Updated September 2026
Buy a Turnberry Woods at The Strand coach home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Every sale by plan, the rules, the costs and the flood map by building. Call Marc at (239) 287-5873.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Turnberry Woods at The Strand is 32 Bateman coach homes on Ashford Lane in North Naples, every one with a golf view on one side and a preserve view on the other, and only about two come up for sale a year. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, help you be ready when one does, and buy it on the record.
This buyer guide sits beside our complete Turnberry Woods at The Strand neighborhood guide, which covers the 2001 declaration, the eight buildings, the history and the schools in depth, and our guide to The Strand, the gated golf community around it. Here we answer the buyer's questions: which plan and building fit you, what Turnberry Woods homes really sell for, what owning one costs, which rules bind you, what the flood map says about the building you like, and how to buy one in a neighborhood where nothing may be listed on the day you start. Call Marc at (239) 287-5873 to begin.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they represent buyers personally: the search, the document review, the offer, the association approval and the closing. If you are comparing agents before you choose one, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side.
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.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We tracked every one of the 9 Turnberry Woods closings in the Southwest Florida MLS over five years, the 19 Trophy Club and 27 Grande Reserve closings of the same Bateman product, and every Strand listing on September 26, 2026. Read how the partnership works on our about McGreevy and Comisar page.
Marc Comisar leads your search and the field work: tours through the gatehouse, the walk of both outlooks, the elevator check, the inspection and the final walkthrough. Jesse McGreevy runs the documents and the numbers: the declaration and rules, the estoppel and budget, the flood determination for your building, the comparable sales behind your offer and the association's approval package. Call Marc at (239) 287-5873 or Jesse at (239) 898-6072.
Buying at Turnberry Woods at The Strand differs from buying a typical Naples condominium in seven ways: you usually wait for a listing, you choose a floor before a building, the association approves you, the flood zone changes along the row, the owner maintains more of the home, unaccompanied guests count as tenants, and the club comes with the deed.
Thirty-two homes produced nine MLS sales in five years, and on September 26, 2026 there was no Turnberry Woods listing at all. Buying here usually starts with a saved search, a pre-approval and an agreement on what you will pay for each plan, so you can act in the first days a residence appears.
Each building holds two first-floor residences of 2,160 square feet and two upstairs residences of 2,686 square feet, with 173 square foot lanais. Downstairs means no stairs; upstairs means 526 more square feet, an interior stair and, in many residences, a private elevator. Decide which you need first; the building comes second.
Section 20 of the declaration requires the association's approval of every buyer, issued within 30 days after it receives the seller's notice and any information it requests. A sale made without approval is voidable. The approval is routine for a prepared buyer, and we file your application package the day the contract is signed.
On FEMA's effective panel 12021C0192J, the three northern building points test Zone X and the five southern ones Zone AH, a Special Flood Hazard Area for shallow ponding, though the ground at every building reads 15.3 to 16.2 feet. FEMA's 2012 Letter of Map Amendment covered seven buildings on the earlier panel and is listed as not incorporated into the current one. Your lender's answer depends on the building.
Under Section 9 of the 2001 declaration the owner maintains, repairs and replaces the unit and its limited common elements "whether structural or nonstructural," including windows, screens, doors, air conditioning, plumbing, appliances, floor coverings, the garage interior and door and, upstairs, the elevator. Inspect those items as if you were buying a house.
Section 19.1 treats a person occupying a unit without the owner or the owner's family present as a lessee "regardless of whether a lease exists or rent is paid." Friends using your home for a week while you are away are, under the declaration, tenants who need approval and are subject to the 30-day minimum. Plan around that rule before you buy.
The Club at The Strand's Social membership is mandatory for every Strand homeowner, with no initiation fee for homeowners and $4,162 in 2026 dues, per its 2026 Membership Brochure. It covers the clubhouse, tennis, pickleball, fitness and pool; golf is optional and separate.
The Turnberry Woods market for buyers is thin and patient: three MLS sales in the last 12 months, at $670,000, $699,900 and $660,000, and no listing at all on September 26, 2026. Buyers who were ready when a residence appeared bought it; one upstairs listing waited 217 days for the right buyer at its price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The Southwest Florida MLS showed no active, pending or contingent Turnberry Woods listing, and none at Trophy Club, the neighborhood with identical declared plans. The nearest Bateman coach-home listing was a Grande Reserve home asking $618,000, and The Strand as a whole had 9 actives against 61 closings in 12 months.
Turnberry Woods recorded two MLS closings in each of 2022, 2023, 2024 and 2025 and one in 2026 through September. Three of the nine closed in December, when seasonal buyers are in town. If you want a Turnberry Woods home, expect to wait for it, and decide in advance how you will move when it comes.
Across the nine sales buyers paid between 94.63% and 100% of the final list price. The largest discount was $44,000 on an $819,000 upstairs listing that closed at $775,000 in 2023; a first-floor listing at $675,000 closed at $649,000 after 112 days in 2024. Listings priced inside their plan's recent band sold close to list, often within weeks.
