CLUBSIDE AT THE STRAND, NAPLES
Find out what your Clubside at The Strand home is worth with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Plan-by-plan values from all 33 MLS closings and the county record, free and in writing. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Clubside at The Strand condominium is worth what its own floor plan sells for, adjusted for condition, floor and view. In the 12 months to September 26, 2026 the Southwest Florida MLS closed ten Clubside homes at a $570,000 median: eight 1,633 square foot homes at $549,000, one 1,793 at $599,000 and one 2,136 at $660,000.
This page is for the Clubside owner who wants a number before deciding anything. It explains how we value a home on Three Iron Drive, plan by plan, and what moves the figure up or down. For the neighborhood itself, its three recorded condominiums, the clubhouse and the rules, read our Clubside at The Strand neighborhood guide; for the whole community, our guide to The Strand. When you are ready to talk about selling, our guide to selling a home in Clubside at The Strand covers the marketing, contract and closing. Call Jesse direct at (239) 898-6072 for a written valuation.
| Plan (MLS living area) | Homes at Clubside | Last 12 months | 60-month closings | 60-month median | 60-month range | 60-month median $ per sq ft |
|---|---|---|---|---|---|---|
| 1,633 sq ft | 62 | 8 sales, $549,000 median (mean of $538,000 and $560,000) | 24 | $575,000 | $485,000 to $680,000 | $352.11 |
| 1,793 sq ft | 20 | 1 sale, $599,000 | 4 | $594,500 (mean of $590,000 and $599,000) | $550,000 to $650,000 | $331.57 |
| 2,136 sq ft | 42 | 1 sale, $660,000 | 5 | $660,000 | $625,000 to $690,000 | $308.99 |
| All Clubside | 124 | 10 sales, $570,000 median (mean of $560,000 and $580,000) | 33 | $585,000 | $485,000 to $690,000 | $342.93 |
Southwest Florida MLS Matrix, retrieved September 26, 2026; homes per plan from the county's 2026 preliminary roll. One 2,136 square foot sale was entered on the MLS as 2,150 square feet and is counted with its plan.
The $570,000 median is the middle of ten sales, eight of them one plan. Inside that one plan the last year's sales ran from $512,000 to $680,000, a $168,000 spread for the same 1,633 square feet. Your number comes from your plan's closings, then from the condition, floor, view and date that put your home above or below them.
Clubside is three recorded condominiums, Clubside I (the 5865 to 5885 buildings), Clubside II (5888 to 5908) and Clubside III (5911 to 5930), served by one association and one manager. Buyers do not price the three differently; the declarations read alike on use, leasing and maintenance. What they price is the plan, the building's position between the lakes, the club and the interstate, and the home's condition. The building-by-building map of the three condominiums is in our Clubside at The Strand neighborhood guide.
McGreevy and Comisar should value your Clubside home because we start from the whole record, every one of the 33 Clubside MLS closings of the last five years and the 29 county-recorded resales over the same years, and because the people who write your valuation, Jesse McGreevy and Marc Comisar, are the people who would price, market and negotiate the sale.
If you are comparing teams before you ask anyone for a number, our guide to the best real estate agents in Naples sets the Naples teams side by side on reviews, licence history and published production.
Those are career figures 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.
We tracked every Clubside closing in the Southwest Florida MLS since September 2021, with its building, plan, bedrooms, list price, sold price and days on market, and set it beside the county's qualified Clubside resales back to 1999. In the last 12 months we tracked all 61 closings across The Strand, so the cross-checks against The Pinnacle and the other neighborhoods come from the same pull. Every figure on this page names its window and its count.
As Top 1% Real Estate Agents Nationally Since 2008, we keep valuations in the partners' hands. Jesse McGreevy builds the comparable set and writes the valuation. Marc Comisar walks the home, because the condition, the view and the owner-maintained items, windows, sliders, air conditioning and the garage, are what separate two Clubside homes of the same plan. You get both of us, not an automated report with our names on it. Read more on our about McGreevy and Comisar page.
We will not quote you the highest number to win a listing, price off the two stale Clubside asking prices, or mix the county's base-area figures with the MLS living-area figures. If the honest number is lower than you hoped, we will show you the sales that make it so.
A Clubside at The Strand home is valued by three methods reconciled into one range: comparable closings of the same plan, price per square foot within that plan, and the listings a buyer will see beside yours, all cross-checked against the county's recorded resales. An appraiser for your buyer's lender will use the first method most, so we lead with it.
