EDEN AT THE STRAND, NAPLES
Find out what your Eden at The Strand villa is worth with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. A written valuation from your plan's Eden sales, roof, building and the 2024 rules. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
An Eden at The Strand villa is worth what its own plan, roof and building support against the fourteen Eden sales of the last five years: $640,000 to $855,000, a median of $805,500 (n=14, even) and $391.32 per square foot of MLS living area. The 2023 to 2025 sales of $765,000 to $855,000 frame most villas today.
Eden is 55 villas on Paradise Circle and Stem Drive inside The Strand in North Naples, and this page is about one question only: what your Eden villa is worth and how we arrive at the number. For everything else about the neighborhood, the 1999 declaration, the 2024 restatement, the lake loop, the flood test at every address and the schools, read our complete guide to Eden at The Strand, and for the community around it, our guide to The Strand. When you are ready to talk price, call Jesse direct at (239) 898-6072.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Your villa's MLS living area | Eden sales, five years to September 26, 2026 | What they sold for |
|---|---|---|
| About 1,935 to 1,949 sq ft | 4 | $700,000 to $855,000; middle $805,000 (n=4, even, mean of $785,000 and $825,000) |
| 1,982 sq ft, the most common Eden size | 4 | $640,000 to $849,900; middle $806,250 (n=4, even, mean of $765,000 and $847,500) |
| 2,000 to 2,299 sq ft | 4 | $650,000 to $840,000; middle $808,000 (n=4, even, mean of $806,000 and $810,000) |
| 2,564 sq ft | 2 | $800,000 and $805,000, listed rather than summarized |
| Larger than 2,600 sq ft on the county roll | 0 in the MLS window | Valued one at a time from outside Eden |
Source: Southwest Florida MLS Matrix, Development The Strand, closings September 27, 2021 to September 26, 2026, retrieved September 26, 2026. A band of four sales is a frame, not a market rate; your number comes from the adjustments below.
A single figure would be wrong for most of the 55 villas. Within the 1,982 square foot plan alone, the five-year sales ran from $640,000 in July 2023 to $849,900 in January 2025. The difference between those two prices is roof, condition, view, pool and timing, and none of it shows in square footage. That is why we value a villa in person and in writing, and why an automated estimate built on The Strand's averages misses at Eden.
McGreevy and Comisar value an Eden villa from the full recorded Eden record, read plan by plan: all fourteen five-year MLS closings, every county deed back to 2000, the recorded 2024 restatement that moved the roof onto the owner, and FEMA's map at your address. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you want to compare valuation teams before you call anyone, our guide to the best real estate agents in Naples sets the field side by side on the public record.
We tracked every Eden closing in five years of Southwest Florida MLS history, fourteen in all, and every recorded Eden deed in the county sales file from 2000 to August 2026, 130 qualified sales of $100,000 or more. In the last 12 months we tracked all 61 Strand closings, because your buyer will tour villas outside Eden too. Read how the team was built on our about McGreevy and Comisar page.
Jesse McGreevy builds the numbers: the comparable sales, the adjustments and the written range. Marc Comisar walks the villa: roof, lanai, pool, the shared wall, the systems and the view from each room. Both sign the valuation, and both are reachable directly: Jesse at (239) 898-6072, Marc at (239) 287-5873.
These eight points summarize what the record says about Eden values as of September 2026, drawn from the Southwest Florida MLS Matrix retrieved September 26, 2026, the county's 2026 preliminary roll and sales file, the recorded 2024 restatement, the club's 2026 brochure and FEMA's effective and preliminary flood maps at every Eden address.
This Eden valuation guide runs from the answer, through how an Eden villa is valued, the sales by date, size and price per square foot, speed and sale-to-list, five-year and twenty-five-year trends, the competition, the Mango Cay comparison, the rules, roof, costs and flood map that move value, why online estimates miss, and the valuation request, reviews and FAQ.
