Florida Statutes and rules, 2026; association documents)

Title Insurance

Florida's owner's title insurance premium is set by the state under Florida Administrative Code rule 69O-186.003, so it is the same at every title company for the same coverage. In Collier County the buyer customarily selects the closing agent and pays the owner's policy; the contract controls.

Loan Costs

A financed buyer pays the lender's fees, the lender's title policy, and Florida's documentary stamp tax on the note and the 0.2% intangible tax on the mortgage, described on the Florida Department of Revenue's documentary stamp tax page. A condominium loan may add a project questionnaire fee charged by the association or its manager.

Association and Club Items

Depending on the home and the contract: the single-family association's capital contribution of one quarter's assessment, $1,525 at the 2026 rate; Eden's resale assessment under its draft declaration; any other association's capital or transfer charge shown on the estoppel; prorated assessments and club dues; and gate transponders at $20 each. The club states it charges no capital dues, and a resident's Social membership carries no initiation.

Tax Proration

Florida property taxes are paid in arrears, so at a closing before November the seller credits you for the seller's days of ownership, and you pay the full bill when it arrives, as the Florida Department of Revenue explains.

Your Estimate

We prepare a buyer's cost estimate for the home you choose before you offer. Selling a Florida home to buy here? See our guide to selling a home in The Strand, or call Jesse direct at (239) 898-6072. Buyers, call Marc at (239) 287-5873.

How Does Buyer Representation Work After the NAR Settlement?

Buyer representation after the NAR settlement works through a written agreement you sign with your agent before touring, stating the services and the compensation, which is negotiable. Offers of compensation to buyer agents no longer appear on the MLS; a Strand seller may still agree to pay part or all of it as part of the contract, and we ask.

The Written Agreement

Since the National Association of REALTORS practice changes of August 17, 2024, buyers working with an agent sign a written agreement before touring a home, per NAR's guide to written buyer agreements. It states what the agent will do and how the agent is paid.

Compensation

Compensation is negotiable and is not advertised on the MLS, per NAR's settlement FAQs. It may be paid by you, by the seller as part of the contract, or by a combination. We explain the options before you sign.

What You Get

The neighborhood shortlist, plan-by-plan pricing, document and estoppel review, club and association approvals, lender introductions, negotiation and a closing file that covers every layer of the fee stack. Call Marc at (239) 287-5873.

What Schools, Healthcare and Daily Life Come With a Strand Address?

A Strand address comes with zoned A-rated public schools (Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027), NCH North Naples Hospital about 6 minutes away, a Publix just outside the residential gate, the I-75 ramp a minute away and Vanderbilt Beach about 12 minutes west without traffic.

Data updated: September 2026 (Collier County Public Schools 2026-2027 zone lookup and 2026 accountability brief; AHCA; OSRM free-flow drive times from Strand Boulevard at Immokalee Road, September 23, 2026)

Schools

Every address the Collier County Public Schools lookup for 2026-2027 returned on 19 Strand streets, 1,082 records, is zoned for Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High. All three earned an A in 2024, 2025 and 2026, per the district's 2026 accountability brief. Older pages naming Laurel Oak Elementary and Gulf Coast High are out of date. Confirm the specific address for your enrollment year.

Healthcare

The nearest hospital is NCH North Naples Hospital, 311 licensed beds with adult, pediatric and OB emergency departments, about 2.8 miles and 6 minutes away. Physicians Regional Pine Ridge, 177 beds, is about 8 minutes. No Collier County hospital is a state-verified trauma center; the nearest is Gulf Coast Medical Center in Fort Myers, about 30 minutes north, per the Florida Department of Health's trauma center list.

Getting Around

Without traffic from Strand Boulevard at Immokalee Road: Publix Pelican Strand about 2 minutes, the I-75 ramp about 1 minute, North Collier Regional Park about 4 minutes, Mercato about 9 minutes, Vanderbilt Beach Park about 12 minutes, Delnor-Wiggins Pass State Park about 13 minutes, Naples Airport about 16 minutes, Fifth Avenue South about 20 minutes and Southwest Florida International about 25 minutes, per the OSRM routing engine. In season, round up. Homes at the north end add up to about 2 miles of interior driving.

Parks and Shopping

North Collier Regional Park has lighted fields, the Sun-N-Fun Lagoon water park and a 2.5-mile trail. Mercato and Waterside Shops are both under 15 minutes. For more on daily life, see our Naples golf communities guide and our Naples private schools guide.

