CYPRESS COVE AT THE STRAND, NAPLES
What is your Cypress Cove at The Strand home worth? McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value it by floor from 17 MLS closings in 36 months and the county record. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Cypress Cove at The Strand home is worth what the last three years' sales on its own floor say: over the 36 months to September 26, 2026, ten first-floor homes sold at a median of $620,000 and seven second-floor homes at $590,000, and all 17 at a median of $610,000, per the Southwest Florida MLS. View and condition then move it inside that band.
Cypress Cove is 92 carriage homes in 23 two-story buildings of four, the first left inside the gate of The Strand in North Naples. Our Cypress Cove at The Strand neighborhood guide covers the declaration, the shared clubhouse, the flood points and the schools; this page is about one number, your home's value, and how to reach it from the record. Before you ask any agent for a number, compare the teams in our guide to the best real estate agents in Naples, compared on the public record. Call Jesse McGreevy direct at (239) 898-6072 for a written valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | Floor | MLS closings | Median sold | How the median is formed |
|---|---|---|---|---|
| 36 months | First floor (1,633 sq ft on the roll) | 10 | $620,000 | n=10, even, mean of $615,000 and $625,000 |
| 36 months | Second floor (1,793 sq ft on the roll) | 7 | $590,000 | n=7, odd, observed |
| 36 months | All Cypress Cove | 17 | $610,000 | n=17, odd, observed |
| 60 months | First floor | 18 | $570,000 | n=18, even, mean of $560,000 and $580,000 |
| 60 months | Second floor | 15 | $530,000 | n=15, odd, observed |
| 60 months | All Cypress Cove | 33 | $555,000 | n=33, odd, observed |
| 12 months | All Cypress Cove | 5 | $590,000 | n=5, odd, observed |
Southwest Florida MLS Matrix, pulled September 26, 2026; floor assigned from the unit numbering in the recorded phase sketches. Thirty-six months is the first window holding ten or more Cypress Cove closings, so it leads.
The Strand's 12-month median of $610,000 across 61 closings blends Wedge Wood condominiums with Whisperwood Court houses. It happens to equal Cypress Cove's 36-month median, which is a coincidence, not a method. The number that matters comes from the three or four closest sales of your floor, adjusted for date, view, updates and condition, then tested against the one Cypress Cove home for sale today.
Every Cypress Cove building holds two first-floor homes of 1,633 square feet and two second-floor homes of 1,793. The smaller, ground-level home has sold for more at the median in every window we measured: $40,000 more over five years and $30,000 more over three. That is the first adjustment in every Cypress Cove valuation, and the one an automated estimate gets backwards.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value a Cypress Cove at The Strand home from every one of its 33 MLS closings over five years, the county's recorded sales on all 92 units back to April 1998, the 2026 tax roll and the recorded declaration. The valuation is written, sourced and free, with no obligation to list.
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, and every Cypress Cove valuation we write is built the same way: from the record, with the source beside each figure. Learn more at DomainRealtyGroup.com.
We tracked all 33 Cypress Cove closings in the Southwest Florida MLS Matrix over 60 months, pulled September 26, 2026, the one active listing on the pull date, the six qualified county-recorded resales of the year to August 28, 2026, the county's recorded Cypress Cove sales back to the first closing in 1998, and the 2026 tax roll's values for all 92 units. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. The numbers here are the market's.
Jesse McGreevy builds the comparable set, the adjustments and the written valuation. Marc Comisar walks the home, the lanai view and the building. Neither hands a valuation to an assistant. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read about the partnership on our about McGreevy and Comisar page.
We will not quote you a high number to win a listing. In the last 12 months two Cypress Cove homes listed above their floor's record sat 155 and 183 days and sold for $34,000 and $24,000 under their final list prices, while a first-floor home priced inside the record sold at full price in 26 days. An inflated number costs a Cypress Cove seller a season.
These are the facts that set a Cypress Cove at The Strand value in 2026, each from the Southwest Florida MLS Matrix pull of September 26, 2026, Collier County's recorded sales and 2026 tax roll, or the recorded declaration, with the window and count beside every figure so you can check our arithmetic.
This valuation guide runs from how a Cypress Cove home is valued, through value by floor, view and price per square foot, the sales record, the 28-year price history, the comparison with The Pinnacle and Feather Sound, what the club and the costs do to value, why online estimates miss, what moves the number, and the valuation FAQ.
A Cypress Cove at The Strand home is valued by comparable sales: the closest recent MLS closings on the same floor, adjusted for date, view, updates and condition, cross-checked against the county's recorded sales, which catch the sales the MLS missed, and tested against the active listing. The county's just value and the listing's typed square footage are checks, not inputs.
The first-floor and second-floor plans are two markets. We never mix them in one comparable set, because the five-year medians, $570,000 and $530,000, are $40,000 apart in the direction most models would not predict.
We use the 36-month window as the base, because it is the first to hold ten or more Cypress Cove closings, and we weight the last 12 months most heavily for direction. Five sales in a year is too few to stand on alone; seventeen in three years, split by floor, is enough to price from.
Cypress Cove's median rose to $620,000 in 2024 and has held near $590,000 to $610,000 since, while negotiation widened from about 98% of list to about 96%. A 2024 sale needs a modest adjustment for the softer buyer leverage of 2025 and 2026, not a large one for price.