We start with every MLS closing of your plan in the last 12 months, widen to 24 months (14 Clubside closings, $587,500 median) or 60 months for the thinner 1,793 and 2,136 plans, and adjust each sale for date, floor, view and condition. At Clubside the comparable set rarely needs to leave Three Iron Drive.
Per-foot figures are useful only inside one plan. A 1,633 square foot Clubside home has sold for $313.53 to $416.41 per foot in the last year; the 2,136 plan's five-year median is $308.99. Applying the 1,633 plan's per-foot figure to a 2,136 home overstates it by tens of thousands of dollars.
Your buyer will compare your home with the active Clubside and Pinnacle listings on the day they tour. On September 26, 2026 that meant two Clubside 2,136 square foot homes at $695,000 and $675,000, and no Pinnacle listing. A value that ignores the competition is not a list price.
The county's qualified sales catch what the MLS misses. Its 24-month Clubside window holds 11 resales at a $599,900 median, from $512,000 to $750,000, and the $750,000 sale is the 1,793 plan's best recorded price. We use county figures as a check on level, never to compute a per-foot value, because the county measures area differently.
We weight the plan comparables most, test the result against the per-foot range and the competition, and confirm it against the county record. The output is a recommended list price and a range, with the sales behind both, on paper.
A lender's appraiser works for the lender, relies on closed sales, weights the most recent ones, and rarely sees a sale that never reached the MLS. We anticipate the appraisal by pricing within what the closed record supports, so a contract price holds at appraisal.
If the plan table above already tells you roughly where your home sits, the next step is the written number. Ask for an in-person valuation of your Clubside home or call Jesse direct at (239) 898-6072. Thinking of buying a Clubside home instead? Our Clubside at The Strand buyer guide covers the plans, fees and rules from the buyer's side; read how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873.
Clubside homes are worth, by plan, a five-year MLS median of $575,000 for the 1,633 square foot plan, $594,500 for the 1,793 plan and $660,000 for the 2,136 plan, and in the last 12 months $549,000, $599,000 and $660,000. The plan explains most of a Clubside value; condition and view explain the rest.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Half of Clubside, 62 homes, and 24 of the 33 five-year closings. The plan sold from $485,000 in December 2021 to $680,000 in March 2026, at a five-year median of $575,000, a $352.11 median per foot, 99.56% of list and 8.5 median days; 12 of its 24 sales closed at or above list. In the last 12 months it sold eight times at a $549,000 median. The MLS lists it as two bedrooms, two bedrooms plus a den, or three bedrooms, always with two baths. Builder-direct, from 1999 to 2001, it sold at a $180,200 median across 57 sales.
Twenty homes in ten buildings, and only four MLS closings in five years: $550,000 in May 2022, $650,000 in March 2023, $590,000 in October 2024 and $599,000 in November 2025, a $594,500 median. The county adds a $750,000 qualified sale in the 5865 building in February 2025, the highest Clubside price in either record. With so few sales, a 1,793 valuation leans on the 1,633 and 2,136 plans on either side of it and on condition. Builder-direct, it sold at a $199,200 median across 19 sales.
Forty-two homes, but only five MLS closings in five years: $670,000 in May 2022, $650,000 in December 2022, $690,000 in April 2023, $625,000 in June 2025 and $660,000 in November 2025, a $660,000 median at a $308.99 median per foot. Both active listings in September 2026 are this plan, asking more than four of those five sales. Builder-direct, the plan sold at a $228,700 median across 40 sales.
| Plan | Builder-direct median, 1999 to 2001 | 60-month MLS median | Last 12 months MLS | Median sold to list, 60 months | Median days on market, 60 months |
|---|---|---|---|---|---|
| 1,633 sq ft | $180,200 (57 sales) | $575,000 (24) | $549,000 (8) | 99.56% | 8.5 |
| 1,793 sq ft | $199,200 (19 sales) | $594,500 (4) | $599,000 (1) | 97.97% | 71 |
| 2,136 sq ft | $228,700 (40 sales) | $660,000 (5) | $660,000 (1) | 96.30% | 41 |
Builder-direct medians from the county's qualified sales file; MLS figures from the Southwest Florida MLS Matrix, retrieved September 26, 2026.