We set a Turnberry Woods, Trophy Club and Grande Reserve alert for your plan, get your financing or proof of funds ready, agree your price range by plan in advance, and, when a residence lists, tour it in the first days with the documents already requested. In a neighborhood with two sales a year, the buyer who has done that work is the one who buys, and it is the work McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, do with every Turnberry Woods buyer.
With nothing listed and two sales a year, the buyer who wins a Turnberry Woods home is the one who decided plan, building and price before it appeared. Book a personalized Turnberry Woods buyer consultation and Call Marc at (239) 287-5873. Already own at Turnberry Woods and trading one plan for the other? Start with a free Turnberry Woods at The Strand home valuation and call Jesse direct at (239) 898-6072.
Turnberry Woods prices split by floor plan: the 2,160 square foot first-floor residences sold for $590,000 to $679,000 over five years, the last three between $649,000 and $670,000, and the 2,686 square foot upstairs residences for $699,900 to $775,000. Upstairs costs more in total and less per square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Declared plan | Living area | Lanai | Homes | Five-year sales | Price range | $ per sq ft range | Most recent sale |
|---|---|---|---|---|---|---|---|
| First floor, type I | 2,160 sq ft | 173 sq ft | 16 | 6 | $590,000 to $679,000 | $273.15 to $314.35 | $660,000, June 2026 |
| Second floor, type I | 2,686 sq ft | 173 sq ft | 16 | 3 | $699,900 to $775,000 | $260.57 to $288.53 | $699,900, December 2025 |
Unit types from Section 5.3 of the recorded declaration; home counts from the county roll; sales from the Southwest Florida MLS Matrix, retrieved September 26, 2026. The declared 2,109 square foot first-floor type IV plan was never built at Turnberry Woods.
| Closed | Plan | Building | List | Sold | Days on market |
|---|---|---|---|---|---|
| October 2022 | First floor | 6057 Ashford Ln | $598,000 | $590,000 | 85 |
| December 2022 | First floor | 6049 Ashford Ln | $645,000 | $627,000 | 4 |
| March 2023 | First floor | 6049 Ashford Ln | $679,000 | $679,000 | 40 |
| August 2023 | Upstairs | 6061 Ashford Ln | $819,000 | $775,000 | 69 |
| May 2024 | Upstairs | 6057 Ashford Ln | $759,000 | $730,000 | 24 |
| September 2024 | First floor | 6073 Ashford Ln | $675,000 | $649,000 | 112 |
| December 2025 | First floor | 6049 Ashford Ln | $690,000 | $670,000 | 12 |
| December 2025 | Upstairs | 6045 Ashford Ln | $699,900 | $699,900 | 217 |
| June 2026 | First floor | 6057 Ashford Ln | $679,000 | $660,000 | 75 |
Southwest Florida MLS Matrix, retrieved September 26, 2026; building street address only.
This is a public-record sale. A first-floor residence of 2,160 square feet in the 6073 Ashford Lane building, the last building at the south end of the row, listed at $675,000 and closed on September 9, 2024 at $649,000, 96.15% of list, after 112 days on market, at $300.46 per living square foot. The building point tests Zone AH on the current effective panel and is named in FEMA's 2012 letter. What a buyer can take from it, as judgment rather than record: a Turnberry Woods residence that has sat through the summer is where a buyer has the most room, here $26,000 below list; the buyer still paid more per foot than any upstairs buyer before or since; and a south-end purchase needs the flood determination and the 2012 letter in hand before the lender asks.
The county's latest 24-month file holds 5 qualified Turnberry Woods sales, from $649,000 to $699,900, one more than the MLS shows, so at least one residence changed hands without an MLS listing. The 12-month file's three sales match the MLS prices. Some owners sell privately; letting us know your plan and price early is how you hear about those.
The Turnberry Woods plan and building that fit you depend on stairs, space, the elevator, the flood file and the view: first floor for no stairs and a lower price, upstairs for 526 more square feet, and a northern or southern building depending on how your lender reads FEMA's current panel.
The first-floor residence has no stairs and a ground-level lanai; the upstairs residence adds 526 square feet and the privacy of a second floor. In December 2025 the two plans sold for $670,000 and $699,900, ten days apart. If stairs are a concern now or may be later, decide that first.
Under Section 5.5 any elevator space serving an upstairs residence is that residence's limited common element, and under Section 9.2 its owner is "solely responsible for the maintenance, care and presentation of the elevator." The association says "many" upstairs residences have one; no recorded document says which. For an upstairs home, ask whether an elevator is installed, its age, its last inspection and its service contract, and budget for its eventual replacement.
The building points at 6045, 6049 and 6053 Ashford Lane test Zone X on the effective map; 6057, 6061, 6065, 6069 and 6073 test Zone AH. A lender will likely require flood insurance at the south end unless it accepts the 2012 letter or a new one. FEMA's preliminary map puts all eight in Zone X, but it is not yet in force.
Each building looks over a golf hole to the west and a preserve to the east, and "each and every home has both a preserve and golf course view," in the association's words. Which rooms and which lanai face which way varies; Marc walks both sides with you so you can judge the morning and evening light and the views from the rooms you will use.