Utilities and Services

Water and sewer come from the Collier County Water-Sewer District; electricity is Florida Power and Light territory; cable and internet come through the master association's Comcast bulk agreement. Fire protection is the North Collier Fire Control and Rescue District. Call Marc at (239) 287-5873.

How Do You Get a Personalized Strand Buyer Consultation?

You get a personalized Strand buyer consultation by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. In one conversation we cover which of the 15 neighborhoods fits your budget, the homes for sale and coming up, the club cost, the fee layers, financing for your product and how to price an offer. There is no cost and no obligation.

What the Consultation Covers

Your budget and financing, including lender introductions for Strand condominiums; the active listings and the pending sales; the sales of the plan you want; the documents we will pull; the club membership and upgrade question; your all-in yearly cost; and the flood, insurance and road-project facts for the homes you like.

How to Reach Us

Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, email [email protected], or visit the office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing. Read more about how we represent buyers in Southwest Florida.

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

If You Are Out of Town

Marc can tour homes for you by video, and most documents sign electronically. Many Strand buyers are seasonal owners or relocating from out of state.

What Do Buyers Say About Working With McGreevy and Comisar?

Marc Comisar is a top-reviewed Strand buyer's agent, and the quotes below are five-star client reviews from the McGreevy and Comisar Google profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.

A Buyer on Research

★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Verified Google review

With 15 associations and unpublished assessments, research is most of the job in The Strand.

A Buyer on Fit

★★★★★ "Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!" Verified Google review

A Buyer on Listening

★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Verified Google review

A Relocating Buyer

★★★★★ "Jesse listened to what we were looking for and found us exactly what we wanted. Jesse was always available to answer any questions and helped us through the entire process." Verified Google review

Why Does a Strand Specialist Matter When You Buy?

A Strand specialist matters because a Strand purchase goes wrong on details a general agent can miss: pricing a condominium from the community median instead of its own neighborhood and plan, a missed club upgrade cost, a leasing cap discovered after closing, an unread estoppel, or the wrong disclosure rule for the home's legal form.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs showings, lender introductions, inspections and the association and club applications. Reach him at (239) 287-5873 and read his Marc Comisar agent page.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and the other half of McGreevy and Comisar. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs the pricing analysis, the document review and the contract. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.

What a General Agent Tends to Miss Here

Quoting a single "HOA fee" from a listing, treating a Mango Cay villa as a fee-simple house, assuming the golf initiation is waived, skipping the club approval in the timeline, using the wrong school zone, or pricing a Wedge Wood unit from the $610,000 community median. Each one costs a buyer time or money.

Selling to Buy Here, and Other Buyer Guides

If you own a Strand home and are moving within the community, see our guides to selling a home in The Strand and the free home valuation for your Strand home, or call Jesse direct at (239) 898-6072. Buyers comparing communities can read our guides to buying a home in Stonebridge Country Club and buying a home in Island Walk.

Frequently Asked Questions, Buyer Edition: Buying a Home in The Strand

These are the questions buyers ask before they buy in The Strand, each answered in a short paragraph from the Southwest Florida MLS, Collier County's records, the club's 2026 brochure, the associations' documents, Florida law and the FEMA and school records. Nothing here is legal, tax, lending or insurance advice; confirm anything that affects your purchase with your attorney, CPA, lender or insurer.

How do I buy a home in The Strand?

Set a budget that includes the $4,162 club dues, choose the neighborhood, get financing that fits a condominium or a house, read the documents Florida law gives you, offer from that neighborhood's own sales, inspect, complete the association and club approvals, review the estoppels and close. Call Marc Comisar at (239) 287-5873.

Who is the best buyer's agent for The Strand?

One who prices from the neighborhood and plan, reads the declaration, budget and estoppel before you offer, and knows the club's terms. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012; compare the field in our guide to the best real estate agents in Naples.

How much do homes in The Strand cost?

Over the last 12 months, 61 homes sold through the Southwest Florida MLS at a median of $610,000, from $350,000 to $2,000,000. Condominium and attached homes had a median of $565,000; detached villas and single-family homes $1,265,000.

What is the cheapest way into The Strand?

Wedge Wood, with a 60-month median of $445,000 and 11 sales in the last 12 months from $350,000 to $445,000. Feather Sound, at a $476,500 five-year median, is the other entry point.

How many homes are for sale in The Strand now?