The record does not show a reliable den premium inside a plan. The two 1,633 square foot sales the MLS described as two bedrooms or two bedrooms plus a den closed at $510,000 in March 2022 and $515,000 in June 2026, both near the bottom of their years, but condition, not the label, is the likelier reason. The 2,136 plan is marketed as two bedrooms plus a den, three bedrooms or three plus a den. We value the layout the buyer will use, not the label on the listing.
The 2,136 plan's $308.99 five-year median per foot is $43 below the 1,633 plan's $352.11. Buyers pay for the extra rooms, but the kitchen, baths, garage and lanai that carry most of a home's cost exist in both plans. That is why a per-foot figure from one plan cannot be applied to another.
Price per square foot tells you where a Clubside home sits inside its plan and how Clubside compares with The Strand's other neighborhoods. In the last 12 months Clubside sold at a median of $331.77 per square foot of MLS living area, from $308.99 to $416.41, and over five years at $342.93, the highest of The Strand's attached condominium neighborhoods.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The ten closings of the last 12 months ran $313.53, $355.17, $308.99, $334.08, $329.45, $324.56, $416.41, $358.24, $315.37 and $342.93 per square foot, in date order. The $416.41 sale was a 1,633 square foot home that sold in 7 days in March 2026; the $308.99 sale was the year's only 2,136 square foot closing. The median of the ten per-sale ratios, not a ratio of totals, is $331.77.
| Neighborhood | Product | 60-month closings | Median sold price | Median $ per sq ft | Median sold to list | Median days on market |
|---|---|---|---|---|---|---|
| Wedge Wood | Two-story condominium, 8 per building | 60 | $445,000 | $299.87 | 97.80% | 22 |
| Feather Sound | Two-story condominium, 8 per building | 16 | $476,500 | $324.93 | 96.88% | 26.5 |
| Cypress Cove | Two-story carriage homes, 4 per building | 33 | $555,000 | $329.06 | 99.26% | 11 |
| The Pinnacle | Two-story coach homes, 4 per building | 33 | $570,000 | $320.93 | 98.51% | 13 |
| Clubside | Two-story condominium, 4 per building | 33 | $585,000 | $342.93 | over 98% | 17.5 |
| Grande Reserve | Two-story coach homes, 4 per building | 27 | $664,000 | $318.33 | 98.70% | 12 |
| Trophy Club | Two-story coach homes, 4 per building | 19 | $699,000 | $286.67 | 96.26% | 30 |
Southwest Florida MLS Matrix, 60 months to September 26, 2026; medians of per-sale ratios, neighborhoods assigned by street.
The MLS reports living area from the listing; the county roll reports its own measured area. They can differ for the same home, as one 2,136 square foot Clubside home entered on the MLS at 2,150 shows. Every per-foot figure on this page is MLS price divided by MLS living area. We use county figures only for counts, plans and price levels.
Clubside homes sold at a median 96.47% of final list price after a median 91.5 days on market in the 12 months to September 26, 2026, against 17.5 median days over five years. One of the ten sold at its list price and none above it, while in 2022 most Clubside sales closed at or above list within days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | Closings | Median sold | Median $ per sq ft | Median sold to list | Median days on market |
|---|---|---|---|---|---|
| 12 months | 10 | $570,000 (mean of $560,000 and $580,000) | $331.77 | 96.47% | 91.5 |
| 24 months | 14 | $587,500 (mean of $585,000 and $590,000) | $331.77 | 96.47% | 66.5 |
| 36 months | 17 | $590,000 | $342.93 | 96.68% | 62 |
| 60 months | 33 | $585,000 | $342.93 | over 98% | 17.5 |
Southwest Florida MLS Matrix, retrieved September 26, 2026; even counts use the mean of the middle pair.
The yearly MLS medians tell the change: 3 days in 2022, 21 in 2023, 39.5 in 2024, 77 in 2025 and 45 in 2026 through September. The fast years were also the years of sales at or above list. The slow year was the year of 90.34% and 93.11% closings.
The two fastest Clubside sales of 2026, 6 and 7 days, closed at 98.15% and 98.55% of list. The two slowest, 232 and 173 days, closed at 98.18% and 90.34% of their final list prices. Our reading, which is judgment and not a record, is that a home priced right on day one sells near its price, while a home that waits invites a lower offer.