The pool and spa sit at the north end of the strip beside the first building, and Ashford Lane ends at the last building in the south. North means a short walk to the pool; south means the quietest end of an already quiet street. The whole row runs about 355 meters.
Buy Turnberry Woods for a quiet row of 32 coach homes with golf and preserve views, its own pool and spa, new roofs and simpler family transfers; buy Trophy Club for its own clubhouse, lakes, a deeper market of 88 homes and a 2024 restated declaration. The floor plans and manager are the same.
The Trophy Club buyer's view is in our guide to buying a home in Trophy Club at The Strand, which publishes beside this one, and our Trophy Club at The Strand neighborhood guide.
| Question | Turnberry Woods at The Strand | Trophy Club at The Strand |
|---|---|---|
| Homes and buildings | 32 in 8 buildings of 4 | 88 in 22 buildings of 4 |
| Street | Ashford Lane 6045 to 6073, a dead-end row | Trophy Drive, its own one-way loop, 5955 to 6035 |
| Plans in use | First floor 2,160 sq ft; second floor 2,686 sq ft | First floor 2,160 and 2,109 sq ft; second floor 2,686 sq ft |
| Setting | Golf to the west, preserve to the east | Lakes on the north and south of the loop; golf holes to the south |
| Neighborhood amenities | Own pool and spa | Own clubhouse, pool and spa |
| Manager | Advanced Property Management Services | Advanced Property Management Services |
| Governing document | 2001 declaration and phase amendments; 2017 bylaws amendment | 2024 Amended and Restated Declaration |
| Leasing | 30 days to 1 year, 3 leases a year, association approval | 30 days to 1 year, 3 leases a year, Board approval |
| Guests without the owner | Treated as lessees | Non-related guests limited to two stays a year with notice |
| Transfers to family and trusts | Exempt from approval | Board approval required |
| Ownership cap | None stated | Two units per person or related entity |
| Recent capital work | 2024 roofing and building program; owners assessed | 2023 pool resurfacing notice |
| Flood, effective panel 12021C0192J | Zone AH at five of eight building points; 2012 LOMA listed as not incorporated | Zone X, unshaded, at the tested street point |
| MLS closings, last 60 months | 9, $590,000 to $775,000 | 19, median $699,000 |
| Listings on September 26, 2026 | None | None |
Sources: the recorded declarations and Trophy Club's 2024 restatement; the master association's neighborhood pages; FEMA's National Flood Hazard Layer and LOMA 13-04-0191A; Southwest Florida MLS Matrix, retrieved September 26, 2026.
Choose Turnberry Woods if you want a small, quiet row where every home has both views, a neighborhood pool without a clubhouse calendar, roofs replaced in 2024, and the freedom to pass the home to family or a family trust without Board approval. Choose Trophy Club if you want a neighborhood clubhouse and social calendar, lakes, more listings to choose from, and a declaration written in current form.
A 2,686 square foot upstairs residence in one competes with the same plan in the other, and a buyer flexible between them has almost four times the inventory to wait for. We set your alerts across both, and Grande Reserve as well, and compare each new listing to the last sales of the same plan in all three.
Owning a Turnberry Woods home costs the mandatory club Social dues of $4,162 a year, a Turnberry Woods condominium assessment that is not published and is collected quarterly in advance, the master association's share, property taxes reset to your price, an HO-6 policy that covers more than usual, flood insurance where your lender requires it, and, upstairs, the elevator. There is no CDD.
Social membership is mandatory, with no initiation fee for Strand homeowners, per the club's 2026 Membership Brochure. Golf is optional: Sport at $40,000 initiation and $7,652 dues, Single Golf at $80,000 and Full Family Golf at $100,000, with age-banded dues from $9,920 to $15,861. Confirm in writing with the club whether a homeowner upgrading from Social pays the printed golf initiation.
We found no public Turnberry Woods assessment figure; the budget is behind the owners' portal, and regular assessments are collected quarterly in advance under Section 15.9. The master association's share, which pays for the gate, roads and lakes, is not published either. The estoppel certificate and the adopted budgets give you the real numbers inside your inspection period, and we request them the day you are under contract.
The association's 2024 roofing and building program was assessed to owners, per a recorded May 2025 affidavit. Ask whether the seller has paid it in full and whether any installment or loan repayment remains; the recorded certificates of approval are conditioned on all assessments being current at closing.
Because Section 9 assigns windows, screens, doors, air conditioning, finishes and, upstairs, the elevator to the owner, your HO-6 policy covers more than it would in many newer condominiums. Match its loss assessment coverage to the master policy's hurricane deductible under section 627.714. Flood premiums are priced under FEMA's Risk Rating 2.0 on the building's own elevation, and unincorporated Collier County's Class 5 rating in the Community Rating System earns eligible NFIP policies a 25 percent discount.
Every Turnberry Woods residence is in unincorporated Collier County, ZIP 34110. The county general fund alone is 3.0107 mills for FY 2025-26, per the Florida Department of Revenue's Collier levies table; school, fire and water management levies are added on the TRIM notice. Budget on your purchase price times the full millage, not on the seller's bill, which may carry homestead caps that end at sale.