The view (fountain lake, preserve, the Strand Boulevard and golf edge, or the clubhouse on Heron Lane), the kitchen and baths, the flooring, the air conditioning age and the garage door each move a Cypress Cove value inside its floor's band. Marc walks the home and the lanai before Jesse sets the adjustment.
The county's recorded sales add any deed the MLS missed, and the one active listing shows where the ceiling sits today. A valuation that lands above the active listing's asking price needs a reason a buyer will accept.
You receive the comparable set, the adjustments, the range and the recommended list price in writing, through a free Cypress Cove at The Strand home valuation. Call Jesse direct at (239) 898-6072.
Your Cypress Cove value starts with your floor and the 17 sales of the last three years, which ran from $515,000 to $695,000. Request a free Cypress Cove at The Strand home valuation or call Jesse direct at (239) 898-6072, then read how we would list it in our guide to selling a home in Cypress Cove at The Strand. Buying instead? Read buying a home in Cypress Cove at The Strand or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
Cypress Cove at The Strand homes are worth more on the first floor than the second: over 60 months the 1,633 square foot first-floor homes sold at a median of $570,000 and $349.05 a square foot on 18 sales, and the 1,793 square foot second-floor homes at $530,000 and $302.86 on 15. View then moves a home inside its floor's band.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Floor and plan | County heated area | How the MLS usually lists it | 60-month closings | Median sold | Median per sq ft | Median sale-to-list | Median days | At or above list |
|---|---|---|---|---|---|---|---|---|
| First floor | 1,633 sq ft | 3 bedrooms, 2 baths | 18 | $570,000 | $349.05 | 100.00% | 9 | 10 of 18 |
| Second floor | 1,793 sq ft | 2 bedrooms plus den, 2 baths | 15 | $530,000 | $302.86 | 98.29% | 25 | 6 of 15 |
Southwest Florida MLS Matrix, pulled September 26, 2026; county heated area from the Collier County 2026 tax roll. The first-floor median is the mean of $560,000 and $580,000 (n=18, even); the second-floor days figure is the mean of 24 and 26 (n=15 with an even count of recorded days).
The record shows the premium; the reasons are our read. A first-floor home has its own ground-level entry and no stairs, which matters to The Strand's many retired buyers. The declaration forbids enclosing a lanai, so a second-floor owner cannot add space to offset the stairs. Buyers have paid for those facts, and they have paid faster: a median 9 days on market on the first floor against 25 on the second.
A second-floor home is 160 square feet larger, usually carries a den, looks out over the lake, preserve or golf edge from a higher lanai, and has no neighbor overhead. On a per-foot basis it is the better buy, at $302.86 against $349.05 over five years, and an investor or a buyer who wants the extra room will see that. A valuation for a second-floor home should lean on those strengths rather than pretend the floor gap does not exist.
The 23 buildings sit in a loose ring along Whisperwood Boulevard and the Sandlewood Court cul-de-sac. Buildings ringing the interior fountain lake look onto water; the westernmost buildings on Whisperwood Boulevard and Sandlewood Court back to native preserve; the buildings along the south and east edge look toward a lake, a golf hole and the Strand Boulevard entry road; and building 24 at 5665 Heron Lane faces the shared clubhouse and Feather Sound's lake. The declaration assigns and protects no view, and the MLS does not code view consistently, so we price view by walking the lanai and matching it to sales we can see.
Over five years, by our count of the MLS rows, the building at 5653 Whisperwood Boulevard (building 3) recorded four closings, and 5616, 5632, 5636 and 5661 Whisperwood Boulevard three each. Repeat sales in one building are the cleanest comparable a Cypress Cove valuation can have, because floor, construction and setting are held constant.
Price per square foot tells you less than you would expect at Cypress Cove at The Strand, because the smaller plan sells for more per foot and for more in total. Over 36 months the median was $358.30 of MLS living area; over 60 months $329.06, with the first floor at $349.05 and the second at $302.86.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | Closings | Median per sq ft of MLS living area | How the median is formed |
|---|---|---|---|
| 12 months | 5 | $340.21 | n=5, odd, observed |
| 36 months | 17 | $358.30 | n=17, odd, observed |
| 60 months | 33 | $329.06 | n=33, odd, observed |
Southwest Florida MLS Matrix, pulled September 26, 2026; medians of per-sale ratios, not ratios of totals.
MLS price per square foot divides by the living area the listing agent typed. At Cypress Cove those entries include 1,856 and 1,964 square feet, figures the county roll does not carry for any unit; the roll carries 1,633 or 1,793. A sale entered at 1,856 square feet shows a lower per-foot figure than the same price on the county's area. We never compare MLS living-area figures with county-area figures, and we never let a typed area set your value.
Over 60 months Cypress Cove's $329.06 per foot sat above The Pinnacle's $320.93 and Grande Reserve's $318.33 and below Clubside's $342.93, because Cypress Cove's plans are among the smaller four-plex plans in The Strand. Over 36 months, Cypress Cove's $358.30 was above The Pinnacle's $345.99 (Southwest Florida MLS Matrix, pulled September 26, 2026). Small plans carry higher per-foot prices; that does not make them more expensive homes.