Nine on September 26, 2026, at a median list price of $618,000, from $459,000 in Wedge Wood to $1,325,000 in The Links. Five more were under contract.

Is The Strand a buyer's market?

Balanced, leaning toward prepared buyers for condominiums: 1.77 months of supply overall, but condominiums took a median 67 days and closed at 96.36% of list. Detached homes sold in a median 7 days.

How many homes are in The Strand?

1,073, the vote count on the master association's 2026 ballot, under a zoning cap of 1,160: 780 condominium units and 291 villa and single-family homes in 15 voting neighborhoods.

What are the 15 neighborhoods?

Wedge Wood, Clubside, the single-family association, Pinnacle, Cypress Cove, Trophy Club, Grande Reserve, Feather Sound, Eden, The Links, Ana's Place, Turnberry Woods, Mango Cay II, Sawgrass and Mango Cay.

Is club membership mandatory in The Strand?

Yes. Social membership is mandatory for every homeowner, with no initiation for Strand homeowners and dues of $4,162 a year in 2026. Golf is optional.

How much does golf membership cost?

Sport is $40,000 initiation and $7,652 dues; Single Golf $80,000 with dues of $9,920 to $12,380 by age; Full Family Golf $100,000 with dues of $11,121 to $15,861 by age, per the 2026 brochure.

Do Strand homeowners pay the golf initiation?

The brochure prints the homeowner waiver only on the Social line. Get the club's written answer on any golf upgrade from its membership office before your inspection period ends.

Who owns The Club at The Strand?

The Strand at Naples, LLC, which bought the club and course in 2014 for a reported $8.2 million. It is privately owned, not member-owned and not an equity club.

What are the HOA fees in The Strand?

Only the single-family association publishes its assessment: $1,525 a quarter in 2026. The other 14 associations and the master association do not publish theirs; the estoppel certificate and adopted budget for the specific home state them.

Is there a capital contribution when I buy?

In the single-family association, yes: one quarter's assessment, $1,525 at the 2026 rate, collected from the buyer at closing. Eden's draft declaration provides for a resale assessment. Other neighborhoods' charges appear on the estoppel.

Does The Strand have a CDD?

No. The state's Official List of Special Districts and Collier County's CDD layer show no district at The Strand.

Are there club assessments?

The club states it charges no assessments, no capital dues and no food and beverage minimums. The associations set their own budgets and can levy special assessments.

Is a Strand condominium a condo or a townhome?

In the nine condominium neighborhoods, every home is legally a condominium unit, including Mango Cay's detached villas. The Links, Sawgrass, Ana's Place, Eden and the single-family association are homeowners' association homes.

Does the section 720.401 disclosure apply to my purchase?

It applies to a homeowners' association home: the seller must give you the disclosure summary before you sign, and if not, you may cancel within 3 days after receiving it or before closing, whichever comes first. It does not apply to a condominium association, whose disclosure runs under section 718.503. This is information, not legal advice.

How long do I have to cancel a condominium purchase?

Under section 718.503, you may void a resale condominium contract within 7 days, excluding weekends and legal holidays, after signing and receiving the required documents. The right ends at closing.

Can I get a conventional mortgage on a Strand condominium?

That depends on the lender's project review of the specific condominium's budget, reserves, insurance and litigation. We found no public record marking a Strand condominium ineligible or eligible, so the questionnaire decides.

Can I use an FHA loan in The Strand?

On a house, yes, if you qualify. On a condominium, FHA needs project approval or a single-unit approval; your lender checks HUD's condominium look-up for the specific building.

Do milestone inspections apply to Strand condominiums?

No Strand building appears on Collier County's milestone list, and the recorded plans show two-story buildings for every condominium except Feather Sound, which a buyer should confirm with the association.

Is The Strand in a flood zone?

All 17 Strand street points we tested are in FEMA Zone X, none in a Special Flood Hazard Area, and the preliminary maps keep them in unshaded Zone X. The lakes and golf low areas are mapped AE and AH.

Do I need flood insurance in The Strand?

Not by federal rule at a Zone X homesite, but a lender may require it, and a quote is usually worth getting. Eligible NFIP policies in unincorporated Collier County receive a 25% CRS discount.

What evacuation zone is The Strand in?

Zone D at every point tested. The National Hurricane Center's worst-case maps show no surge reaching The Strand in a Category 1 or 2 hurricane.

How old are Strand homes?