Plan for the items the declaration leaves to you: air conditioning, water heater, windows and sliders, lanai screens, the garage door, floor coverings, appliances and, upstairs, the elevator and its service contract. A good inspection tells you the age of each so you can budget replacements.
| Charge | Amount | Source |
|---|---|---|
| Certificate of approval fee | Within the Condominium Act's maximum | Declaration Section 20.3 |
| Gate transponders | $20 each | Master association transponder form |
| Club initiation, Social | None for Strand homeowners | Club 2026 brochure |
| Turnberry Woods capital contribution | None found in the 2001 declaration; confirm on the estoppel | Declaration; estoppel certificate |
| Master association transfer charges | Confirm on the master estoppel | Master estoppel certificate |
| CDD | None at The Strand | Florida Commerce Official List of Special Districts |
The Turnberry Woods rules a buyer should read first are in the 2001 declaration: association approval of your purchase, whole-unit leases of 30 days to one year and no more than three a year, the rule that unaccompanied guests are tenants, two household pets, an occupancy cap, Board approval for hard floors and exterior changes, and a shutter specification.
The full rule set, with section numbers, is in the declaration section of our Turnberry Woods at The Strand neighborhood guide.
The seller notifies the Board of your offer by certified or registered mail with your name, address and terms, and the association has 30 days after it receives that notice and any further information it requests to approve or disapprove (Section 20.1). The Board may not decide on the basis of race, gender, religion, national origin or physical or mental handicap. Each approved sale gets a recorded one-page certificate, and the recorded certificates state that approval "is subject to all maintenance fees and assessments being current as of the date of the closing."
A unit owned by a company, trust or other entity may be occupied only by its designated permanent occupant and family (Section 19.1). Transfers between an owner and a trust or entity whose sole beneficiaries or owners are the owner or close relatives are exempt from approval (Section 20.4), and gifts and inheritance pass "without restriction" (Section 20.5). If estate planning matters to you, that is a real advantage over Trophy Club's 2024 restatement.
Section 19.8 allows leases of the entire unit only, for 30 days or one calendar month, whichever is less, up to one year, no more than three times in any calendar year, each in writing and approved by the association, which "may deny permission to lease any Unit on any reasonable grounds." The association may require a deposit of up to one month's rent, owners are jointly liable with tenants, and a lease approval fee up to the Act's maximum applies to each new lease but not to an extension. Weekly and vacation rental is not possible.
"Guests" means only people whose principal residence is elsewhere, staying while you or your family are present. Anyone occupying the unit without you or a family member present "shall be deemed a lessee ... regardless of whether a lease exists or rent is paid" (Section 19.1). Ask the Board how it applies the rule to adult children using the residence alone before you plan around it.
Two household pets per unit, limited to domestic dogs, domestic cats or caged birds; one fish tank of up to 55 gallons counts as one pet; all pets leashed outside, cats included; none kept on a limited common element or in the recreation area; no reptiles, amphibians or wildlife (Section 19.3). The master covenants also allow two household animals per parcel. The 2001 text sets no weight or breed limit that we found; read the current Board rules if you have a large dog.
Each unit is a single-family residence, with occupancy capped at two persons per bedroom or den, excluding temporary guests (Section 19.1). Children are expressly permitted (Section 19.2), and Turnberry Woods is not a 55+ community.
Tile, wood or any hard floor covering needs Board approval, structural compliance and sound insulation, and the Board may require a structural engineer's review at your cost; no carpet on an unenclosed lanai (Section 19.10). The Board must answer an alteration request within 30 days of a complete application or its consent is deemed given (Section 11). Bring the declaration to your contractor before you sign a contract to buy.
Awnings, storm shutters, screens, window tinting and plantings need the association's and its Architectural Review Committee's consent (Section 19.9), and lanais may not be enclosed, glassed or screened without approval. The Board "shall not refuse" hurricane shutters that meet its specification (Section 11), so ask for the current specification before you order any.
Flood zone, storms and building age affect a Turnberry Woods purchase through your lender, your insurance and your inspection. Five of eight building points test Zone AH on the 2024 effective panel 12021C0192J and three Zone X; FEMA lists the 2012 LOMA 13-04-0191A as not incorporated into that panel. The buildings are two-story, built 2001 to 2003, with 2024 roofs.
Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary layer, queried September 27, 2026)
| Building (Ashford Lane) | Effective zone, panel 12021C0192J | Preliminary zone | Ground at the point | Named in the 2012 letter |
|---|---|---|---|---|
| 6045 | X, unshaded | X, unshaded | 15.4 ft | Yes |
| 6049 | X, unshaded | X, unshaded | 15.5 ft | No |
| 6053 | X, unshaded | X, unshaded | 15.8 ft | Yes |
| 6057 | AH | X, unshaded | 15.7 ft | Yes |
| 6061 | AH | X, unshaded | 15.3 ft | Yes |
| 6065 | AH | X, unshaded | 15.6 ft | Yes |
| 6069 | AH | X, unshaded | 15.7 ft | Yes |
| 6073 | AH | X, unshaded | 16.2 ft | Yes |
FEMA's National Flood Hazard Layer, FEMA's preliminary layer and the USGS Elevation Point Query Service, queried at Collier County's building address points on September 27, 2026; ground in feet NAVD88. Effective base flood elevation lines within 200 meters read 11.0 to 12.0 feet.