Clubside values have roughly tripled since the builder sold the neighborhood: 116 builder-direct sales from 1999 to 2001 at a $197,000 median, county resale medians near $300,000 in 2019 and 2020, a run to $635,000 in 2023, and a plateau near $600,000 since, with the 2026 MLS median at $549,000 across six closings.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Year | Qualified resales | County median |
|---|---|---|
| 2019 | 10 | $316,500 |
| 2020 | 10 | $291,250 |
| 2021 | 14 | $360,000 |
| 2022 | 8 | $570,250 |
| 2023 | 7 | $635,000 |
| 2024 | 4 | $607,500 |
| 2025 | 8 | $604,950 |
| 2026, through March 4 | 2 | $530,000 and $680,000 |
County recorded qualified sales for the Clubside I, II and III condominiums, files dated August 29, 2026.
| Year | MLS closings | Median sold |
|---|---|---|
| 2021, October to December | 1 | $485,000 |
| 2022 | 9 | $575,500 |
| 2023 | 6 | $605,000 (mean of $575,000 and $635,000) |
| 2024 | 4 | $607,500 (mean of $590,000 and $625,000) |
| 2025 | 7 | $599,900 |
| 2026, through September 25 | 6 | $549,000 (mean of $538,000 and $560,000) |
Southwest Florida MLS Matrix, retrieved September 26, 2026.
The run from 2020 to 2023 matched the wider Southwest Florida run-up of those years, in a built-out community with a club next door; Clubside's 2022 sales closed in a median 3 days. The plateau since 2023 is slower sales at similar prices, as buyers weigh insurance, assessments and the age of 1999 and 2000 buildings. The 2026 MLS median of $549,000 reflects six sales, all of them 1,633 square foot homes, and is a mix effect as much as a trend. If you bought before 2021, you are likely selling with substantial equity; if you bought in 2023, you are selling near the level you paid. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, set your own purchase price beside the record so you can see where you stand.
On September 26, 2026 a Clubside home listed for sale competed with two Clubside listings and no Pinnacle listings. Both Clubside actives were 2,136 square foot homes, at $695,000 after 202 days and $675,000 after 271 days, and no Clubside home was pending. That is about 2.4 months of supply at Clubside's own pace of ten sales a year.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Building | Plan | Bedrooms as listed | List price | Days on market, September 26, 2026 | Against the plan's record |
|---|---|---|---|---|---|
| 5908 Three Iron Dr | 2,136 sq ft | 2 bedrooms plus den, 2 baths | $695,000 | 202 | Above all five 2,136 closings of the last five years |
| 5893 Three Iron Dr | 2,136 sq ft | 3 bedrooms plus den, 2 baths | $675,000 | 271 | Above four of the five; below only the $690,000 sale of April 2023 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Building street address only.
If you own a 1,633 or 1,793 square foot home, you have no direct Clubside competition today, and The Pinnacle's last two 12-month closings, $565,000 and $654,000, bracket the Clubside median. If you own a 2,136 square foot home, the two actives are your competition, and the most recent closing of the plan, $660,000 in November 2025, is the number a buyer's agent will hold up against all three of you. Across The Strand there were nine actives that day at a $618,000 median asking price.
This is a public-record sale. A 1,633 square foot, three-bedroom Clubside I home in the 5880 Three Iron Drive building listed at $619,900 and closed on August 21, 2026 at $560,000, 90.34% of its final list price, after 173 days on market, or $342.93 per square foot of MLS living area. The same building's 1,633 square foot homes closed twice before in the five-year record: $560,000 at full list after 38 days in March 2023, and $610,000 against a $645,000 list after 21 days in April 2025. Read together, the three sales show the plan's value in that building moving within roughly $560,000 to $610,000 over three years, while the August 2026 seller's list price sat about $60,000 above where the market settled. We read that, as judgment and not a record, as the cost of pricing to hope in a summer market: 173 days of carrying cost and a final price no higher than the building's 2023 sale.
Clubside holds slightly more value than The Pinnacle at The Strand on the five-year record, a $585,000 MLS median against $570,000 and $342.93 per square foot against $320.93, across 33 closings each. The two neighborhoods sell the same Jack Parker two-story, four-home format with a 1,633 square foot plan, so a buyer prices one against the other.