An Eden villa is valued by comparison: we start with the Eden sales of the same MLS living area, widen to the neighboring size bands and the county's qualified deeds, adjust each comparable for time, roof, building, position, pool and condition, and then test the answer against the villas a buyer will tour elsewhere in The Strand. The result is a written range, not a single guess.
Our rule is to start at twelve months and widen to 24, 36 and 60 months until a window holds ten or more closings, then to name the window beside every figure. At Eden the twelve-month window is empty, the 24-month window holds one sale and the 36-month window six, so the market rate comes from the 60-month window of fourteen sales. The narrower windows are still read, because they show where prices have been most recently.
The first comparables are Eden sales of your MLS living area: four at 1,935 or 1,949 square feet, four at 1,982, four from 2,011 to 2,253, and two at 2,564. Next come the county's qualified Eden deeds for the same plan, including one October 2023 sale at $730,000 that never appeared in the MLS. Last, and only for context, come villas outside Eden that a buyer will see, such as Mango Cay and Ana's Place.
Eden's sales cluster in 2023, when eight of the fourteen closed, and the plan that traded most often rose about 9% in eleven months that year and into 2024. A 2023 sale is a 2023 price, and we say so. With no Eden sale since January 2025, the time adjustment is a judgment we explain in writing, using the January 2025 sale at $849,900 and The Strand's broader trend.
Roof age under the owner-paid regime of the 2024 restatement, a paired or single building, lake, golf, court or I-75 exposure, a private pool, the interior's age and finish, the air conditioning and water heater, and impact glass or approved shutters. Each adjustment is stated, with the evidence for it.
Before we hand you a number we read what a buyer will tour the same week. On September 26, 2026 there was nothing listed at Eden or Mango Cay, and the only detached listing in The Strand was a villa in The Links at $1,325,000. A number that ignores the competition is a wish, not a value.
The fastest way to your number is a written valuation from the team that read every Eden sale and the 2024 restatement. Request a free valuation of your Eden villa or call Jesse direct at (239) 898-6072; it takes about a minute to request and costs nothing. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eden villas sold for $640,000 to $855,000 across fourteen Southwest Florida MLS closings in the five years to September 26, 2026, with the latest at $849,900 in January 2025. Every sale is listed below by month, price, asking price, size, bedrooms, days on market and price per square foot, so you can find the ones closest to your villa.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Closed | Sold price | Final asking price | Sale-to-list | Living area (MLS) | Beds and baths | Days on market | Price per sq ft |
|---|---|---|---|---|---|---|---|
| December 2021 | $806,000 | $775,000 | 104.00% | 2,253 sq ft | 3 plus den, 2 | 4 | $357.75 |
| March 2022 | $810,000 | $795,000 | 101.89% | 2,042 sq ft | 3, 3 | 47 | $396.67 |
| April 2022 | $800,000 | $899,000 | 88.99% | 2,564 sq ft | 3 plus den, 2.5 | 10 | $312.01 |
| March 2023 | $840,000 | $869,900 | 96.56% | 2,011 sq ft | 3, 2 | 16 | $417.70 |
| March 2023 | $700,000 | $650,000 | 107.69% | 1,949 sq ft | 3, 3 | 8 | $359.16 |
| April 2023 | $785,000 | $785,000 | 100.00% | 1,935 sq ft | 3, 3 | 5 | $405.68 |
| May 2023 | $650,000 | $725,000 | 89.66% | 2,042 sq ft | 3, 3 | 98 | $318.32 |
| July 2023 | $640,000 | $699,000 | 91.56% | 1,982 sq ft | 2 plus den, 2 | 64 | $322.91 |
| October 2023 | $805,000 | $820,000 | 98.17% | 2,564 sq ft | 3 plus den, 2.5 | 260 | $313.96 |
| November 2023 | $825,000 | $840,000 | 98.21% | 1,935 sq ft | 3, 3 | 4 | $426.36 |
| November 2023 | $847,500 | not applicable | not applicable | 1,982 sq ft | 2 plus den, 2 | entered after closing, not marketed on the MLS | $427.60 |
| March 2024 | $855,000 | $865,000 | 98.84% | 1,935 sq ft | 3, 3 | 11 | $441.86 |
| May 2024 | $765,000 | $780,000 | 98.08% | 1,982 sq ft | 3, 2 | 101 | $385.97 |
| January 2025 | $849,900 | $849,900 | 100.00% | 1,982 sq ft | 3, 2 | 13 | $428.81 |
Source: Southwest Florida MLS Matrix, Development The Strand, closed September 27, 2021 to September 26, 2026, retrieved September 26, 2026. Sale-to-list is sold price divided by final asking price. House numbers and MLS numbers are not published here.