Most were built from 1998 to 2003; Mango Cay dates from about 2005 and Mango Cay II from 2006 onward. Many predate the March 1, 2002 statewide building code, so roof age and wind mitigation matter for insurance.

Can I rent my Strand home out?

Yes, for 30 days or more under the master declaration. Some neighborhoods add caps: The Pinnacle allows no more than three leases in 12 months, none longer than a year. Nightly and weekly rentals are not allowed.

How many pets can I have in The Strand?

Two domesticated household animals per parcel under the master rule, leashed outside. The Pinnacle requires board approval and allows no more than two dogs and cats combined.

Which schools serve The Strand?

Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, all graded A in 2024, 2025 and 2026.

How far is The Strand from the beach?

Vanderbilt Beach Park is about 6.2 road miles and 12 minutes west without traffic, and Delnor-Wiggins Pass State Park about 13 minutes.

How far is The Strand from the airport?

Southwest Florida International is about 20 road miles and 25 minutes via I-75; Naples Airport is about 16 minutes.

Where is the nearest hospital?

NCH North Naples Hospital, 311 beds, about 6 minutes from the entrance. The nearest state-verified trauma center is Gulf Coast Medical Center in Fort Myers, about 30 minutes.

Will the I-75 construction affect The Strand?

Yes, from fall 2026: the I-75 widening runs along The Strand's east edge, and the diverging diamond at Immokalee Road is expected to start in early 2027. Whether a noise wall comes to The Strand's stretch is unconfirmed.

Does The Strand have a marina or boat access?

No. The water is about 75 acres of lakes, and there is no boat access.

Is The Strand gated?

Yes. A staffed gatehouse on Strand Boulevard sits north of the Publix and office area, with a north gate near Fairway Court and a members-only rear gate near Pinnacle Lane. Transponders cost $20 each.

Does The Strand have tennis and pickleball?

Yes: eight Har-Tru tennis courts, four lit, and seven pickleball courts, plus bocce, croquet, a heated pool and a fitness center with a day spa, all included in Social membership.

How does The Strand compare with Olde Cypress for a buyer?

The Strand has a lower entry price, 27 holes, published club prices and condominiums and villas; Olde Cypress is 548 single-family homes around one P.B. Dye course, with a $1,105,000 median on 26 sales.

What does it cost to close on a Strand home?

The owner's title policy (customarily the buyer's in Collier County), closing and recording fees, any lender costs, prorations, association charges such as the single-family association's $1,525 capital contribution, and transponders.

Do I pay my buyer's agent?

Buyer compensation is negotiable and set in a written agreement you sign before touring. It may be paid by you, by the seller as part of the contract, or both.

Is The Strand a good fit for a seasonal owner?

For many, yes: 38.7% of residential parcels carry an out-of-state owner address, the 30-day minimum allows seasonal renting, and condominiums and Mango Cay villas are easy to leave. Plan for hurricane season before you go.

How do I start?

Call Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072 for a free buyer consultation. Bring your budget, your financing plan and the neighborhoods you like.

Sources and Authoritative References

Every figure in this buyer guide to The Strand traces to a primary source below, as of September 26, 2026: the Southwest Florida MLS, Collier County's recorded sales and roll, the Collier Clerk, the master and neighborhood associations, The Club at The Strand, Florida Statutes and state agencies, Fannie Mae, HUD, FEMA, FDOT and the school district. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their pull date; county sale figures come from Collier County recorded sales and the 2026 preliminary county roll, data files dated August 29, 2026.

Zoning, county and corporate records

• Collier County Ordinance 02-57, the Pelican Strand PUD (accessed September 2026)
• Collier County PUD Master List, June 11, 2026 (accessed September 2026)
• Collier County Planned Unit Developments layer (accessed September 2026)
• Collier Clerk official records search (recorded declarations; accessed September 2026)
• Collier County Community Development Districts layer (accessed September 2026)
• Florida Commerce Official List of Special Districts (report dated September 23, 2026)
• Florida Department of Revenue, Collier County comparison of levies (accessed September 2026)
• Florida Department of Revenue, property tax information for taxpayers (accessed September 2026)
• Florida Department of Revenue, property tax exemptions (accessed September 2026)
• Collier County Tax Collector, property tax (accessed September 2026)
• The Strand at Naples, LLC on Sunbiz (accessed September 2026)
• The Strand Master Property Owners Association on Sunbiz (accessed September 2026)

