ANA'S PLACE AT THE STRAND, NAPLES
Find out what your Ana's Place at The Strand pool home is worth from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Valued plan by plan from 12 MLS closings and the county record. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
An Ana's Place at The Strand home is worth what its own plan has recently sold for. Over the 60 months to September 26, 2026, twelve Ana's Place homes closed through the Southwest Florida MLS from $810,000 to $1,229,000 at a $979,500 median, and every sale since October 2024 has closed between $980,000 and $1,229,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
This page answers the value question for one neighborhood: 32 detached pool homes in a single row on Ashford Lane, between a lake and the Preserve nine on one side and a wooded preserve on the other. For everything else about the homes, the plats and the declaration, read our Ana's Place at The Strand neighborhood guide, and for the fifteen neighborhoods around it, our guide to The Strand. When you want the number for your own home in writing, call Jesse direct at (239) 898-6072.
| What you own | Recorded Ana's Place sales, MLS | What they say about value |
|---|---|---|
| Any Ana's Place home, 60 months | 12 closings, $810,000 to $1,229,000 | Median $979,500 (n=12, even, the mean of $979,000 and $980,000) |
| Any Ana's Place home, 36 months | 5 closings, $980,000 to $1,229,000 | Median $1,030,000 (n=5, odd, observed); fewer than ten, shown for direction |
| Two bedrooms plus den, about 2,100 to 2,300 sq ft | 6 sales in 60 months, $835,000 to $1,229,000 | The last three, since October 2024, at $980,000, $1,229,000 and $990,000 |
| Three bedrooms plus den, 2,435 to 2,727 sq ft | 2 sales in 60 months, both in 2022 | $979,000 and $810,000; too old and too few to price alone |
| Four bedrooms plus den, about 3,200 to 3,300 sq ft | 4 sales in 60 months, $950,000 to $1,125,000 | Three of four closed below asking; the newest at $1,125,000 |
Southwest Florida MLS Matrix, pulled September 26, 2026. Every plan group holds fewer than ten sales, so we list the sales and quote no group median.
The Strand's 61 MLS closings of the last 12 months had a median of $610,000, because the community mixes two-story condominium buildings and coach homes with detached houses. That number says nothing about an Ana's Place pool home on its own lot. Neither does the median of the detached neighborhoods taken together: The Links at The Strand's five-year median is $1,167,500 and the Single Family Homes association's is $1,775,000, on different lots, different plans and different settings.
The most useful thing an Ana's Place owner can know about value is that square footage does not scale price. The two-bedroom-plus-den homes have sold for $365.27 to $537.62 per living square foot, the four-bedroom-plus-den homes for $292.49 to $337.74. A 2,286 square foot home holds the neighborhood's $1,229,000 record; the 3,338 square foot home that sold last closed at $1,125,000. Valuing by the foot without separating the plans gets every Ana's Place home wrong.
McGreevy and Comisar should value your Ana's Place at The Strand home because a defensible number here takes the full record: every MLS closing of five years, every county-qualified deed since the first lot sold in 1998, the off-market sale the MLS missed, the 1999 amendment that put the roof on the owner, and the plan-by-plan split that automated estimates cannot see.
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 who should value and list your home, our guide to the best real estate agents in Naples compares the city's teams on the public record.
We tracked all twelve Ana's Place MLS closings of the last five years with their list prices, living areas, days on market and sale-to-list ratios, and every qualified Ana's Place deed in the county's recorded sales from the 1998 vacant-lot sales forward. In the last 12 months we tracked all 61 MLS closings across The Strand, so we know what your buyer will tour before and after your home. We add the 2026 preliminary roll for all 32 homes, the recorded declaration and its amendments, and FEMA's flood result for every Ana's Place address point.
Jesse McGreevy builds the valuation: the comparable set, the adjustments, the county cross-check and the written range. Marc Comisar walks the home: the plan, the lanai and its view, the roof, the pool and cage, and the updates. You get both, not a template, and you can reach Jesse at (239) 898-6072 or Marc at (239) 287-5873. More on the partnership is on our about McGreevy and Comisar page.
We will not quote a number to win a listing, price your home off the record sale because it is the highest, or count a sale we cannot show you. 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. Every figure here names its window and its count.
These are the facts that set an Ana's Place value in 2026, from the Southwest Florida MLS Matrix pull of September 26, 2026, the county's recorded sales and 2026 preliminary roll, and the recorded declaration.
This valuation guide runs from the short answer, through how a value is built, plan-by-plan values, price per foot, recent sales, sale-to-list and timing, the long record, the competition, the comparison with The Links, the county roll, the buyer's costs, flood and age, online estimates, what moves the number, the free valuation, reviews and the valuation FAQ.
An Ana's Place at The Strand home is valued in six steps: pick the plan, pick the window that holds enough of that plan's sales, adjust each sale for date, adjust for setting, updates and condition, cross-check against the county's recorded sales and roll, then write down a range with the sales behind it. Each step is visible to you.
The twelve MLS sales fall into three plan groups by bedroom count and living area: two bedrooms plus den at 2,117 to 2,286 square feet, three bedrooms plus den at 2,435 and 2,727, and four bedrooms plus den at 3,233 to 3,338. Those groups price differently enough that a value starts inside your own group and borrows from the others only with a stated adjustment.