| Window to September 26, 2026 | Closings | Median sold price | Median price per sq ft |
|---|---|---|---|
| 12 months | 0 | none | none |
| 24 months | 1 | $849,900 (n=1, observed) | $428.81 |
| 36 months | 6 | $836,250 (n=6, even, mean of $825,000 and $847,500) | $426.98 (n=6, even, mean of $426.36 and $427.60) |
| 60 months | 14 | $805,500 (n=14, even, mean of $805,000 and $806,000) | $391.32 (n=14, even, mean of $385.97 and $396.67) |
Source: Southwest Florida MLS Matrix, retrieved September 26, 2026. The 60-month window is the first holding ten or more sales, so it carries the market rate; the 36-month figures show that the recent sales sat at the top of the five-year range.
The most recent Eden sale is the one every appraiser will start with, so we read it closely. A 1,982 square foot three-bedroom, two-bath villa listed at $849,900, went under contract after 13 days on market and closed in January 2025 at $849,900, its full asking price, which is $428.81 per square foot of MLS living area. The county sales file records the same deed as a qualified sale at $849,900, the latest qualified Eden sale in the file dated August 29, 2026. Two earlier sales of the same 1,982 square foot size show how wide the plan runs: $640,000 in July 2023 after 64 days and $765,000 in May 2024 after 101 days, both below their asking prices. A fourth, at $847,500 in November 2023, was entered after closing, not marketed on the MLS. For a 1,982 square foot owner, the January 2025 sale is the ceiling the market has proven and the two slower sales are the floor; where your villa sits between them depends on roof, condition, pool and view, which is exactly what our in-person valuation measures.
The county sales file holds 13 qualified Eden sales in the same five years, $640,000 to $855,000. It adds an October 2023 sale at $730,000 that never appeared in the MLS and codes two MLS sales, the $650,000 May 2023 sale and the $847,500 sale entered after closing, as not qualified. It also holds an April 2026 deed at $950,000 that the county did not code as qualified, which we do not treat as a market price. We price from the MLS because buyers and appraisers see it, and we show you the county record beside it.
An Eden villa's size band sets the starting frame, but within each band the five-year Eden sales spread by $150,000 or more, so the plan is where valuation begins, not where it ends. The association publishes no plan book; Eden's plans are "courtyard style and traditional, both one- and two-story," and we identify yours on the walk-through.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Three sales in eleven months: $785,000 in April 2023 after 5 days, $825,000 in November 2023 after 4 days and $855,000 in March 2024 after 11 days. That run is the clearest evidence of Eden's 2023 to 2024 price move, $70,000 or about 9% in under a year, and the $855,000 sale is the highest Eden price in the five-year window. A 1,949 square foot three-bath villa sold for $700,000 in March 2023, above its $650,000 asking price after 8 days, which shows what a low list price does in a market with waiting buyers.
The county roll's most common Eden size, fifteen homes, and the size behind four of the fourteen MLS closings, described in listings as two bedrooms plus a den or three bedrooms, with two baths. Its sales ran $640,000 (July 2023), $765,000 (May 2024), $847,500 (November 2023, entered after closing) and $849,900 (January 2025). The spread is the widest of any Eden plan, and it is the best argument for an in-person valuation. Our Eden at The Strand guide describes the courtyard and traditional plans and the county's census of every villa.