As a check inside one floor, never across floors. If two first-floor sales of 1,633 square feet closed at $380 and $360 a foot, the $20 gap is view, condition or timing, and we look for it. A per-foot number carried from the second floor to the first, or from Clubside to Cypress Cove, misprices the home.
Cypress Cove at The Strand homes sold for $525,000 to $649,000 in the 12 months to September 26, 2026, five MLS closings at a median of $590,000, and for $515,000 to $695,000 over 36 months, 17 closings at a median of $610,000. The county added a sixth sale in the last year, at $550,000, that never reached the MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Close date | Building address | Floor | MLS living area | List | Sold | Sold to list | Per sq ft | Days |
|---|---|---|---|---|---|---|---|---|
| November 12, 2025 | 5624 Whisperwood Blvd (building 14) | First | 1,633 sq ft | $624,000 | $590,000 | 94.55% | $361.30 | 155 |
| November 14, 2025 | 5644 Sandlewood Ct (building 19) | Second | 1,793 sq ft | $595,000 | $555,000 | 93.28% | $309.54 | 34 |
| March 5, 2026 | 5620 Whisperwood Blvd (building 12) | Second | 1,793 sq ft | $625,000 | $610,000 | 97.60% | $340.21 | 45 |
| April 13, 2026 | 5643 Sandlewood Ct (building 20) | Second | 1,793 sq ft | $549,000 | $525,000 | 95.63% | $292.81 | 183 |
| May 26, 2026 | 5629 Whisperwood Blvd (building 8) | First | 1,633 sq ft | $649,000 | $649,000 | 100.00% | $397.43 | 26 |
Southwest Florida MLS Matrix, pulled September 26, 2026. Total $2,929,000; median $590,000 (n=5, odd); mean $585,800.
Collier County recorded 6 qualified Cypress Cove resales from August 29, 2025 to August 28, 2026, at a median of $572,500 (n=6, even, the mean of $555,000 and $590,000). Five match the MLS to the dollar. The sixth, $550,000 at 5657 Whisperwood Boulevard (building 2), recorded March 26, 2026, has no MLS listing behind it. A valuation built only from the MLS misses it; an appraiser will not.
This is a public record walk-through, not a McGreevy and Comisar sale. In February 2025 a first-floor home at 5621 Whisperwood Boulevard (building 9) listed at $636,000 and closed at $625,000 after 9 days, 98.27% of list. Nine months later, in November 2025, a first-floor home of the same 1,633 square feet at 5624 Whisperwood Boulevard (building 14) listed at $624,000, sat 155 days and closed at $590,000, 94.55% of list. The second home was listed for less than the first sold for, yet it waited five months and gave up $34,000. The difference was not the plan or the gate; it was a market that had cooled since early 2025 and a price that had not followed it. A valuation that reads the most recent sales, not the best one, saves that season.
The highest Cypress Cove sale on record is $695,000, a first-floor home at 5653 Whisperwood Boulevard that closed May 23, 2024 after two days, above its $689,000 list. Two more closed at $665,000 that spring, one on each floor. Every other Cypress Cove closing in five years came in at $649,000 or less.
Cypress Cove at The Strand homes have sold at a median 99.26% of list price over five years across all 33 MLS sales, the highest of any Strand condominium neighborhood, in a median 11 days. The last 12 months were slower and softer: a median 95.63% of list after 45 days, on five sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | Closings | Median sale-to-list | Median days on market | At or above list |
|---|---|---|---|---|
| 12 months | 5 | 95.63% | 45 | 1 of 5 |
| 36 months | 17 | 98.27% | 26 | 4 of 17 |
| 60 months | 33 | 99.26% (all sales); 98.40% on the 31 MLS-marketed sales (two were entered after closing) | 11 (31 with days recorded) | 16 of 33 |
Southwest Florida MLS Matrix, pulled September 26, 2026; medians of per-sale ratios.
Over the same 60 months, Grande Reserve sold at a median 98.70% of list, Clubside 98.55%, The Pinnacle 98.51%, Wedge Wood 97.80%, Turnberry Woods 97.20%, Feather Sound 96.88% and Trophy Club 96.26% (Southwest Florida MLS Matrix, pulled September 26, 2026). Cypress Cove's 99.26% leads them, and its 11-day median is the shortest. For a seller that history is an asset: buyers have repeatedly paid close to Cypress Cove asking prices.
The last year's median of 95.63% does not mean Cypress Cove values fell; the median price, $590,000, sits inside the 2024 to 2026 range. It means buyers now negotiate. A valuation that assumes a 2022-style 101% of list will overprice; one that assumes the 93.28% of the softest sale will underprice. We set the list price so the expected sale lands at the record for your floor.