FEMA's Letter of Map Amendment 13-04-0191A, issued October 11, 2012, removed seven Turnberry Woods structures from the Special Flood Hazard Area on the earlier panel and said the federal flood insurance requirement "does not apply," while "the lender has the option to continue the flood insurance requirement." On the 2024 panel FEMA lists it as "Not incorporated." For a south-end building, assume your lender's determination will read Zone AH; we order a determination early, give the lender the letter, and price flood insurance before your inspection period ends. A cash buyer decides for themselves.
FEMA's preliminary maps show every Turnberry Woods building point in unshaded Zone X, and Collier County opened a 90-day appeal and comment period on August 19, 2026, per its August 2026 release. If the maps take effect as drawn, the ponding zone comes off the south-end buildings. Until then the effective panel governs.
Collier County's evacuation zone layer places The Strand in Zone D, and the National Hurricane Center's Storm Surge Risk Maps show no surge reaching the tested Strand points in a Category 1 or 2 hurricane. The Turnberry Woods ponding zone is a rainfall mapping, not a surge zone. The Strand is about 4.5 miles east of the Gulf at Vanderbilt Beach.
Florida's milestone inspections and Structural Integrity Reserve Studies apply to condominium buildings of three or more habitable stories, per the DBPR condominium FAQs. The Turnberry Woods declaration describes two-story buildings, and Collier County's milestone list, as of January 2026, has no Turnberry Woods building. Reserves, official records and the resale disclosure under section 718.503 still apply, so read the budget's reserve line.
The buildings were added from October 2001 to July 2003, straddling the March 1, 2002 start of the statewide Florida Building Code, and the roofs were replaced under 2024 permits. Your inspector should focus on what you will own: windows and sliders, air conditioning and its age, the water heater, plumbing, the garage door, lanai screens and, upstairs, the elevator's condition and service history. Add a wind mitigation inspection on Form OIR-B1-1802 for your insurer.
You buy a Turnberry Woods home in eight steps: a consultation, financing, alerts and touring through the gatehouse, the offer, the seven-business-day document review, inspection and insurance, the association's approval and the estoppels, and closing. The association's 30-day approval window is the step that sets the closing date.
We agree on plan, budget, building preferences and the trade-offs you will and will not make, and we set your alerts across Turnberry Woods, Trophy Club and Grande Reserve. Book a Turnberry Woods buyer consultation or Call Marc at (239) 287-5873.
Condominium loans need the lender to accept the project, so we ask your lender early about its condominium review and flood requirements. Cash buyers move faster and should still budget for insurance and the reserves question.
Marc arranges each tour with The Strand's gatehouse, walks both the golf and preserve sides of the building with you, checks the elevator if there is one, and photographs anything you want a second look at.
Your offer is priced from the last sales of the same plan at Turnberry Woods and Trophy Club, and it sets an inspection period long enough to receive the estoppel, the budget and the flood determination. We write the closing date beyond the association's 30-day approval window.
Under section 718.503 you may cancel within seven business days of receiving the declaration, articles, bylaws, rules, budget, financial statement and the frequently asked questions sheet. We read them with you, line by line where it matters: leasing, guests, pets, flooring and the reserve line.
Inspection, wind mitigation and the HO-6 and flood quotes happen inside the inspection period. If anything is wrong, we negotiate a repair or a credit with documents.
The association's application goes in the day the contract is signed. The Turnberry Woods and master association estoppel certificates confirm the assessments, any 2024 assessment balance and what is paid through closing.
You close in person, by mail or electronically, then register for gate transponders, set up your club membership and arrange the elevator service contract if you bought upstairs.
We negotiate a Turnberry Woods purchase with the plan's own sales, the listing's days on market, the owner-maintained items the inspection finds, and the paperwork: an unpaid assessment, a missing Board approval for past work or an elevator without a service record all become terms, not afterthoughts.
Your offer starts from the last sales of the same plan: for a first-floor residence, $649,000 to $670,000 since September 2024; for an upstairs residence, $699,900 in December 2025, with Trophy Club's upstairs record beside it. We show the seller's agent the same evidence.
A residence listed above its plan's band and still unsold after the season is where a buyer has room: the 2024 first-floor sale that started at $675,000 closed at $649,000 after 112 days. A fresh listing priced inside the band usually sells near list, and arguing too hard can lose it.
Because the owner maintains windows, doors, air conditioning and the elevator, inspection findings on those items are legitimate grounds for a repair or credit. We price each one with a contractor's estimate rather than a guess.