Recorded declarations

• Cypress Cove at Pelican Strand declaration (O.R. 2394 PG 2599)
• Feather Sound at Pelican Strand declaration (O.R. 2394 PG 2519)
• Joint Cypress Cove and Feather Sound neighborhood restrictions (O.R. 2394 PG 2475)
• Grande Reserve at Pelican Strand declaration (O.R. 2443 PG 2514)
• Clubside I at Pelican Strand declaration (O.R. 2588 PG 2852)
• Clubside II declaration (O.R. 2615 PG 0403)
• Clubside III declaration (O.R. 2697 PG 1521)
• Wedge Wood II at Pelican Strand declaration (O.R. 2655 PG 2649)
• Wedge Wood neighborhood restrictions (O.R. 2596 PG 1556)
• Trophy Club at The Strand declaration (O.R. 2709 PG 0584)
• The Pinnacle I at The Strand declaration (O.R. 2764 PG 1564)
• The Pinnacle II declaration (O.R. 2975 PG 1142)
• Turnberry Woods at The Strand declaration (O.R. 2856 PG 2366)
• Mango Cay at The Strand declaration (O.R. 3710 PG 2235)
• Mango Cay II at The Strand declaration (O.R. 4113 PG 0760)
• Sawgrass declaration of covenants (O.R. 2389 PG 1291)
• Links at The Strand declaration of covenants (O.R. 2654 PG 0059)
• Eden at The Strand restrictive covenants (O.R. 2557 PG 0577)

Associations

• The Strand Master Property Owners Association home page (accessed September 2026)
• Master association 2026 annual meeting notice and ballot (1,073 votes in 15 neighborhoods)
• Master association April 2025 hearing notice (master pet rule)
• Master association neighborhood roster (accessed September 2026)
• Master association property management page (Dorrill Management Group)
• Master association gate transponder form ($20 from August 1, 2025)
• Master association Comcast page (accessed September 2026)
• Master association October 2021 Comcast service letter (accessed September 2026)
• Master association Wedge Wood page
• Master association Clubside page
• Master association Pinnacle page
• Master association Cypress Cove page
• Master association Grande Reserve page
• Master association Feather Sound page
• Master association Links page
• Master association Ana's Place page
• Master association Turnberry Woods page
• Master association Mango Cay page
• Master association Sawgrass page
• The Strand Homeowners' Association website (single-family association)
• Single-family association forms page (2026 quarterly assessment and capital contribution)
• Single-family association business-use notice
• Single-family association Tenant Evaluation application for sales and leases
• Pinnacle association site
• Pinnacle official business page (Resolution #5 and lease review fee)
• Pinnacle forms page (shutter installation request)
• Trophy Club at The Strand association site
• Eden at The Strand association site
• Eden Amended and Restated Declaration, "Draft 2" (adoption unconfirmed)
• Eden 2025 welcome letter (quarterly billing)
• Eden Community Standards Handbook

The Club at The Strand

• The Club at The Strand 2026 Membership Brochure (dues, initiation, fees)
• The Club at The Strand membership page
• The Club at The Strand golf page
• The Club at The Strand home page
• Florida State Golf Association club record (course ratings and slopes)
• Club + Resort Business, 2022 renovation report
• Business Observer, September 12, 2014 club sale report

Florida Statutes and rules

• Florida Statutes s. 720.401, homeowners' association disclosure summary (accessed September 2026)
• Florida Statutes s. 720.401, Florida Legislature text (accessed September 2026)
• Florida Statutes s. 718.503, condominium disclosure prior to sale (accessed September 2026)
• Florida Statutes s. 718.116, condominium estoppel certificates (accessed September 2026)
• Florida Statutes s. 720.30851, homeowners' association estoppel certificates (accessed September 2026)
• Florida Statutes s. 718.111, association powers and insurance (accessed September 2026)
• Florida Statutes s. 553.899, milestone inspections (accessed September 2026)
• Florida Statutes s. 627.714, HO-6 loss-assessment coverage (accessed September 2026)
• Florida Statutes s. 627.0629, windstorm mitigation discounts (accessed September 2026)
• Florida Statutes s. 689.302, flood disclosure (accessed September 2026)
• Florida Administrative Code rule 69O-186.003, title insurance rates (accessed September 2026)
• Florida Department of Revenue, documentary stamp tax (accessed September 2026)
• Florida OIR Form OIR-B1-1802, uniform mitigation verification inspection (accessed September 2026)
• DBPR condominium FAQs (structural integrity reserve studies; accessed September 2026)
• DBPR condominium inspections (accessed September 2026)