The last 12 months hold one Ana's Place sale, 24 months four and 36 months five. Sixty months is the first window holding ten or more, so it is the neighborhood's lead figure. For a single home, though, the newest sales of the same plan carry the most weight even inside that window, which is why the 2024 to 2026 two-bedroom sales matter more to a two-bedroom value than the 2022 ones.
Ana's Place stepped up between 2022 and 2024. The same 2,165 square foot home sold for $900,000 in April 2022 and $980,000 in October 2024, about 8.9% more in thirty months. A 2022 sale used without a date adjustment understates today's value; a 2024 or 2025 sale needs little.
Every Ana's Place home looks north over the lake toward the Preserve nine and south across Ashford Lane into the wooded preserve, but the stretch of water and fairway, the lanai's exposure and the privacy differ lot to lot, and lots run from 0.15 to 0.43 acres. Inside the house, the kitchen, baths, flooring and impact openings move value; outside, the roof's age, the pool equipment and the cage do. On a house completed from 1999 to 2001, documented replacements are worth more than cosmetic ones.
The county's qualified sales add one Ana's Place sale the MLS never saw, $890,000 in June 2023, and confirm the same $979,500 median over 60 months. The 2026 preliminary roll gives every home's just value and lot size, which we use to check the lot and to explain the tax change your buyer will face, never as the price.
You get a recommended list price, a range around it, the comparable sales with their dates and adjustments, and the net you would take home at that price, signed by McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. If the evidence supports a range rather than a point, we say so.
Request a free Ana's Place at The Strand home valuation, or call Jesse direct at (239) 898-6072. When you are ready to list, our Ana's Place seller guide covers pricing, marketing, costs and paperwork. Buying as well? Read buying a home in Ana's Place at The Strand or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
Ana's Place at The Strand homes are worth, by recorded MLS sale, $835,000 to $1,229,000 for a two-bedroom-plus-den plan, $810,000 to $979,000 for a three-bedroom-plus-den plan in 2022, and $950,000 to $1,125,000 for a four-bedroom-plus-den plan, over the 60 months to September 26, 2026. No group holds ten sales, so we list them rather than quote group medians.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Close date | MLS living area | List | Sold | Sold to list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|
| April 19, 2022 | 2,165 sq ft | $875,000 | $900,000 | 102.86% | $415.70 | 4 |
| September 8, 2022 | 2,286 sq ft | $875,000 | $835,000 | 95.43% | $365.27 | 9 |
| February 28, 2023 | 2,117 sq ft | $849,900 | $835,000 | 98.25% | $394.43 | 70 |
| October 29, 2024 | 2,165 sq ft | $999,999 | $980,000 | 98.00% | $452.66 | 10 |
| December 3, 2024 | 2,286 sq ft | $1,229,000 | $1,229,000 | 100.00% | $537.62 | 28 |
| March 26, 2025 | 2,277 sq ft | $989,000 | $990,000 | 100.10% | $434.78 | 4 |
Southwest Florida MLS Matrix, pulled September 26, 2026. Six sales, so no median. The three since October 2024 closed at $980,000, $1,229,000 and $990,000, at 98.00% to 100.10% of list, and they are where a two-bedroom value starts in 2026. Every listing in this group reported two and a half baths and a den.
Two sales, both in 2022: 2,727 square feet at $979,000 in January, 109.39% of a $895,000 list in 3 days, and 2,435 square feet with two full and two half baths at $810,000 in July, 91.53% of an $885,000 list after 39 days. The first was the frenzy of early 2022; the second, the county coded as not qualified. Neither alone sets a 2026 value, so a three-bedroom home borrows from the two neighboring groups with a written adjustment for size and baths.
| Close date | MLS living area | List | Sold | Sold to list | $ per living sq ft | Days on market |
|---|---|---|---|---|---|---|
| April 27, 2023 | 3,331 sq ft | $1,125,000 | $1,125,000 | 100.00% | $337.74 | 4 |
| August 8, 2023 | 3,248 sq ft | $1,100,000 | $950,000 | 86.36% | $292.49 | 48 |
| January 24, 2024 | 3,233 sq ft | $1,125,000 | $1,030,000 | 91.56% | $318.59 | 62 |
| July 1, 2026 | 3,338 sq ft | $1,245,000 | $1,125,000 | 90.36% | $337.03 | 69 |
Southwest Florida MLS Matrix, pulled September 26, 2026. Four sales, so no median. The first and last rows are the same home. Only the April 2023 sale, listed at the prior record, closed at full price.
Two of the four-bedroom homes that sold pair a county base area just under 2,000 square feet with more than 3,200 square feet of listed living area, which points to a second level over part of the house. Buyers in a pool-home neighborhood pay most for the first floor, the lanai and the setting, which every plan shares, and less for added upstairs space. That is why a four-bedroom home's value is better anchored to its own group's dollar prices than to a per-foot figure borrowed from the smaller plans.