The Pinnacle sits at the north end of The Strand on Pinnacle Lane, 112 coach homes declared in 2001 and 2002 and governed since 2022 by a restated declaration; the detail is on our guide to The Pinnacle at The Strand. A Pinnacle owner asking the same question should read our Pinnacle at The Strand home valuation guide.
| Value factor | Clubside at The Strand | The Pinnacle at The Strand |
|---|---|---|
| 60-month MLS closings | 33 | 33 |
| 60-month MLS median | $585,000 | $570,000 |
| 60-month median $ per sq ft | $342.93 | $320.93 |
| 60-month median days on market | 17.5 | 13 |
| Last 12 months | 10 closings, $570,000 median | 2 closings, $565,000 and $654,000 |
| Plans | 1,633, 1,793 and 2,136 sq ft | 1,633 and 2,150 sq ft |
| Sale approval | None in the recorded declarations | Advance written approval, up to 30 days |
| Leasing | 30-day minimum with board approval, no recorded cap | 30 days to 12 months, 3 per 12 months, 25% cap |
| Setting | Beside the club, three lakes | Quiet north end, near the rear gate |
| Active on September 26, 2026 | 2 | none |
Southwest Florida MLS Matrix, retrieved September 26, 2026; recorded declarations.
For a 1,633 square foot owner the comparison is direct: same size, same builder, same format. Clubside's per-foot premium comes partly from its many 1,633 square foot homes, which sell for more per foot than larger plans, and partly from its setting beside the club. We value a Clubside 1,633 home against both neighborhoods' closings of that plan.
A buyer who wants to rent in season pays for flexibility. Clubside's recorded declarations set a 30-day minimum lease with board approval and no annual limit or rental cap, and require no approval to sell; The Pinnacle caps leasing at three a year and 25% of homes and approves every sale. For an investor or a seasonal owner, that difference supports a Clubside price, provided the Clubside board's current rules confirm it.
Fees shape a Clubside value because a buyer prices the monthly cost into the offer. Every Clubside buyer pays $4,162 a year in mandatory club dues, plus Clubside and master assessments that are not published, a pro rata share of water and sewer charges shared with Wedge Wood, insurance and property tax at the new price. Unknown costs lower offers.
The Club at The Strand's 2026 Membership Brochure makes Social membership mandatory for every Strand homeowner, with no initiation for homeowners and $4,162 in 2026 dues, and states "NO Assessments, NO Capital Dues, NO Hidden Fees, NO Food and Beverage Minimums." Golf is optional: Sport at a $40,000 initiation and $7,652 dues, Single Golf at $80,000, Full Golf at $100,000. A published, predictable club cost supports value; a buyer can budget it on day one.
Clubside's budget sits behind Vesta Property Services' owner portal, and the only Clubside assessment figure in the public record is a 1999 developer guarantee of $808.08 a year, long expired. A buyer who cannot see the assessment assumes the worst. We put the estoppel figures and the adopted budget in the listing file at launch, which protects your price.
Section 12.1 of the 1999 neighborhood declaration has Clubside and Wedge Wood share water and sewer facilities, with the lines owned by the Wedge Wood association and Clubside owners paying "their prorata share." Explained, it is a utility line item; unexplained, it is a question that slows a contract. We get the billing answer from the manager. The full clause is quoted in the layered-costs section of our Clubside neighborhood guide.
The Strand has no community development district on the Florida Commerce Official List of Special Districts, so no CDD bond assessment rides on a Clubside tax bill, a point in your favor against newer communities nearby.
A homesteaded owner's taxable value is capped, and the cap resets on sale, so your buyer's bill at a $570,000 price may be far above yours. Buyers compare carrying costs, and the Collier County Tax Collector is where we estimate the new bill. If you are buying again in Florida, the Department of Revenue's portability form PT-112 lets you carry part of your Save Our Homes benefit to the next home.
Flood maps help a Clubside value and building age tempers it. Three Iron Drive tests in FEMA Zone X on the effective and preliminary maps, at about 14.2 feet of ground elevation, in evacuation Zone D, while every Clubside building dates from 1999 or 2000, before the 2002 statewide building code, which buyers and insurers price through roofs and openings.
The Clubside test point returns Zone X on FEMA's effective panel 12021C0211H and on preliminary panel 12021C0211J, with the nearest mapped base flood elevation, on the lake and golf low areas, about 11.5 feet on the effective map. No lender flood requirement at the tested point, and Clubside's absence from the list of Strand neighborhoods where parts carry Zone AH on the effective map (The Links, Turnberry Woods, Eden and some single-family streets), is a value point.
Collier County places Three Iron Drive in evacuation Zone D, and the National Hurricane Center's worst-case surge composites show no surge at the Clubside point through Category 3. Buyers from the coast notice.