Cypress Cove at The Strand values have more than tripled since 1998, when the developer's first homes sold for a recorded median of about $174,000, to a 2024 recorded median of $620,000. Since 2024 the county's recorded median has held near $590,000, with $580,000 in 2026 through May 22.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Recorded year | Qualified sales | Median recorded price | How the median is formed |
|---|---|---|---|
| 1998 (first sales, all from the developer) | 38 | $172,750 | even, mean of $171,500 and $174,000 |
| 1999 | 51 | $174,700 | odd |
| 2004 | 15 | $219,000 | odd |
| 2005 | 7 | $336,000 | odd |
| 2006 | 3 | $345,000 | odd |
| 2008 | 6 | $249,750 | even, mean of $244,500 and $255,000 |
| 2012 | 7 | $202,000 | odd |
| 2014 | 9 | $260,500 | odd |
| 2017 | 6 | $305,000 | even, mean of $300,000 and $310,000 |
| 2020 | 11 | $288,000 | odd |
| 2021 | 8 | $347,450 | even, mean of $329,900 and $365,000 |
| 2022 | 12 | $528,550 | even, mean of $522,100 and $535,000 |
| 2023 | 6 | $573,150 | even, mean of $571,300 and $575,000 |
| 2024 | 8 | $620,000 | even, mean of $615,000 and $625,000 |
| 2025 | 3 | $590,000 | odd |
| 2026 through May 22 | 4 | $580,000 | even, mean of $550,000 and $610,000 |
Collier County recorded sales, qualified deeds for Cypress Cove at Pelican Strand, sales file indexed September 26, 2026. This is a separate record from the MLS and reaches back before the MLS pull.
Cypress Cove sold new for a median of $174,400 across 88 developer sales from April 22, 1998 to July 25, 2000. Values rode the 2005 to 2006 peak to about $340,000, fell back to about $200,000 by 2012, climbed slowly through the 2010s, then jumped with the rest of Naples in 2021 and 2022. The 2024 median of $620,000 is the recorded high so far.
The Strand's recorded medians ran $308,500 in 2019, $550,000 in 2022, $640,000 in 2023, $652,500 in 2024 and $610,250 in 2025 (Collier County recorded sales). Cypress Cove's step back from 2024 to 2025 was about 5%, against about 6% for The Strand and about 16% for Wedge Wood. For 1998 buildings, that is a resilient record, and we think the garage inside every home and the first-left location help explain it.
An owner who bought before 2021 is selling at a gain on the recorded medians. An owner who bought from 2022 to 2024 may be near the purchase price, particularly on a second-floor home. Your own price, improvements and floor matter more than any median, and we lay your purchase against your floor's record before you decide.
On September 26, 2026 your Cypress Cove at The Strand home was competing with one active Cypress Cove listing, a second-floor home asking $659,000 after 88 days, and with the neighbors buyers tour beside it: two Feather Sound listings at $479,000 and $569,000, and the rest of The Strand's nine actives.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Status | Building address | Floor | Beds and baths | MLS living area | Asking | Asking per sq ft, our arithmetic | Days |
|---|---|---|---|---|---|---|---|
| Active | 5656 Whisperwood Blvd (building 23) | Second | 2 bed + den, 2 bath | 1,964 sq ft as entered; the roll carries 1,793 | $659,000 | $335.54 on the MLS area, $367.54 on the roll area | 88 |
That asking price is $10,000 above the highest Cypress Cove closing of the last year and $49,000 above the highest second-floor closing of the year.
One active listing against 5 closings in 12 months is 2.4 months of supply; against the 36-month pace, 2.1 months. The Strand as a whole ran 1.77 months, with 9 actives against 61 closings. Low supply supports your value; slow pace limits how far above the record a buyer will reach.
Your home's value is set by the closings, not by the active asking price. A first-floor home in good condition is valued against first-floor sales from $590,000 to $649,000 in the last year and up to $695,000 at the 2024 peak; a second-floor home against $525,000 to $610,000 in the last year and $665,000 at the peak. A buyer comparing your home with the $659,000 listing will notice which one is priced to the record.
Cypress Cove at The Strand and The Pinnacle at The Strand have held value almost equally: 33 MLS closings each over five years at medians of $555,000 and $570,000, and the identical 1,633 square foot plan at $570,000 and $562,000. Cypress Cove has sold closer to list; The Pinnacle's larger 2,150 square foot plan lifts its overall median.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Measure | Cypress Cove at The Strand | The Pinnacle at The Strand |
|---|---|---|
| Homes | 92 in 23 buildings of four | 112 in 28 buildings of four |
| Year built (county roll) | 1998 and 1999 | 2000 to 2003 |
| Plans (county roll) | 1,633 and 1,793 sq ft | 1,633 and 2,150 sq ft |
| 60-month closings and median | 33 at $555,000 | 33 at $570,000 |
| 60-month median per sq ft | $329.06 | $320.93 |
| 60-month median sale-to-list (all sales) | 99.26% | 98.51% |
| 60-month median days on market | 11 | 13 |
| 36-month closings and median | 17 at $610,000 | 15 at $654,000 |
| 36-month median per sq ft | $358.30 | $345.99 |
| 36-month median sale-to-list | 98.27% | 98.56% |
| The 1,633 sq ft plan, 60 months | 18 first-floor sales at $570,000 | 17 sales at $562,000 |
| The 1,633 sq ft plan, median per sq ft | $349.05 | $344.15 |
| Larger plan, 60 months | 1,793 sq ft: 15 at $530,000 | 2,150 sq ft: 15 at $655,000 |
| Last 12 months | 5 closings, median $590,000 | 2 closings, $565,000 and $654,000 |
| Pool and clubhouse | Shared with Feather Sound | Its own |
| Leasing | 30-day minimum, board approval | 30 days to 12 months, three per year, 25% cap |
Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll; recorded declarations. The Pinnacle's figures are from the same pull and our Pinnacle at The Strand neighborhood guide.