This is a public record walk-through, not a McGreevy and Comisar listing. The two-bedroom-plus-den home of 2,165 square feet at 5981 Ashford Lane closed at $900,000 on April 19, 2022, 102.86% of an $875,000 list in 4 days, at $415.70 a foot. On October 29, 2024 the same home closed at $980,000, 98.00% of a $999,999 list in 10 days, at $452.66 a foot. That is $80,000, about 8.9%, in thirty months, on the same house and the same lot. In 2022 the market outran the asking price; in 2024 the asking price ran a little ahead of the market and the buyer negotiated $19,999 off. The value moved; the discipline that captures it did not change.
Price per square foot tells you less at Ana's Place at The Strand than almost anywhere in The Strand, because the plans price so differently: the 60-month median is $362.14 per living square foot (n=12, even, the mean of $359.00 and $365.27), but individual sales ran from $292.49 to $537.62, nearly double.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window to September 26, 2026 | MLS closings | Median $ per living sq ft | How the median is formed |
|---|---|---|---|
| 12 months | 1 | $337.03 | one sale, a four-bedroom plan |
| 24 months | 4 | $443.72 | n=4, even, the mean of $434.78 and $452.66 |
| 36 months | 5 | $434.78 | n=5, odd, observed |
| 60 months | 12 | $362.14 | n=12, even, the mean of $359.00 and $365.27 |
Southwest Florida MLS Matrix, pulled September 26, 2026. The mean of the twelve per-sale figures is $381.50. The swing between windows is the plan mix, not the market: the one 12-month sale was a large plan, and three of the four 24-month sales were small ones.
Price per foot is only as good as the square footage under it. The MLS records living area as the listing agent enters it, and the same four-bedroom home was listed at 3,331 square feet in 2023 and 3,338 in 2026. The county roll records base area, the main building's footprint, at 1,899 to 2,435 square feet for Ana's Place, a different measure. We value on MLS living area against MLS comparables and never divide an MLS price by a county area.
Over 60 months The Links at The Strand sold at a median $425.17 per living square foot on 10 sales and the Single Family Homes association at $557.76 on the 23 of its 24 sales with a recorded living area, while The Strand's two-story condominium neighborhoods sit near $290 to $300, Wedge Wood at $299.87 on 60 sales and Trophy Club at $286.67 on 19 (Southwest Florida MLS Matrix, pulled September 26, 2026). Ana's Place's $362.14 sits between the condominiums and its detached neighbors because its largest plans pull the median down.
As a check, not a method. Once the plan-matched sales set a value, we compare its per-foot figure with the plan's own sales to catch an outlier. A two-bedroom value under about $430 a foot in 2026 or a four-bedroom value over about $340 needs a reason we can write down.
Ana's Place at The Strand's five most recent MLS closings, from January 2024 to July 2026, sold at $1,030,000, $980,000, $1,229,000, $990,000 and $1,125,000, a median of $1,030,000 (n=5, odd, an observed sale) over 36 months, after ranging from $810,000 to $979,000 in 2022.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Close date | Plan | MLS living area | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|
| January 24, 2024 | 4 bedrooms plus den | 3,233 sq ft | $1,030,000 | 91.56% | 62 |
| October 29, 2024 | 2 bedrooms plus den | 2,165 sq ft | $980,000 | 98.00% | 10 |
| December 3, 2024 | 2 bedrooms plus den | 2,286 sq ft | $1,229,000 | 100.00% | 28 |
| March 26, 2025 | 2 bedrooms plus den | 2,277 sq ft | $990,000 | 100.10% | 4 |
| July 1, 2026 | 4 bedrooms plus den | 3,338 sq ft | $1,125,000 | 90.36% | 69 |
Southwest Florida MLS Matrix, pulled September 26, 2026. Five sales, $5,354,000 in total. The two-bedroom homes sold at or near list within a month; both four-bedroom homes needed two months and closed about 9% under list.
The neighborhood's MLS high is $1,229,000 (December 2024), followed by the two $1,125,000 sales of the same four-bedroom home (April 2023 and July 2026) and $1,030,000 (January 2024). In the county's longer record, no year's Ana's Place median before 2022 reached $800,000; the 2006 boom peak was a median of $780,000 on three sales.
The county recorded a qualified $890,000 Ana's Place sale in June 2023 with no MLS listing. It sits between that year's $835,000 and $950,000 MLS sales and belongs in any 2023 comparison, but it is three years old for a 2026 value.
Ana's Place at The Strand homes sold at a median 98.13% of list and a median 19 days on market over the 60 months to September 26, 2026, with five of twelve at or above list. The spread is wide: 86.36% to 109.39% of list and 3 to 70 days, and the difference was almost always the asking price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | MLS closings | Median sold to list | Median days on market |
|---|---|---|---|
| 12 months | 1 | 90.36% (one sale) | 69 (one sale) |
| 24 months | 4 | 99.00% (n=4, even, the mean of 98.00% and 100.00%) | 19 (n=4, even, the mean of 10 and 28) |
| 36 months | 5 | 98.00% (n=5, odd, observed) | 28 (n=5, odd, observed) |
| 60 months | 12 | 98.13% (n=12, even, the mean of 98.00% and 98.25%) | 19 (n=12, even, the mean of 10 and 28) |
Southwest Florida MLS Matrix, pulled September 26, 2026. The mean of the twelve sale-to-list ratios is 96.99%.