The association insures the buildings; the owner insures the interior with an HO-6 policy and maintains the windows, sliders and exterior doors. Newer impact openings and a current wind mitigation report lower your buyer's premium, and a lower premium supports your price. Florida law requires HO-6 policies to offer loss assessment coverage under section 627.714.
Clubside's 31 buildings are two-story, so the milestone inspection law of section 553.899 and the structural integrity reserve study mandate, which apply to buildings of three or more habitable stories, do not reach them, and no Clubside building appears on Collier County's milestone list. That spares Clubside the special-assessment worry hanging over many taller Florida condominiums, which is worth saying in a valuation. The flood, surge and insurance detail for Three Iron Drive is set out in our Clubside at The Strand guide, and the community-wide flood picture in our guide to The Strand.
Online estimates miss on Clubside homes because they blend three floor plans into one per-foot figure, cannot see sales that never reached the MLS, sometimes mix county area with living area, and know nothing about condition, floor, view or the club. At Clubside those blind spots are worth six figures inside a single plan.
A model that applies Clubside's $342.93 five-year per-foot median to a 2,136 square foot home produces about $732,500, above any 2,136 closing in five years; the plan's own $308.99 median produces about $660,000, which is what it sold for. Our arithmetic, and the reason plan comes first.
The $750,000 county sale of a 1,793 square foot home in February 2025 did not run through the MLS. A model built on listing data alone never sees the best price the plan has recorded.
Some estimates divide by the county's area and others by the MLS living area. The two measures differ, and mixing them shifts a per-foot value by enough to matter at these prices.
A lake view or a fairway view, the north-end buildings near the interstate, a renovated kitchen, new impact sliders, a recent air conditioner, a lease in place, or a home a few hundred yards from the club: none of it is in the data a model reads, and all of it is in the price a buyer pays.
Four things move a Clubside number before listing: condition and the owner-maintained items, the paperwork a buyer needs to see, the month you launch, and how the home answers the interstate and fee questions. Each is within your control, and each showed up in the gap between the $512,000 and $680,000 sales of the same plan.
Paint, lighting, lanai screens, a serviced air conditioner and a deep clean return more than they cost. Hard flooring above the ground floor needs board-approved underlayment under Sections 11.7 and 12(Q), and contractors must meet Section 12(X), so a rushed renovation before listing rarely pays.
The estoppels, the budget, your building's declaration, the wind mitigation report and your repair invoices, ready on launch day, take uncertainty out of an offer. Uncertainty is what a buyer discounts.
Fourteen of the 33 five-year Clubside closings closed from January through April, and the highest per-foot sale of the five years closed in March 2026 after 7 days. A fall launch meets the season's buyers.
FDOT's I-75 widening, project 452544-1, begins from fall 2026, and the north-end Clubside buildings sit roughly 540 feet from the highway. Buyers will ask, and a valuation for a north-end home weighs it honestly.
You get a free in-person valuation of your Clubside home by requesting one on this page or calling Jesse McGreevy direct at (239) 898-6072. Marc walks the home, Jesse builds the comparable set from your plan's closings, and you receive a written recommended price and range with every sale behind it, at no cost and with no obligation to list.
Every Clubside closing of your plan over five years with its date, building, list price, sold price and days on market; the county record for your plan; the live Clubside and Pinnacle competition; the club, estoppel and utility figures your buyer will underwrite; your building's flood zone; and a recommended list price with a defensible range. Request it through the Clubside at The Strand valuation form.
Your building address, your plan if you know it, the year of your air conditioner, water heater and any window or slider replacement, any lease in place, and your timeline. If you are up north, Marc can walk the home with a video call.
Nothing, unless you want it to. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, would rather you decide with the evidence in hand. Many Clubside owners use the valuation to decide between this season and next. If you decide to sell, our guide to selling a home in Clubside at The Strand sets out the marketing, contract and closing plan, and our guide to valuing a home in The Strand shows how the other fourteen neighborhoods compare.
McGreevy and Comisar are a top-reviewed 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.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Charlie Carroll, verified Google review
At Clubside, where one plan closed $168,000 apart in a year, the pricing call is most of the result.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Ann Perez, verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Evie Darnell, verified Google review
★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Christian Schnabel, verified Google review
These are the valuation questions Clubside owners ask us most, answered from the Southwest Florida MLS Matrix (retrieved September 26, 2026), the county's recorded qualified sales, the recorded Clubside declarations and the club's 2026 brochure.