The 1,633 square foot plan is the fairest test in The Strand: same builder family, same heated area on the roll, a garage in the unit in both neighborhoods. Cypress Cove's first-floor version sold for $8,000 more at the five-year median and about $5 more a square foot. The gate-side location and the 1998 build have not cost Cypress Cove owners value against The Pinnacle's newer, rear-gate setting.
The Pinnacle's 36-month median of $654,000 is $44,000 above Cypress Cove's $610,000, and most of that gap is the 2,150 square foot plan, which sold at a median of $655,000 over five years and has no Cypress Cove equivalent. A Cypress Cove owner should not read The Pinnacle's median as a ceiling for a 1,633 or 1,793 square foot home. The Pinnacle's own valuation guide, what a home in The Pinnacle at The Strand is worth, works the same comparison from its side.
If your buyer is likely an owner-occupant who wants the shortest drive to the gate and a ground-floor plan, value against Cypress Cove's first-floor record and The Pinnacle's 1,633 plan together. If your buyer is likely an investor, value with the lease rules in mind: Cypress Cove's recorded leasing terms are more flexible than The Pinnacle's three-leases-a-year limit and 25% cap.
Feather Sound at The Strand shares Cypress Cove's pool and clubhouse but trades about $80,000 lower: a five-year median of $476,500 on 16 MLS sales against Cypress Cove's $555,000 on 33, and a 2026 median county value of $375,485 against $478,667. The difference is the product, not the address.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Measure | Cypress Cove at The Strand | Feather Sound at The Strand |
|---|---|---|
| Homes and buildings | 92 in 23 two-story buildings of four | 64 in 8 two-story buildings of eight |
| Heated sizes (county roll) | 1,633 and 1,793 sq ft | 1,149 to 1,540 sq ft |
| Garage | Part of the unit | One garage space per unit as a limited common element |
| 2026 median county value | $478,667 | $375,485 |
| Homestead share, 2026 roll | 48.9% | 42.2% |
| 60-month closings and median | 33 at $555,000 | 16 at $476,500 |
| 60-month median sale-to-list | 99.26% | 96.88% |
| Last 12 months | 5 closings, median $590,000 | 4 closings, median $472,500 |
| Effective flood map | Zone X at both test points | Lake flood line clips seven of eight building footprints |
Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll; recorded declarations; FEMA's effective National Flood Hazard Layer. FEMA's preliminary maps put both neighborhoods in Zone X.
Because Cypress Cove and Feather Sound share a clubhouse and an entrance, a buyer touring one often tours the other. Feather Sound's lower prices pull some first-time Strand buyers away from Cypress Cove; Cypress Cove's larger plans, deeded garage and four-home buildings pull them back. A Cypress Cove valuation should never use a Feather Sound sale as a comparable, and a Cypress Cove listing should show the garage and the floor plan before the buyer reaches Heron Lane.
The Collier County 2026 tax roll values Cypress Cove at The Strand homes in a tight band, a median just value of $478,667 for all 92 units, from $452,947 to $504,387, with first-floor homes at a median $462,947 and second-floor homes at $504,387. That is the reverse of the market, and it is a tax figure, not a price.
| Floor | Units | County heated area | Median 2026 just value |
|---|---|---|---|
| First floor | 46 | 1,633 sq ft | $462,947 |
| Second floor | 46 | 1,793 sq ft | $504,387 |
| All Cypress Cove | 92 | $478,667 (n=92, even, mean of $462,947 and $494,387) |
Collier County 2026 tax roll, preliminary, files dated August 29, 2026.
The county's mass appraisal follows square footage, so the larger second-floor home carries the higher value. Buyers do the opposite: they pay more for the smaller ground-floor home. A seller who reads the roll as a price guide will overvalue a second-floor home against a first-floor neighbor, and undervalue both against the market, since the last year's recorded sales ran $525,000 to $649,000.
The roll's median tax on a Cypress Cove home without a homestead exemption is about $4,191, and about $2,320 on a homesteaded home. When a home sells, the Save Our Homes cap resets and the buyer's assessment moves toward the purchase price. Final 2026 bills are mailed in November; the Collier County Tax Collector posts them by address.
A Cypress Cove at The Strand buyer prices five recurring costs into an offer: the condominium fee, the clubhouse assessment shared with Feather Sound, the master association assessment, the mandatory $4,162 club Social dues for 2026 and a reset property tax. Three of the five are not published, so the buyer's uncertainty becomes your discount unless you remove it.
The Cypress Cove condominium fee, the clubhouse assessment and the master assessment are not posted on any public page we could find. Any "HOA fee" on a Cypress Cove listing is a figure typed by a listing agent, which may be stale, quarterly rather than monthly, or missing a layer. The estoppel certificates under section 718.116 and the adopted budgets give the real numbers. A seller who has them in the listing file protects the price.
Every Strand homeowner holds Social membership at The Club at The Strand, with no initiation for homeowners and $4,162 in 2026 dues, per the club's 2026 Membership Brochure. Golf is optional, with initiations from $40,000 (Sport) to $100,000 (Full Family Golf). The club advertises no assessments and no capital dues, which a buyer can count on in a way the association fees cannot.
The declaration makes the garage, the screened lanai and the air conditioning equipment serving one home the owner's to maintain, and the roof, structure and driveway the association's. A buyer's inspector will look hardest at the owner's items. A recent condenser, a working garage door and a sound lanai screen hold your value at inspection.