Six Ana's Place homes sold within 10 days at an average of 100.96% of list; four took 48 days or more and averaged 91.63%. Three of those four slow sales were four-bedroom homes listed at $1,100,000 to $1,245,000, at or above the $1,125,000 the plan had last brought. Value did not change between a fast sale and a slow one; the gap between the asking price and the plan's record did.
The one sale of the last year closed at 90.36% of list, but that reflects its starting price, $120,000 above the home's own 2023 sale, more than a weaker market: it closed at exactly the 2023 price. Read with the three two-bedroom sales of late 2024 and 2025, all at 98% to 100% of list, the record says Ana's Place values held from 2024 to 2026 and buyers resisted asking prices above the record.
Ana's Place at The Strand values, by the county's qualified sales, rose from a $391,300 median on the first sales of the new homes from 1999 to 2002 to a $780,000 median in 2006, fell to $461,000 in 2012, traded in a $457,950 to $585,000 band through 2019, and climbed to $1,030,000 in 2024.
| Year | County qualified sales | Median | Reading |
|---|---|---|---|
| 1998 to 2000 | 30 vacant lots | $54,000 in 29 of 30 | The developer's lot price |
| 2000 | 17 | $381,800 | New homes, first sales |
| 2004 | 2 | $510,000 | The boom begins |
| 2006 | 3 | $780,000 | The boom peak |
| 2010 | 1 | $495,000 | After the crash |
| 2012 | 4 | $461,000 | The low |
| 2016 | 3 | $585,000 | Recovery |
| 2017 | 4 | $457,950 | A soft year |
| 2019 | 2 | $572,500 | Before the pandemic |
| 2020 | 1 | $680,000 | The climb starts |
| 2022 | 3 | $900,000 | The step up |
| 2023 | 4 | $920,000 | Holding |
| 2024 | 3 | $1,030,000 | The current band |
| 2025 | 1 | $990,000 | One sale |
| 2026, through August 28 | 1 | $1,125,000 | One sale |
County recorded sales, qualified improved sales of $100,000 or more, files dated August 29, 2026. Every count under ten is a short list of sales, not a market rate, and no qualified Ana's Place sale was recorded in 2007, 2009 or 2013.
Three things stand out. The 2024 median is 32% above the 2006 boom median, eighteen years later. The 2012 low, $461,000, was below the 2004 median, so an owner who bought at the 2006 peak waited more than a decade to see that price again. And the step from about $580,000 in 2021 to $900,000 in 2022 happened in a single year, across the whole neighborhood, which is why sales before 2022 are history rather than comparables.
Most Ana's Place owners bought well below today's values: 10 of 32 homes show no sale for value since 2013 or earlier. For a seller, the gain matters for taxes, and federal capital gains rules and any home-sale exclusion are a question for your CPA. For a valuation, your purchase price does not set your home's value; the 2024 to 2026 sales of your plan do.
An Ana's Place at The Strand home listed today competes with no other Ana's Place listing: none was active, pending or contingent on September 26, 2026. Its real competition is the detached homes a buyer tours on the same day, at The Links at The Strand, Sawgrass and the single-family streets, and The Strand's 9 active listings overall.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Zero listings means zero months of supply inside the neighborhood, and it means the next listing sets the reference point for every buyer who has been waiting. That raises value only if the price stays inside the plan's record; an asking price above it simply sits, as the 2026 sale showed.
Across The Strand, 61 homes closed in the last 12 months against 9 active listings on September 26, 2026, about 1.77 months of supply. Among the detached neighborhoods, The Links at The Strand recorded six closings in the last year at a median of $1,265,000 (n=6, even), and Sawgrass at The Strand, built by the same developer group as Ana's Place, recorded nine MLS sales in five years, too few for us to quote a Sawgrass median as a market rate.
A buyer who has watched Ana's Place for a year has seen one sale. That buyer knows the Links prices, and an Ana's Place value set a sensible step below them, with the preserve frontage and the clean flood map stated plainly, meets a ready market. A value set at or above The Links meets the same resistance the 2026 list price did.
Ana's Place at The Strand and The Links at The Strand are The Strand's two single-street neighborhoods of detached pool homes, built by one developer group. The Links holds the higher value, a $1,167,500 five-year median on 10 sales against $979,500 on 12, while Ana's Place holds its value on a cleaner flood map and a lower price per foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Value question | Ana's Place at The Strand | The Links at The Strand |
|---|---|---|
| Five-year MLS closings | 12 | 10 |
| Five-year median sold price | $979,500 (n=12, even) | $1,167,500 (n=10, even) |
| Five-year median $ per living sq ft | $362.14 | $425.17 |
| MLS closings, last 12 months | 1, at $1,125,000 | 6, median $1,265,000 (n=6, even) |
| Homes | 32 on Ashford Lane | 54 on Fairway Court |
| Built, per the county roll | 1999 to 2001 | 2000 to 2003 |
| Lot size, county roll | 0.15 to 0.43 acres, median 0.17 | 0.17 to 0.28 acres, median 0.19 |
| Spa, county roll | 18 of 32 | 40 of 54 |
| Setting | Lake and Preserve fairway behind, wooded preserve in front | Savannah holes 4, 5 or 6 behind every home |
| FEMA effective map, address points | 32 of 32 unshaded Zone X | 43 unshaded Zone X, 6 shaded Zone X, 6 Zone AH, of 55 |
| Ground at the address points | 15.1 to 16.0 feet | about 14.0 feet at a mid-street test point |
| Homestead share, 2026 roll | 18 of 32 (56.3%) | 36 of 54 (66.7%) |
| Non-homestead tax, 2026 preliminary median | $7,275.69 | $7,791.12 |
| Roof and exterior | Owner's, since the 1999 First Amendment | Owner's, under the declaration |
| Approval to sell | None in the declaration; a manager's certificate at closing | None in the declaration |
Sources: Southwest Florida MLS Matrix, pulled September 26, 2026; the county's 2026 preliminary roll; FEMA's National Flood Hazard Layer; USGS elevation queries; the recorded declarations. Our Links at The Strand neighborhood guide has the full Fairway Court record, and Links owners have their own Links at The Strand home valuation.