Start with your plan: in the last 12 months the 1,633 square foot plan sold at a $549,000 median, the 1,793 at $599,000 and the 2,136 at $660,000. Condition, floor, view and timing move your home within or beyond that. Call Jesse direct at (239) 898-6072 for a written number.
$570,000 across ten MLS closings in the 12 months to September 26, 2026, the mean of the middle pair, $560,000 and $580,000. Over five years, $585,000 across 33 closings.
$750,000, a 1,793 square foot home in the 5865 building in February 2025, recorded by the county but not on the MLS. The MLS high in five years is $690,000, a 2,136 square foot home in April 2023.
$512,000 for a 1,633 square foot home in the 5908 building in October 2025, after 106 days and at 93.11% of list.
A $331.77 median per square foot of MLS living area over the last 12 months and $342.93 over five years, the highest five-year figure among The Strand's attached condominium neighborhoods.
Condition, view, floor and launch. The $680,000 sale spent 7 days on the market in March; the $512,000 sale took 106 days in October. Same plan, different homes and different timing.
On five-year medians, about $85,000 more: $660,000 against $575,000. Per square foot it is worth less, $308.99 against $352.11.
Use its four MLS sales ($550,000 to $650,000), the county's $750,000 sale of 2025, and the plans on either side, then weight condition heavily. It is the plan where a professional valuation matters most.
Flat to slightly softer. County medians rose from $291,250 in 2020 to $635,000 in 2023, then held near $605,000 in 2024 and 2025; the 2026 MLS median is $549,000 across six 1,633 square foot sales.
A median 91.5 days on market in the last 12 months, against 3 days in 2022. Two 2026 sales took a week or less; two listings passed 200 days.
A median 96.47% of the final list price in the last 12 months.
Not on its own. The three declarations read alike, and one association runs all three. Your building's position and view matter more than its condominium name.
Buyers pay for views, but the MLS record does not tag view consistently, so we measure it sale by sale when we walk your home rather than apply a fixed premium.
The north-end buildings sit roughly 540 feet from the interstate, and FDOT's widening begins from fall 2026. Buyers weigh it; we account for it with the specific building's sales.
No. Asking prices are not sales, and both have waited more than 200 days. Closings set value; listings set the competition.
It is the closest comparison: the same Jack Parker format and 1,633 square foot plan, a $570,000 five-year median and $320.93 per foot, and two closings in the last year at $565,000 and $654,000.
The club adds daily value and a known cost: mandatory Social membership at $4,162 in 2026 dues, no initiation for Strand homeowners. Being a few hundred yards from the clubhouse is part of Clubside's appeal.
Unknown fees do. Clubside does not publish its assessment, so we put the estoppel and budget figures in front of buyers on day one.
Only when it is unexplained. Clubside owners pay a pro rata share of water and sewer charges under Section 12.1 of the neighborhood declaration; we confirm the billing with the manager.
It helps your buyer pool. The recorded declarations say there are no restrictions on transfer, and a buyer who needs a firm, quick closing values that.
For investors and seasonal owners, yes. The recorded declarations allow leases of 30 days or more with board approval and set no cap; confirm the board's current rules before relying on it.
The Clubside test point is in Zone X on both the effective and preliminary FEMA maps, so lenders do not require flood insurance, which supports value.
They do not apply to two-story buildings, and no Clubside building is on Collier County's milestone list, which spares Clubside a worry that weighs on taller condominiums.
Every Clubside building dates from 1999 or 2000. Roof age, impact openings and the air conditioner drive insurance quotes, so updated openings and a wind mitigation report support value.
The builder's 116 recorded sales from 1999 to 2001 had a $197,000 median: $180,200 for the 1,633 plan, $199,200 for the 1,793 and $228,700 for the 2,136.
Little. The county's value is for taxation, often capped by homestead, and measures area differently from the MLS. Market value comes from closings.
It blends plans, misses the off-market sale and cannot see condition or view. We show you the sales behind our number.
A lender's appraiser relies on closed sales, so we price within what the closed Clubside record supports, which is what lets a contract price hold at appraisal.
Usually only cosmetically. Hard flooring above the ground floor needs board approval, and renovation time costs a season. Paint, lighting and screens return the most.