The Strand has no Community Development District, and the 2026 roll carries no non-ad valorem assessment on any Cypress Cove unit. A buyer comparing Cypress Cove with a newer community that carries a CDD bond sees that as a saving.
Flood maps support a Cypress Cove at The Strand value: both test points sit in FEMA Zone X on the effective and preliminary maps, with ground at about 14.1 to 14.2 feet. Building age cuts the other way: 1998 and 1999 construction puts roof age, wind mitigation and reserves at the center of a buyer's insurance quote, and of the price.
Zone X on effective FIRM panel 12021C0213H (May 16, 2012), nearby base flood elevations of 10 to 11 feet on the lake and golf low areas, evacuation Zone D, and Zone X again on FEMA's preliminary maps, whose appeal period Collier County opened in August 2026. A federally backed lender does not require flood insurance in Zone X. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount on National Flood Insurance Program premiums, per FEMA's CRS program page.
Every Cypress Cove building predates the statewide Florida Building Code of March 1, 2002. The association insures the buildings on an all-risk policy including windstorm, and that premium flows into the condominium fee; the buyer's HO-6 policy covers the interior. A building with a recent roof and documented wind mitigation costs less to insure, and a buyer pays more for a lower carrying cost.
The recorded phase sketches show two-story buildings, and no Cypress Cove address appears on Collier County's milestone buildings list. The structural integrity reserve study mandate attaches to buildings of three or more habitable stories, per the Department of Business and Professional Regulation. In 2026 that is a value point: buyers of taller Florida condominiums are pricing in special assessments that Cypress Cove's two-story buildings do not face by statute.
Online estimates miss on Cypress Cove at The Strand homes because they price by square footage, which values the larger second-floor home above the first-floor home when the market pays the reverse, and because they lean on typed living areas, a thin sales record and the county's mass-appraisal values. With five MLS sales a year, a model has little to learn from.
An automated model that knows a second-floor home is 1,793 square feet and a first-floor home 1,633 will value the second-floor home higher. Over five years the market paid $40,000 more for the first floor at the median. That one error can put an estimate tens of thousands of dollars off.
Portal estimates often take the living area from old listings, and Cypress Cove listings have carried 1,856 and 1,964 square feet for plans the county measures at 1,633 and 1,793. An estimate built on the inflated area overvalues the home, and the buyer's appraiser corrects it.
With three to eight MLS sales a year, a model reaches outside the neighborhood, often to Feather Sound, whose smaller units trade about $80,000 lower, or to other condominiums named Cypress Cove elsewhere in Naples and Fort Myers. Either pulls the estimate in the wrong direction.
No model knows your floor, your view of the lake or preserve, your roof date, your wind mitigation report, your kitchen or whether your hard flooring has the board's sound approval. Those are the adjustments that separate a sale at full list in 26 days from a sale at 94.55% after 155. Call Jesse direct at (239) 898-6072 for a number built from the record.
Condition, presentation, paperwork and timing move a Cypress Cove at The Strand value most before listing. An updated first-floor home with a recent building roof, a wind mitigation report and the estoppel figures in hand sells at the top of its floor's band; a dated second-floor home with unknown fees and an old typed area sells near the bottom.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Kitchens, baths, flooring, paint, the air handler and condenser, the water heater and the garage door carry the most weight with Cypress Cove buyers. Within the first floor alone, the last year's two sales spread $59,000, from $590,000 to $649,000; condition, view and pricing explain that spread.
Tile or wood flooring installed without the board's sound plan, an unapproved shutter or a lanai change can surface on the estoppel or in the buyer's inspection. An approval letter in the file is worth more than a discount negotiated in the second week of a contract.
Advertising the county's 1,633 or 1,793 square feet keeps the price per foot a buyer sees honest and keeps the appraisal from reopening the price.
Seasonal buyers are in Naples from December to April. A Cypress Cove home ready to list by early January meets them while they are here. With one competing listing on the market in late September 2026, a well-priced home listed this fall has the field nearly to itself.
FDOT's I-75 widening along The Strand's east edge, project 452544-1, is scheduled to start construction in fall 2026, and the Immokalee Road interchange rebuild is expected from early 2027. Cypress Cove's closest edge is roughly 600 feet from the northbound lanes. We have not seen the work in Cypress Cove prices yet; buyers of the eastern buildings will ask, and FDOT has not confirmed noise wall locations for this segment.
A free in-person valuation of your Cypress Cove at The Strand home starts with a call to Jesse McGreevy at (239) 898-6072 or a request online, and ends with a written opinion of value built from the Southwest Florida MLS sales of your own floor, the active competition and the county record. There is no cost and no obligation to list.
The 12-month, 36-month and 60-month sales of your floor with dates, days on market and sale-to-list ratios; the active Cypress Cove listing and the Feather Sound and Pinnacle listings your buyer will also see; the county's recorded prices, including sales the MLS missed; the club and association cost your buyer will see; a net sheet; and a recommended list price with a defensible range. Request it through the free Cypress Cove at The Strand home valuation or the McGreevy and Comisar valuation form.