The Links' $188,000 higher five-year median and $63 higher price per foot come from a golf view directly on a Savannah fairway from every home, slightly newer houses, more spas, and a more active resale market that keeps fresh comparables in front of buyers and appraisers. Six Links sales in the last year against one at Ana's Place also means Links values are measured often, and Ana's Place values rarely.
Ana's Place holds value on things a buyer can verify: every address point in unshaded Zone X on FEMA's effective and preliminary maps, ground about a foot and a half higher than mid-Fairway Court, trees rather than houses across the street, and a clubhouse about 0.4 miles away. Its two-bedroom-plus-den homes have reached $537.62 a foot, above The Links' five-year median per foot.
An Ana's Place owner should value from Ana's Place sales first and use The Links as the ceiling a buyer will compare against, not as a comparable. A Links owner should do the reverse. Where a buyer's appraiser reaches into The Links for comparables because Ana's Place has too few, we supply the setting and flood adjustments in writing.
The county's 2026 preliminary roll puts Ana's Place at The Strand just values at $659,126 to $933,115, a median of $770,780 (n=32, even, the mean of $767,799 and $773,761), and a total of $24,634,380 for the 32 homes. That is a tax figure as of January 1, 2026, well below what the homes have sold for.
| Measure, 2026 preliminary roll | Ana's Place, 32 homes |
|---|---|
| Just value | $659,126 to $933,115, median $770,780 (n=32, even) |
| Land just value | median $337,239.50 (n=32, even) |
| Lot size | 0.15 to 0.43 acres, median 0.17 (n=32, even, both middle lots 0.17) |
| Year built | 1999 (13), 2000 (16), 2001 (3) |
| Pool and spa | Pool on 32, spa on 18 |
| Homestead | 18 of 32 (56.3%) |
| Owner mailing address | Florida 20, other states 12, foreign 0 |
The county's 2026 preliminary roll, files dated August 29, 2026.
The county values all homes on a mass-appraisal model as of January 1, and its base area measures the building footprint rather than MLS living area. The 60-month MLS median of $979,500 is about 27% above the roll's median just value, and the one 2026 sale closed about 35% above its own home's 2026 preliminary just value. The roll is a floor for nothing and a ceiling for nothing; it is simply not a price.
| Group | Homes | 2026 preliminary tax |
|---|---|---|
| Homestead | 18 | Median $4,766.35 (n=18, even, the mean of $4,633.07 and $4,899.62) |
| Non-homestead | 14 | Median $7,275.69 (n=14, even, the mean of $7,274.88 and $7,276.49) |
| All homes | 32 | $3,887.51 to $8,149.54, median $6,439.26 (n=32, even) |
The preliminary figure is an estimate before final millage; the Collier County Tax Collector issues the bill in November. Your buyer's taxes reset toward the purchase price after a sale, so a buyer at about $1 million who will not homestead should expect at least the non-homestead median, and that expectation is part of what the buyer offers you.
An Ana's Place at The Strand buyer prices four costs into an offer: the association fee, which is not published but by the declaration carries the master share; the club's mandatory $4,162 Social dues for 2026; property tax reset toward the price; and a whole-house insurance policy, with the roof and exterior on the owner since 1999.
Neither the Ana's Place assessment nor the master assessment is published. The declaration sets the scope: common areas, each lot's lawn and landscaping, minor driveway repair, management, reserves, and the master association's assessments, collected and billed quarterly in advance. A buyer who cannot see the number assumes the worst; a seller who shares the current invoice and adopted budget protects the value.
Social membership at The Club at The Strand is mandatory for every Strand homeowner, with no initiation fee and $4,162 in 2026 dues per the club's 2026 Membership Brochure. Golf and sport memberships are optional upgrades. Buyers price the Social dues into every Strand home equally, so they do not separate Ana's Place from The Links.
The 1999 First Amendment moved roof repair, painting and exterior upkeep from the association to the owner. A buyer looking at a 1999 to 2001 house prices the roof's remaining life directly into the offer, which is why the roof is the largest single adjustment in an Ana's Place valuation.