We never waive the document review, the inspection or the flood determination to win a contract, and we never let a buyer close without confirming the 2024 assessment balance on the estoppel. That discipline is how McGreevy and Comisar have stayed Top 1% Real Estate Agents Nationally Since 2008; Call Marc at (239) 287-5873.
Buying a Turnberry Woods home in Collier County usually costs the owner's title policy, which the buyer customarily pays here, the lender's title policy and loan costs if financing, deed and mortgage recording, documentary stamp tax and intangible tax on a new mortgage, prorated taxes and assessments, the association's approval fee and your share of any agreed costs.
Florida's title premium is set by the state under rule 69O-186.003, and in Collier County the buyer customarily selects the closing agent and pays for the owner's policy, as the Department of Financial Services describes the market. The contract always controls.
A financed buyer pays the lender's title policy and loan charges, Florida's documentary stamp tax on the note and the nonrecurring intangible tax on the mortgage, as the Department of Revenue's documentary stamp tax page explains, and the Clerk's recording fees under section 28.24. The seller customarily pays the deed stamps.
Since August 17, 2024 a buyer signs a written agreement with their agent before touring, stating the agent's compensation, and offers of compensation are not advertised on the MLS, per NAR's settlement FAQs and its guide to written buyer agreements. Compensation is negotiable; a seller may offer to pay some or all of it, and we explain your agreement before the first tour.
Daily life at Turnberry Woods is quiet: 32 households on a dead-end row between a golf hole and a preserve, a neighborhood pool and spa at the north end, The Club at The Strand's clubhouse a short drive or cart ride away, a Publix outside the gate, and I-75 about a minute from the Immokalee Road entrance.
The club, the gate and the community's history are covered in full in our guide to The Strand.
The association's own words: "In addition we have our own swimming pool and spa." There is no neighborhood clubhouse; social life happens at the pool and at the club, with its restaurants, eight Har-Tru tennis courts, pickleball, fitness center and pool, all included in Social membership.
| School | Grades | 2024 | 2025 | 2026 |
|---|---|---|---|---|
| Veterans Memorial Elementary | Elementary | A | A | A |
| North Naples Middle | Middle | A | A | A |
| Aubrey Rogers High | 9 to 12 | A | A | A |
Collier County Public Schools' 2026-2027 address lookup for Ashford Lane returned these three schools for all 40 Turnberry Woods address records; grades from the Florida Department of Education workbook and the district's 2026 Accountability Brief. Confirm the assignment for your address and year with the district.
Modeled free-flow drives from the Strand Boulevard entrance on the OSRM routing engine: I-75 at Immokalee Road about 1 minute, NCH North Naples Hospital about 6, Mercato about 9, Vanderbilt Beach Park about 12, Naples Airport about 16, Fifth Avenue South about 20 and Southwest Florida International Airport about 25. Add the interior drive from Ashford Lane to the gate.
Livingston Road runs about a quarter mile west of the buildings, beyond the golf hole and a wooded buffer, carrying about 37,000 vehicles a day; a flyover over Immokalee Road is in design. FDOT's I-75 widening and the planned rebuild of the I-75 and Immokalee Road interchange will affect the drive out for several years.
You get a personalized Turnberry Woods buyer consultation by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072. In one conversation we cover which plan and building fit you, what each has sold for, the club and fee layers, the rules that matter to you, your building's flood file and how we will move when a residence lists.
Your budget by plan; the nine Turnberry Woods sales and the matching Trophy Club and Grande Reserve sales; the elevator question; the north-end and south-end flood picture; leasing, guest and pet rules against your plans; the cost of ownership; and the approval timeline. We follow up in writing. Book it on our Turnberry Woods buyer consultation or Call Marc at (239) 287-5873.
We set alerts for your plan at Turnberry Woods, Trophy Club and Grande Reserve, so you hear about a new listing the day it appears, and we let you know when we hear of an owner thinking about selling. With two Turnberry Woods sales a year, those first days are the whole market.
Most Strand buyers are seasonal or relocating. Marc tours for you by video, Jesse handles the documents, and the closing can be done by mail or electronically. The association's approval package can be completed remotely.
McGreevy and Comisar are a top-reviewed buyer's team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!" Sherry Warga, verified Google review
At Turnberry Woods, research means the declaration, the FEMA letter and the elevator record, not just the listing.
★★★★★ "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!" Guy Avagliano, verified Google review
A first-floor buyer who does not need the upstairs plan's extra 526 square feet should not be sold them.
★★★★★ "Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes." Christopher Dietz, verified Google review
★★★★★ "Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house." Ian Matheson, verified Google review
If you are selling your current home to buy at Turnberry Woods, we run both sides on one calendar so the sale funds the purchase and the association's 30-day approval fits the timeline. Many Turnberry Woods buyers are moving from a larger house, from another Strand neighborhood or from a second home up north.
Owners who move from an upstairs residence to a first-floor one, or the other way, are buying and selling in the same row. Our guide to selling a home in Turnberry Woods at The Strand covers the sale side, and a Turnberry Woods home valuation tells you where your current residence stands; call Jesse direct at (239) 898-6072.