Marc Comisar walks the home, the lanai view and the building; Jesse McGreevy builds the comparable set and writes the valuation. Both have been Top 1% Real Estate Agents Nationally Since 2008, and neither hands a valuation to an assistant. You get the written valuation within a few days.
About half of Cypress Cove's homes carry no homestead exemption on the 2026 roll, and many owners spend part of the year elsewhere. We can value from photos and a walkthrough video, and Marc can see the home with a key holder or the manager, clearing access with the gatehouse in advance. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
Jesse McGreevy is a top-reviewed listing agent for Cypress Cove at The Strand and across Southwest Florida, 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.
★★★★★ "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." Verified Google review
A valuation is only useful if it holds up in the market. At Cypress Cove the homes priced to the record sold in weeks.
★★★★★ "I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced." 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." Verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
McGreevy and Comisar are Naples REALTORS who value and sell Cypress Cove at The Strand homes from the Southwest Florida MLS, Collier County's recorded sales and tax roll, and the recorded Cypress Cove and clubhouse declarations. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, data and the association paperwork. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs showings, walkthroughs and the on-site work, including gate access for every showing. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
Cypress Cove is one of 15 neighborhoods behind The Strand's gate, and each values differently. Our free home valuation for your Strand home covers the community-wide picture, from Wedge Wood to Whisperwood Court.
When your valuation is done, our guide to selling a home in Cypress Cove at The Strand covers marketing, negotiation, costs and the paperwork, and our guide to buying a home in Cypress Cove at The Strand covers the other side of the same transaction. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
These are the questions Cypress Cove at The Strand owners ask when they want to know what their home is worth, each answered from the Southwest Florida MLS Matrix pull of September 26, 2026, Collier County's recorded sales and 2026 tax roll, and the recorded declarations. Nothing here is an appraisal, or tax or legal advice; a written valuation for your address is free.
Start from your floor. Over the last 36 months, first-floor homes sold at a median of $620,000 on 10 closings and second-floor homes at $590,000 on 7, and all 17 at $610,000 (Southwest Florida MLS Matrix). View, condition and the paperwork set where yours falls in that band.
The 2026 roll values first-floor homes at a median $462,947, because the county's mass appraisal follows square footage. Buyers pay more for the ground-floor home; the five-year first-floor median was $570,000.
At the median, yes, in every window we measured: $530,000 against $570,000 over 60 months, and $590,000 against $620,000 over 36. A second-floor home is the better value per square foot, at $302.86 against $349.05 over five years.
$695,000, a first-floor home at 5653 Whisperwood Boulevard in May 2024, per both the MLS and the county's recorded sales. Two more closed at $665,000 that spring.
Five MLS closings from $525,000 to $649,000 at a median of $590,000, plus a county-recorded $550,000 sale with no MLS listing.
That depends on your year. The county's recorded medians ran $288,000 in 2020, $347,450 in 2021, $528,550 in 2022, $573,150 in 2023, $620,000 in 2024 and $590,000 in 2025.
The developer's 88 qualified sales from April 1998 to July 2000 recorded a median of $174,400, from $151,800 to $202,800 (Collier County recorded sales).
Over 36 months, a median $358.30 of MLS living area; over 60 months, $329.06. Per-foot figures only work inside one floor, because the smaller first-floor plan sells for more per foot and more in total.
Listing agents typed them. The county roll carries every Cypress Cove home at 1,633 or 1,793 square feet. A buyer's appraiser measures, so we value on the county's area.
Yes, inside your floor's band. Lake, preserve, golf edge and clubhouse views each draw different buyers. The declaration assigns no view and the MLS does not code it consistently, so we price it by walking the lanai.
Over five years Cypress Cove sold at a median 99.26% of list across all 33 sales; over the last year, 95.63%. Price inside your floor's record and expect to land near it.
Over 36 months the median was 26 days on market. In the last year, homes priced inside the record sold in weeks and homes priced above it took 155 and 183 days.
On September 26, 2026, one Cypress Cove listing: a second-floor home asking $659,000 after 88 days. Feather Sound had two at $479,000 and $569,000.
No. It asks more than every Cypress Cove closing of the last year, and its typed area is 171 square feet more than the county carries. Closings, not asking prices, set value.
Close. Over five years 33 sales each at $555,000 and $570,000, and the identical 1,633 square foot plan at $570,000 at Cypress Cove and $562,000 at The Pinnacle.
About $80,000 higher at the five-year median: $555,000 against $476,500. Feather Sound's units are smaller, in eight-unit buildings, with a garage space rather than a garage in the unit.
Yes, though no sale isolates it. The declaration makes the garage part of the unit, which Feather Sound and Wedge Wood buyers do not get, and it is one reason Cypress Cove trades above them.
Not on the record: Cypress Cove has sold closer to list than any Strand condominium neighborhood. The pool and clubhouse serve 156 homes across Cypress Cove and Feather Sound, which some buyers weigh against The Pinnacle's private clubhouse.
Every Strand home carries it, so it shifts the whole community's pricing rather than Cypress Cove's against its neighbors. The 2026 Social dues are $4,162 with no initiation for homeowners.
They affect your buyer's confidence. The condominium, clubhouse and master fees are not posted publicly; having the estoppel figures and budgets in the listing file removes a reason to discount.
Not visibly in the sales yet: the last year's $590,000 median sits inside the 2024 to 2026 range. Buyers of the eastern buildings will ask, and FDOT has not confirmed noise wall locations for this segment.