Section 5.6 of the declaration, as rewritten in 1999, requires every owner to insure the home for full rebuilding cost and show proof within 30 days of the association's request. A buyer's quote depends on the roof, the openings and the wind mitigation credits, so a current report on the OIR-B1-1802 form directly supports value.
The Strand carries no community development district, per the Florida Commerce Official List of Special Districts, so no bond assessment reduces what a buyer will pay.
Flood maps support an Ana's Place at The Strand value: all 32 address points sit in unshaded Zone X on FEMA's effective and preliminary maps and no lot touches Zone AH or AE. Home age cuts the other way: completion from 1999 to 2001, before the 2002 statewide building code, makes the roof and openings the biggest value variables.
We ran every Ana's Place address point through FEMA's National Flood Hazard Layer and the preliminary layer on September 29, 2026: 32 of 32 in unshaded Zone X on both. The ground at those points measures 15.1 to 16.0 feet on the USGS Elevation Point Query Service, and Ashford Lane sits in hurricane evacuation Zone D. Optional, usually inexpensive flood coverage protects a buyer's budget, and the buyer's budget is your value.
Every Ana's Place home was completed from 1999 to 2001, before the statewide Florida Building Code took effect on March 1, 2002, per the Florida Housing Finance Corporation's briefing. By 2026 most original roofs, air conditioners and pool equipment have been replaced at least once. A home whose replacements are permitted and documented values near the top of its plan's band; one with original or undocumented systems values near the bottom.
Turnberry Woods' coach homes, farther along Ashford Lane, read Zone AH at five of eight building points on FEMA's effective map, and six Links address points sit in Zone AH. A valuation tool that assigns a flood zone by street or by community gets Ana's Place wrong, so we state the Ana's Place result by address point in every valuation.
Online estimates miss on Ana's Place at The Strand homes because they scale value with square footage while Ana's Place's smaller plans earn more per foot, they see one sale a year, they mix in the Turnberry Woods condominiums on the same street, and they read the county's base area or the Pelican Strand Replat 5 name instead of the neighborhood.
An automated model assumes more square feet means a higher price at a steady rate. At Ana's Place a 2,286 square foot home holds the $1,229,000 record and a 3,248 square foot home sold for $950,000. A model trained on size alone overvalues the large plans and undervalues the small ones.
With one Ana's Place sale in the last year, a model reaches for nearby sales, and the nearest on the same street are the Turnberry Woods coach-home condominiums, a different product that recorded nine MLS sales in five years at prices well below Ana's Place's. Mixing them in drags an Ana's Place estimate down.
Thirty-one of the 32 homes are recorded as "Pelican Strand Replat 5, Tract 9, Lot" and a number, and one as "Ana's Place, Lot 1." A tool that groups sales by recorded subdivision name splits the neighborhood in two, or confuses it with Pelican Strand Replat Tract 15, the Barclay Lane and Strand Boulevard homes of the single-family area.
The roof's age, the cage, the view across the lake, the updates, and the 1999 amendment that put the exterior on the owner. Those are the adjustments that separate an $835,000 sale from a $1,229,000 sale of the same listed size, and they take a walkthrough.
Five things move an Ana's Place at The Strand value before listing: the roof and its paperwork, the pool, cage and lanai, approvals for exterior work already done, timing against the winter season, and how you answer a buyer's questions about the I-75 and Immokalee Road projects outside the gate.
Since 1999 the roof is yours. A recent permitted roof, or a clean inspection with a wind mitigation report, lets a buyer insure the house in the first week and removes the most common Ana's Place price reduction. An aging roof is better documented with a replacement quote than ignored.
Every Ana's Place home has a pool and most buyers live on the lanai. Serviced equipment, clean screens, a sound cage and a fresh deck surface are inexpensive next to what they add, because the setting behind the cage is what the buyer is paying for.
Section 6.1 of the declaration requires the master Construction Committee's written approval before any exterior change, from a cage to a fence to new windows. Having the approval letters for past work in hand turns a buyer's question into a non-issue.
Winter buyers arrive from December to April. A home valued, documented and listed in October or November meets them with the field to itself, since nothing was for sale on September 26, 2026.
FDOT's I-75 widening along The Strand's east edge and its Immokalee Road interchange redesign are coming. Ana's Place sits near the middle of the community, with the golf course and preserve between it and both corridors, so we have seen no recorded effect on Ana's Place values and expect buyers to ask rather than to discount.
A free in-person valuation of your Ana's Place at The Strand home starts with a call to Jesse McGreevy at (239) 898-6072 or a request through the form. Marc walks the home, Jesse builds the comparable set, and within days you have a written range, the sales behind it and the net you would take home, with no cost and no obligation.
The five-year Ana's Place closings of your plan with dates, prices, days on market and sale-to-list ratios; the county-recorded sales, including the June 2023 sale the MLS missed; the date, setting and condition adjustments we made and why; The Links and Sawgrass comparisons a buyer will make; your home's 2026 preliminary just value and tax next to its market range; and a recommended list price with a range. Request it through the free Ana's Place at The Strand home valuation or the McGreevy and Comisar valuation form.
About an hour on site. Marc looks at the plan, the lanai's view and exposure, the roof, the pool equipment and cage, the air conditioning, the windows and the updates, and asks what you have replaced and when. Bring permits and invoices if you have them.