Lending and brokerage practice

• Fannie Mae Selling Guide B4-2.1-01, General Information on Project Standards (accessed September 2026)
• Fannie Mae Selling Guide B4-2.1-03, Ineligible Projects (accessed September 2026)
• HUD FHA Condominium Look-up (accessed September 2026)
• National Association of REALTORS, settlement FAQs (accessed September 2026)
• National Association of REALTORS, written buyer agreements 101 (accessed September 2026)

Flood, storm and insurance

• FEMA National Flood Hazard Layer (effective zones; accessed September 26, 2026)
• FEMA preliminary National Flood Hazard Layer (accessed September 26, 2026)
• FEMA Changes Since Last FIRM layers (accessed September 2026)
• FEMA Flood Map Service Center (accessed September 2026)
• USGS Elevation Point Query Service (accessed September 2026)
• Collier County, August 2026 release on the proposed Flood Insurance Rate Map (accessed September 2026)
• Collier County floodplain management page (CRS Class 5; accessed September 2026)
• FEMA Community Rating System (accessed September 2026)
• FEMA Risk Rating 2.0 (accessed September 2026)
• Collier County hurricane evacuation zone layer (edited August 20, 2026)
• National Hurricane Center Storm Surge Risk Maps viewer (accessed September 2026)
• Florida Division of Emergency Management, Know Your Zone (accessed September 2026)
• Collier County milestone buildings list, as of January 2026 (accessed September 2026)
• Collier County milestone inspections page (accessed September 2026)
• Florida Housing Finance Corporation briefing on the Florida Building Code (March 1, 2002 effective date)
• Citizens Property Insurance statute (accessed September 2026)
• Citizens Property Insurance discounts page (accessed September 2026)

Schools, healthcare, roads and daily life

• Collier County Public Schools 2026-2027 address lookup (queried September 23, 2026)
• Collier County Public Schools 2026 accountability brief (released July 1, 2026)
• Florida Department of Education 2024-25 school grades workbook (accessed September 2026)
• Aubrey Rogers High, about our school (accessed September 2026)
• AHCA facility profile, NCH North Naples Hospital (accessed September 2026)
• AHCA facility profile, Physicians Regional Medical Center Pine Ridge (accessed September 2026)
• Florida Department of Health list of verified trauma centers (accessed September 2026)
• FDOT District One, I-75 project 452544-1 (accessed September 2026)
• FDOT District One, I-75 and Immokalee Road interchange, project 454099-1 (accessed September 2026)
• FDOT District One, I-75 noise wall presentation (accessed September 2026)
• FDOT 2025 annual average daily traffic (accessed September 2026)
• Gulfshore Business, Livingston Road flyover design contract (accessed September 2026)
• Publix store #635, Pelican Strand (accessed September 2026)
• Collier County Parks, North Collier Regional Park (accessed September 2026)
• Florida State Parks, Delnor-Wiggins Pass State Park (accessed September 2026)
• OSRM routing engine (free-flow drive times, September 23, 2026)

McGreevy and Comisar

• Our complete guide to The Strand
• Our Naples guide
• Our Olde Cypress guide
• How we represent buyers in Southwest Florida
• Selling a home in The Strand
• Free home valuation for your Strand home
• The best real estate agents in Naples, compared on the public record
• Jesse McGreevy agent profile
• Marc Comisar agent profile
• Domain Realty Group
• McGreevy and Comisar Google Business Profile

Downloadable Documents

Every row below links the authority that publishes or holds the document, so a Strand buyer sees the official, current version rather than a copy: the Collier Clerk, Collier County, the master and neighborhood associations, the club, FEMA and the state. Recorded declarations open in the Clerk's viewer. We host nothing ourselves.

Three records that matter here are not public and cannot be linked: the master association's adopted budget and assessment, which sit behind the owners' login; most neighborhood associations' budgets and assessments, which appear on the estoppel certificate; and the club's written answer on golf initiation for a resident upgrading from Social membership.

How Do You Reach The Strand Buyer Team Today?

You reach 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 Strand is part of the North Naples market they work every week.

If you are thinking, "I want to buy a home in The Strand, Florida, and I need someone who knows the 15 neighborhoods, the club 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 Strand or read how we represent buyers in Southwest Florida. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Already own a Strand home? Read our guide to selling a home in The Strand or request a free home valuation for your 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).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax, lending or insurance advice.

Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.