It helps. Both Cypress Cove test points are Zone X on FEMA's effective and preliminary maps, so a federally backed lender does not require flood insurance.
They do not attach on the record. Both laws apply to buildings of three or more habitable stories; Cypress Cove's buildings are two-story, and no Cypress Cove address appears on Collier County's milestone list.
Get the valuation first. Paint, lighting, fixtures and a clean garage pay back most reliably; tile or wood floors need a board-approved sound plan, which adds time.
It narrows the buyer pool to investors and owners who can wait for the lease end. Leases need board approval and run at least 30 days, so put the lease and approval in the file.
The buyer's bill resets toward the price. On the 2026 roll the median tax on a Cypress Cove home without homestead is about $4,191; with homestead, about $2,320.
No. A valuation is our written opinion of the likely sale price from comparable sales. A lender's appraisal is an independent report ordered after a contract.
They price by square footage, which ranks the second floor above the first, and they draw on typed areas and thin sales. Five MLS sales a year give a model little to learn from.
Some sales close without an MLS listing. The $550,000 sale at 5657 Whisperwood Boulevard, recorded March 26, 2026, is one. We include county-recorded sales in every Cypress Cove valuation.
Whenever a Cypress Cove sale closes on your floor, or at least each season. With three to eight sales a year, one new closing can move the comparable set.
No. It is the original name of The Strand, which changed on April 30, 1999. The declaration, the association and the county roll still carry it, and buyers search "Cypress Cove at The Strand."
The same way, from your floor's recorded sales, and a written valuation helps with the estate's paperwork. Marc can walk the home with a family member or key holder.
Nothing, and there is no obligation to list. Call Jesse direct at (239) 898-6072 or request a free Cypress Cove at The Strand home valuation.
In our Cypress Cove at The Strand neighborhood guide, which covers the declarations, the clubhouse, the plans, the fees, the flood maps and the schools.
Every Cypress Cove at The Strand value on this page comes from the Southwest Florida MLS Matrix pull of September 26, 2026, Collier County's recorded sales and 2026 tax roll, a recorded instrument, or a state, county or federal record. Primary sources are grouped by who issued them and numbered continuously, and the data files we worked from are named in plain text at the end.
The official Cypress Cove at The Strand documents below are the records a valuation rests on, 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, and each row says what the document tells you about value.
| Document | Issued by | Date | What it tells you about value | Link |
|---|---|---|---|---|
| Declaration of Condominium, Cypress Cove at Pelican Strand | Recorded with the Collier County Clerk | March 4, 1998 | The garage and lanai as part of the unit, the floor and lease rules a buyer prices | Cypress Cove declaration |
| Declaration for Cypress Cove/Feather Sound Clubhouse Association | Recorded with the Collier County Clerk | March 4, 1998 | The shared amenity and its uniform assessment | Clubhouse declaration |
| Certificate of Amendment, Phase 17 | Recorded with the Collier County Clerk | January 29, 1999 | The recorded floor plans behind the two plans | Phase 17 amendment |
| The Pinnacle I at The Strand declaration | Recorded with the Collier County Clerk | 2001 | The rival neighborhood's lease and plan rules | Pinnacle I declaration |
| 2026 master association annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Cypress Cove's 92 votes among 1,073 homes | 2026 annual meeting notice |
| 2026 Membership Brochure | The Club at The Strand | 2026 | The club cost every buyer carries | 2026 Membership Brochure |
| Collier County Ordinance 02-57 | Collier County | November 5, 2002 | The built-out zoning cap: no new supply | Ordinance 02-57 |
| Milestone buildings list | Collier County | As of January 2026 | No Cypress Cove address on the milestone list | Collier County milestone list |
| Collier County levies table | Florida Department of Revenue | 2025 levies | The millage behind a buyer's reset tax bill | Collier County levies table |
| Department of Revenue PT-112 | Florida Department of Revenue | Current | Save Our Homes portability when you sell and buy again | PT-112 portability guide |
| Florida Statutes section 718.116 | Florida Legislature | Current | The estoppel that shows a buyer the real fees | Section 718.116 |
Three records that matter to a Cypress Cove value are not public and cannot be linked: the Cypress Cove and clubhouse associations' adopted budgets, the master association's budget and assessment, and the board's current rules. Each arrives with the estoppel certificates or the resale package.
You reach the Cypress Cove at The Strand valuation team by calling Jesse McGreevy at (239) 898-6072, calling Marc Comisar at (239) 287-5873, or requesting a free written valuation online. McGreevy and Comisar work from an office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and The Strand is part of the North Naples market they work every week.
If you are thinking, "I need to know what my Cypress Cove home is worth before I decide," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own a first-floor home on Whisperwood Boulevard, a second-floor home on Sandlewood Court, the Heron Lane building beside the clubhouse, or a home anywhere in The Strand, request your free Cypress Cove at The Strand home valuation or call Jesse direct at (239) 898-6072; McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
When you are ready to sell, read our guide to selling a home in Cypress Cove at The Strand; if you are buying, see buying a home in Cypress Cove at The Strand, or call Marc at (239) 287-5873. The full neighborhood record is in our Cypress Cove 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 legal, tax or insurance advice, and a valuation is not an appraisal.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.