Twelve Ana's Place owners have a mailing address in another state. We can value from photographs, your records and a walkthrough with a key holder or a video call, and send the written range by email.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
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 is a top-reviewed Ana's Place at The Strand valuation and listing team, and the quotes below are five-star client reviews from the McGreevy and Comisar Google profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "I had a great experience working with Marc Comisar and Jesse McGreevy. They were professional, knowledgeable, and made the entire process feel smooth from beginning to end." Verified Google review
★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end." Verified Google review
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Verified Google review
An honest valuation is the one that matches the record, even when the record is lower than an owner hopes.
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Verified Google review
Ana's Place at The Strand owners work directly with Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, who value and sell homes across North Naples and read the Ana's Place declaration, the county's deed history for all 32 homes, FEMA's maps and every recent Ana's Place sale before writing this valuation guide.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, in the business since October 2004. He builds every McGreevy and Comisar valuation and runs pricing, data and paperwork. Reach him at (239) 898-6072; his profile is on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty. He walks the homes, reads the condition and runs showings and negotiations. Reach him at (239) 287-5873; his profile is on the Marc Comisar agent page.
For the community-wide picture, our Strand home valuation guide values every neighborhood behind the gate, and our guide to The Strand covers the club, the master association and the fifteen neighborhoods.
When the number is right and you are ready, our guide to selling your Ana's Place home covers marketing, negotiation, costs, disclosure and paperwork. If you are also buying, our Ana's Place buyer guide shows how a buyer reads the same record.
These are the value questions Ana's Place at The Strand owners ask most, answered from the Southwest Florida MLS Matrix pull of September 26, 2026, the county's recorded sales and 2026 preliminary roll, and the recorded declaration. Nothing here is an appraisal, or tax or legal advice.
Start with your plan's 2024 to 2026 sales: two-bedroom-plus-den homes closed at $980,000, $1,229,000 and $990,000; four-bedroom-plus-den homes at $1,030,000 and $1,125,000. Then adjust for setting, roof and condition. A free Ana's Place at The Strand home valuation does that in writing.
$979,500 over 60 months, on 12 MLS closings (n=12, even, the mean of $979,000 and $980,000). Sixty months is the first window holding ten or more sales.
Because only one Ana's Place home closed in the last 12 months, at $1,125,000. One sale is a data point, not a market rate.
It depends on the plan. Two-bedroom-plus-den homes sold for $365.27 to $537.62 per living square foot, four-bedroom-plus-den homes for $292.49 to $337.74. The 60-month median across all plans, $362.14, fits neither group well.
In total dollars it can be, but not in proportion to size. A 2,286 square foot home holds the $1,229,000 record, while 3,200 to 3,300 square foot homes sold for $950,000 to $1,125,000.
$1,229,000 in December 2024, a two-bedroom-plus-den home of 2,286 square feet that sold at full list in 28 days.
$810,000 in July 2022, a three-bedroom-plus-den home of 2,435 square feet, 91.53% of list after 39 days. The county coded that sale as not qualified.
The county's qualified medians went from $580,000 in 2021 (2 sales) to $900,000 in 2022 (3) and $1,030,000 in 2024 (3). The same 2,165 square foot home sold for $900,000 in 2022 and $980,000 in 2024.
The record does not show a fall. The 2025 sale closed at $990,000 at list, and the 2026 sale closed at $1,125,000, the same price the same home brought in 2023; it simply listed $120,000 higher first.
The first sales of the new homes, from 1999 to 2002, had a median of $391,300, from $338,000 to $520,300, on the county record. The lots had sold for $54,000 each.
A median of $780,000 on three county-qualified sales in 2006. Values then fell to a $461,000 median in 2012.
The roll is a mass-appraisal tax figure as of January 1 on base area, not market value on living area. The 2026 preliminary median just value is $770,780; the 60-month MLS median is $979,500.
No. Homestead taxes run a median $4,766.35 and non-homestead $7,275.69 on the 2026 preliminary roll, and the next owner's bill resets toward the price.
Yes, within a narrow band. Every home faces the lake and the Preserve nine behind and the preserve in front, but the stretch of water and fairway, privacy and lanai exposure differ, and buyers pay for the better ones.
It helps a listing compete; 18 of the 32 homes have one on the county roll. We value it as part of the pool and lanai, not as a separate line.
Roughly what a buyer's roofer and insurer say it will cost to deal with, plus a cushion for uncertainty. Since 1999 the roof is the owner's, so it is the largest single Ana's Place adjustment; documentation narrows it.
They support value through insurance credits documented by a wind mitigation report, and buyers value lower premiums. The approval and permit history matters as much as the windows.
It made the roof, paint and exterior the owner's. A buyer therefore prices the condition of those items into the offer, which a condominium buyer would not.
Indirectly. A buyer who cannot see the fee assumes a high one. Sharing the current invoice and adopted budget removes that discount.
Not relative to other Strand homes; every Strand homeowner pays the $4,162 Social dues for 2026. It is part of every buyer's budget here.
Yes. All 32 address points are unshaded Zone X on FEMA's effective and preliminary maps, unlike six Links address points and five Turnberry Woods building points on the effective map.