If Turnberry Woods is one of several Strand neighborhoods on your list, our guide to buying a home in The Strand covers all fifteen, from the eight-per-building condominiums to the single-family streets, and read how we represent buyers in Southwest Florida.
These are the questions buyers ask us most about Turnberry Woods, answered from the recorded 2001 declaration and its amendments, the association's, the master association's and the club's documents, FEMA, Collier County and the Southwest Florida MLS Matrix, retrieved September 26, 2026.
A Chapter 718 condominium of 32 two-story Bateman coach homes in eight buildings of four on Ashford Lane, Naples, FL 34110, inside the gated golf community of The Strand, declared on July 10, 2001 and built from 2001 to 2003, with its own pool and spa.
No. Both are on Ashford Lane, but the Turnberry Woods residences are the eight four-unit buildings from 6045 to 6073; the single-family villa addresses below 6045 belong to Ana's Place.
Over five years first-floor residences sold for $590,000 to $679,000 and upstairs residences for $699,900 to $775,000. The three sales of the last 12 months were $670,000, $699,900 and $660,000.
None were listed, active or pending, on September 26, 2026. Ask us to set an alert for your plan and to tell you when we hear of an owner thinking about selling.
Buyers paid 94.63% to 100% of list over five years, with no sale above list. Listings that sat longest gave the most room.
Two in use: a 2,160 square foot first-floor residence and a 2,686 square foot second-floor residence, each with a 173 square foot lanai. A 2,109 square foot plan in the declaration was never built.
Listings describe the first-floor plan as two bedrooms plus a den or three bedrooms plus a den, with two baths, and the upstairs plan as three bedrooms plus a den or three bedrooms, with three baths. The declared plan is the fact; the label is the agent's.
Yes. Section 5.5 assigns garage and storage areas to each residence "identified by a like number" as limited common elements, so the garage conveys with the home and cannot be sold separately.
The association says "many" do. The elevator space is the upstairs residence's limited common element, and its owner is solely responsible for its maintenance under Section 9.2. Ask about installation, age, inspection and service on any upstairs listing.
Yes. The association approves every buyer within 30 days after it receives the seller's notice and the information it requests. A transfer to close family or a family trust is exempt.
Yes, subject to the approval process, and the entity's unit may be occupied only by its designated permanent occupant and family. A later transfer to a family trust whose beneficiaries are you or close relatives is exempt from approval.
The Turnberry Woods assessment is not published; it is collected quarterly in advance and stated on the estoppel certificate. Club Social dues are $4,162 a year, and the master association's share is also unpublished.
Yes. Social membership in The Club at The Strand is mandatory for every Strand homeowner, with no initiation fee for homeowners and $4,162 in 2026 dues. Golf is optional.
No. The Strand does not appear on the state's Official List of Special Districts, so there is no CDD assessment.
No. The declaration expressly permits children, and neither the declaration nor the master documents impose an age requirement.
Yes, the whole unit, for 30 days to one year, no more than three times a calendar year, each with the association's written approval. Weekly and vacation rental is not possible.
Under Section 19.1, anyone occupying the unit without you or your family present is treated as a lessee whether or not rent is paid, so an unaccompanied friend's stay needs approval and is subject to the 30-day minimum.
Yes. Two household pets are allowed per unit, domestic dogs, domestic cats or caged birds, leashed outside, and not kept on the lanai or in the pool area. We found no weight or breed limit in the 2001 text.
The 2001 pet rule applies to "Unit Owners or occupants" and contains no separate tenant ban; ask the Board whether a current rule adds one.
Two persons per bedroom or den, excluding temporary guests, under Section 19.1.
With Board approval, sound insulation and structural compliance under Section 19.10. The Board must answer within 30 days of a complete request.
Yes, to the Board's specification; the Board "shall not refuse" shutters that meet it. Windows and doors are the owner's responsibility under Section 9.
Not without approval; Section 19.9 says lanais and balconies may not be enclosed, glassed or screened without it.
On effective panel 12021C0192J, Zone AH at five of eight building points (6057 to 6073 Ashford Lane) and Zone X at three (6045 to 6053). FEMA's preliminary map, not yet in force, shows all eight in Zone X.
At a south-end building, a federally backed lender will likely require it unless it accepts the 2012 FEMA letter, which FEMA lists as not incorporated into the 2024 panel. At a north-end building it is your choice. Many owners carry it either way.
Zone D, a middle tier ordered out in larger storms after the coastal zones.
The association's master policy covers the condominium property; your HO-6 covers what Section 9 leaves to you, including windows, doors, interior finishes, air conditioning and, upstairs, the elevator.
The declaration describes two-story buildings and no Turnberry Woods building is on Collier County's milestone list, which would place Turnberry Woods outside both mandates. Reserves and the resale disclosure still apply.
Built from 2001 to 2003, with roofs replaced under the association's 2024 program.
Yes. The association recorded roofing and building notices in 2024, and a May 2025 affidavit confirms owners were assessed. Ask whether the seller's share is paid.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, all A-rated in 2024, 2025 and 2026.