The negotiated brokerage fee, deed stamps of $0.70 per $100 ($3,990 on $570,000), estoppel fees as the contract assigns them, and prorations. Our Clubside seller guide has a full net sheet.
Each time a Clubside home of your plan closes, and at least each season. With ten sales a year, a valuation can be out of date within three months.
No. The valuation is free and carries no obligation to list. Request it through the Clubside valuation form.
Call Jesse direct at (239) 898-6072 or request the written valuation, and have your building address and your update history ready.
Every figure on this Clubside at The Strand valuation guide traces to a primary source below, as of September 26, 2026: the recorded Clubside declarations, the master association's, manager's and club's own documents, Florida statutes and agencies, FEMA, Collier County and its school district, FDOT, and the Southwest Florida MLS Matrix.
Collier County Clerk, official records and recorded Clubside documents
The Strand Master Property Owners Association and the neighborhood associations
Vesta Property Services, the Clubside manager
The Club at The Strand and club reporting
Florida Division of Corporations and state agencies
Florida Statutes
FEMA, NOAA and federal sources
Collier County government and schools
Roads, travel and reporting
Commission and buyer representation
Data files cited in plain text
Every row below links the authority that publishes or records the document behind a Clubside valuation, so you see the official, current version rather than a copy. We host nothing ourselves.
| Document | What it shows | Official authority |
|---|---|---|
| Clubside I at Pelican Strand, a Condominium, O.R. 2588, Page 2852 | Use, leasing (Section 14), transfer (Section 13), pets, signs, maintenance and insurance for the 5865 to 5885 buildings | Collier County Clerk |
| Clubside II at Pelican Strand, a Condominium, O.R. 2615, Page 0403 | The same sections for the 5888 to 5908 buildings | Collier County Clerk |
| Clubside III at Pelican Strand, a Condominium, O.R. 2697, Page 1521 | The same sections for the 5911 to 5930 buildings | Collier County Clerk |
| Declaration of Restrictions for Clubside at Pelican Strand Neighborhood, O.R. 2588, Page 2779 | The clubhouse and pool, the sign ban, the shared water and sewer clause and the neighborhood assessment | Collier County Clerk |
| 2026 master association annual meeting notice and ballot | Clubside's 125 votes of 1,073 | The Strand Master Property Owners Association |
| The Club at The Strand 2026 Membership Brochure | Mandatory Social membership, $4,162 dues, no initiation for homeowners, golf and sport upgrades | The Club at The Strand |
| The Pinnacle at The Strand association, official business page | The Pinnacle's 2022 restated declaration, for the comparison | The Pinnacle at The Strand association |
| Collier County milestone buildings list, as of January 2026 | No Clubside or Strand building on the list | Collier County |
| Florida Official List of Special Districts | No CDD at The Strand | Florida Commerce |
| Florida Statutes 718.116 | The condominium estoppel certificate and its fee caps | Florida Legislature |
| Florida Statutes 720.30851 | The master association estoppel certificate | Florida Legislature |
| Florida Statutes 718.503 | The condominium resale package and the seven-business-day right to void | Florida Legislature |
| Florida Statutes 689.261 | The property tax disclosure summary | Florida Legislature |
| Department of Revenue PT-112 | Save Our Homes portability for a homesteaded seller buying again in Florida | Florida Department of Revenue |
| Form OIR-B1-1802 | The wind mitigation inspection a buyer's insurer reads | Florida Office of Insurance Regulation |
| FEMA Flood Map Service Center | The official flood map panel for your address | FEMA |
| Collier County PUD master list, June 11, 2026 | The Pelican Strand PUD listed as built out | Collier County |
Three records that matter to a Clubside valuation are not public and cannot be linked: the Clubside association's adopted budget and reserve schedule, behind Vesta Property Services' owner portal; the Clubside and master estoppel certificates, issued on request; and the Southwest Florida MLS sale records themselves, which we share with you in your written valuation.
You reach the Clubside valuation team by calling Jesse McGreevy direct at (239) 898-6072 or Marc Comisar at (239) 287-5873, or by requesting a valuation online. McGreevy and Comisar work from an office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and Clubside at The Strand is part of the North Naples market they work every week.
If you are thinking, "I want to know what my Clubside at The Strand condo is worth before I decide anything," McGreevy and Comisar values and sells homes with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Request your free Clubside valuation, read our Clubside at The Strand seller guide, or, if you are buying, our Clubside at The Strand buyer guide.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
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 legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.