The Links' five-year median is $1,167,500 on 10 sales and $425.17 a foot; Ana's Place's is $979,500 on 12 and $362.14. The Links is the ceiling a buyer compares against.
Sawgrass recorded nine MLS sales in five years, under our ten-sale threshold, so we compare sale by sale rather than by median. It was built by the same developer group.
They scale with size, see one Ana's Place sale a year, sometimes mix in Turnberry Woods condominiums on the same street, and read the county's base area or the Pelican Strand Replat 5 name.
Because some homes sell privately. The county recorded a qualified $890,000 Ana's Place sale in June 2023 with no MLS listing.
No. It is the recorded plat of 31 of the 32 lots; the Ana's Place declaration governs your home either way. It only matters when a search for comparables misses it.
We have seen no effect in the record so far. Ana's Place sits near the middle of the community, with the golf course and preserve between it and the interstate.
After every new Ana's Place sale, and at least once a year. With two or three sales a year, each one moves the picture.
No. Ours is a broker's opinion of the price your home would bring in the market, built from the sales. A lender's appraisal is a licensed appraiser's opinion for a loan; ours is built to survive one.
The same way, as of the relevant date. For an estate's tax basis, a qualified appraiser's report as of the date of death is usually required; we can supply the sales record behind it.
Nothing, and there is no obligation to list. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, write every Ana's Place valuation themselves. Call Jesse direct at (239) 898-6072.
In our Ana's Place at The Strand neighborhood guide, which covers the plats, the declaration and its amendments, the fees, the rules, the flood points and the schools.
Every Ana's Place at The Strand value on this page comes from a recorded instrument, a state, county or federal record, the master association's or the club's own published documents, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them and numbered continuously, and the data files are named in plain text at the end.
The official Ana's Place at The Strand documents below are the ones behind every value on this page, published by the Collier County Clerk, the master association, The Club at The Strand, Collier County and the State of Florida. Clerk files open in the Clerk's public viewer.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Declaration of Covenants, Conditions and Restrictions for Ana's Place | Recorded with the Collier County Clerk | August 14, 1998 | Assessments, lot maintenance, architectural review, use, sign, vehicle, pet, transfer and lease rules | Ana's Place declaration |
| First Amendment to the declaration | Recorded with the Collier County Clerk | December 14, 1999 | Moves roof, paint and exterior upkeep to owners; whole-house insurance duty | First Amendment |
| Declaration of Neighborhood Covenants for Tract 9 | Recorded with the Collier County Clerk | August 14, 1998 | Caps the neighborhood at 32 homes; Construction Committee approval | Tract 9 neighborhood covenants |
| Pelican Strand Replat-5 plat reference sheet | Recorded with the Collier County Clerk | October 30, 1998 | Plat Book 31, Pages 2 to 4, the plat of 31 of the 32 lots | Replat-5 reference sheet |
| Ana's Place plat reference sheet | Recorded with the Collier County Clerk | April 18, 2000 | Plat Book 34, Page 32, the one-lot replat | Ana's Place plat sheet |
| 2016 Certificate of Amendment | Recorded with the Collier County Clerk | April 13, 2016 | Amendment procedure and neighborhood representative | 2016 Certificate of Amendment |
| 2019 Certificate of Amendment to the Bylaws | Recorded with the Collier County Clerk | February 18, 2019 | Board of three to five directors, staggered two-year terms | 2019 bylaws amendment |
| Certificate of Approval for Sale (example) | Recorded with the Collier County Clerk | October 30, 2024 | The manager's approval at closing, conditioned on current dues | 2024 certificate of approval |
| 2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Votes by neighborhood, including Ana's Place's 32 | 2026 annual meeting notice |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, optional golf and sport upgrades | 2026 Membership Brochure |
| Gate transponder form | The Strand Master Property Owners Association | 2025 | $20 transponders; residents, members and approved renters | Transponder form |
| Building Bulletin 21 | Collier County | Current | Surveys and elevation certificates | Building Bulletin 21 |
| Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation inspection an insurer reads | Form OIR-B1-1802 |
| Official List of Special Districts | Florida Commerce | Current | Confirms no CDD at The Strand | Official List of Special Districts |
The Ana's Place association's adopted budget and quarterly assessment, and the master association's, are not public and cannot be linked; they come from the association's manager or with the estoppel certificates, and we request them as part of a valuation.
You reach the Ana's Place at The Strand valuation team by calling Jesse McGreevy at (239) 898-6072, calling Marc Comisar at (239) 287-5873, or requesting a free valuation online. McGreevy and Comisar work from an office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and Ana's Place sits inside the North Naples market they work every week.
If you are thinking, "I want to know what my home in Ana's Place at The Strand, Florida is worth before I decide anything," McGreevy and Comisar helps homeowners value, price and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch, whether your home is on Ashford Lane or elsewhere in The Strand. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Request a free Ana's Place at The Strand home valuation, or call Jesse direct at (239) 898-6072. Ready to list? Read selling your home in Ana's Place at The Strand. Buying? Read buying a home in Ana's Place at The Strand and call Marc at (239) 287-5873. Every recorded fact about the 32 homes is in our Ana's Place at The Strand neighborhood guide.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is an appraisal or legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.