The Strand is about 4.5 miles east of the Gulf at Vanderbilt Beach, about 12 minutes by car, and I-75 is about a minute from the Immokalee Road entrance.
Advanced Property Management Services, 1035 Collier Center Way, Suite 7, Naples, office (239) 513-9433; the master association is managed by Dorrill Management Group.
Same Bateman plans and manager; Turnberry Woods is smaller and quieter with golf and preserve views, a pool and spa and simpler family transfers, while Trophy Club has a clubhouse, lakes, more sales and a 2024 restated declaration.
In Collier County the buyer customarily pays the owner's title policy, plus recording, any lender charges and mortgage taxes, prorations and the association's approval fee.
The one who knows the nine sales by plan, reads the 2001 declaration with you, orders the flood determination for your building and is ready the day a residence lists. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008; Call Marc at (239) 287-5873.
Book a consultation, set your alerts and get your financing ready. Start on our Turnberry Woods buyer consultation, or read our Turnberry Woods at The Strand neighborhood guide for the full background.
Every fact on this Turnberry Woods at The Strand buyer guide traces to a primary source below, as of September 26, 2026: the recorded Turnberry Woods declaration and its amendments, the association's, the master association's and the club's own documents, Florida statutes and agencies, FEMA, Collier County and its school district, FDOT, NAR and the Southwest Florida MLS Matrix.
These are the documents a Turnberry Woods buyer should read before signing, each linked at the authority that records or publishes it. We host nothing ourselves.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Declaration of Condominium, Turnberry Woods at The Strand, a Condominium (74 pages, with articles and bylaws) | Turnberry Woods at The Strand Limited Partnership, recorded with the Collier County Clerk | July 10, 2001 | Unit types, garages, elevators, maintenance, insurance, occupancy, leasing, pets and the approval of every sale | Collier County Clerk, 2001 declaration |
| Phase 8 amendment | Turnberry Woods at The Strand Limited Partnership, recorded with the Collier County Clerk | July 2, 2003 | The eighth and last building added to the condominium | Collier County Clerk, Phase 8 amendment |
| Certificate of Amendment, Second Amendment to Bylaws | Turnberry Woods at The Strand Condominium Association, recorded with the Collier County Clerk | April 20, 2017 | A Board of three to seven directors, an odd number, owners or their spouses | Collier County Clerk, 2017 bylaws amendment |
| Notice of Commencement, roofing | Turnberry Woods at The Strand Condominium Association, recorded with the Collier County Clerk | August 1, 2024 | Roofing materials and labor at the Turnberry Woods addresses | Collier County Clerk, 2024 roofing notice |
| Notice of Commencement, all eight buildings | Recorded with the Collier County Clerk | October 22, 2024 | All eight building addresses and more than a dozen county permit numbers | Collier County Clerk, October 2024 notice |
| Affidavit on the 2024 improvements | The association's property manager, recorded with the Collier County Clerk | May 7, 2025 | Owners assessed for the improvements under the October 2024 notices | Collier County Clerk, 2025 affidavit |
| Certificate of Approval for Sale | Advanced Property Management Service, Inc. for the association, recorded with the Collier County Clerk | June 8, 2026 | The one-page approval recorded for each resale, conditioned on fees and assessments being current | Collier County Clerk, June 2026 certificate |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, no initiation for Strand homeowners, golf tiers | The Club at The Strand brochure |
| Vehicle transponder form | The Strand Master Property Owners Association | 2025 | Gate transponders at $20 each, issued to residents, members and approved renters only | Master association transponder form |
| Milestone buildings list, as of January 2026 | Collier County | January 2026 | Every condominium building in the county subject to milestone inspection; no Turnberry Woods building | Collier County milestone list |
| Building Bulletin 21, surveys and elevation certificates | Collier County | Current | What an elevation certificate is and when a survey is needed, the first step toward a new FEMA letter | Collier County Building Bulletin 21 |
| Form OIR-B1-1802, uniform mitigation verification inspection | Florida Office of Insurance Regulation | Current | The wind mitigation report a buyer's insurer reads | Florida Office of Insurance Regulation form |
Three records a buyer needs are not public and cannot be linked: the association's adopted budget, financial statements and current rules, behind the owners' portal; the estoppel certificates for the residence you are buying, issued on request; and the amount of the 2024 special assessment on each residence, which the estoppel certificate states.
You reach the Turnberry Woods buyer team by calling Marc Comisar at (239) 287-5873 or Jesse McGreevy at (239) 898-6072, or by booking a buyer consultation online. McGreevy and Comisar work from an office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and Turnberry Woods sits inside the North Naples golf-community market they work every week.
If you are thinking, "I want to buy a home in Turnberry Woods at The Strand," 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. Whether you want a first-floor residence with no stairs or an upstairs residence with an elevator, at the north or south end of the row, our team gives you the plan-level evidence and the documents before you commit. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Marc Comisar: (239) 287-5873. Jesse McGreevy: (239) 898-6072, [email protected]. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling a Turnberry Woods home? Read our Turnberry Woods at The Strand seller guide and call Jesse direct at (239) 898-6072.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. 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.