Four sales: $806,000 for 2,253 square feet in December 2021, $810,000 for 2,042 square feet in March 2022, $840,000 for 2,011 square feet in March 2023, and $650,000 for 2,042 square feet in May 2023 after 98 days. The same 2,042 square foot villa size recorded both $810,000 and $650,000 fourteen months apart, a $160,000 difference that only condition and presentation can explain.
Two sales, both described as three bedrooms plus a den with two and a half baths: $800,000 in April 2022 against an $899,000 asking price, and $805,000 in October 2023 after 260 days against $820,000. Both recorded the lowest prices per square foot in Eden's five-year record, $312.01 and $313.96. A larger Eden villa does not command a proportionally larger price, and an owner of one should expect a valuation built on the whole villa rather than on its footage.
The county's 2026 preliminary roll shows four Eden homes of 2,600 square feet or more of county area, including one of 4,382 square feet on a half-acre lot with the highest just value in the neighborhood, $1,307,160. Its last qualified sale was $1,015,000 in August 2021, just before our five-year window. None of the larger homes sold on the MLS in the window, so each is valued one at a time, with comparables drawn from outside Eden, from The Links and the single-family streets.
| County area band | Villas | Year built on the roll | 2026 preliminary just value per villa | Homesteaded |
|---|---|---|---|---|
| Under 1,950 sq ft | 13 | 2000 to 2004 | $607,600 to $710,700 (median $663,500) | 4 |
| 1,950 to 2,099 sq ft | 32 | 2001 to 2005 | $632,600 to $744,400 (median $686,100) | 22 |
| 2,100 to 2,599 sq ft | 6 | 2001 to 2004 | $716,200 to $779,500 (median $747,920) | 3 |
| 2,600 sq ft and up | 4 | 2000 to 2003 | $768,360 to $1,307,160 (median $801,680) | 4 |
| All 55 | 55 | 6 in 2000, 13 in 2001, 11 in 2002, 17 in 2003, 6 in 2004, 2 in 2005 | $38,960,620 in total (median $692,700) | 33 |
County 2026 preliminary roll, files dated August 29, 2026. County area is an adjusted building area that can differ from the MLS living area in a listing, so we never mix county-area and MLS-area price per square foot. Just value is the county's tax figure; recent Eden sales have recorded well above it.
Price per square foot tells you less at Eden than in most neighborhoods. The five-year median is $391.32 of MLS living area (n=14, even, mean of $385.97 and $396.67), but individual sales ran from $312.01 to $441.86, and the two largest villas recorded the lowest figures. Use it as a check on a valuation, never as the valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Smaller Eden villas recorded higher prices per square foot: the 1,935 square foot sales ran $405.68 to $441.86, while the 2,564 square foot sales ran $312.01 and $313.96. A buyer is paying first for the location beside the clubhouse, the lake setting, the lot and the club, and those do not grow with the floor plan. Multiplying your square footage by the median would overvalue a large villa and undervalue a small one.
The MLS records living area as listed; the county roll records an adjusted building area that can be larger or smaller. Eden's county median is 1,982 square feet, the same as the most common MLS size, but individual villas can differ. Our per-square-foot figures always use MLS living area against MLS sold prices, and we never divide a sale price by a county area or mix the two.
Eden's $391.32 five-year median is the highest in The Strand outside The Links ($425.17) and the single-family association ($557.76, n=23), and above Ana's Place ($362.14). Buyers pay more per foot at Eden because the villas are compact, most under 2,100 square feet, and the setting carries a premium. That premium is real, but it belongs to the location, which is why an Eden owner should not expect it to scale with a larger plan.
Eden villas have sold close to asking and quickly when priced to their plan: the five-year median sale-to-list ratio is 98.21% and the median days on market 13 (n=13 each, Southwest Florida MLS Matrix, retrieved September 26, 2026). The one sale entered after closing is excluded from both, because it had no public asking period to measure.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Four Eden sales were on the market 8 days or fewer: 4 days at 104.00% of asking in December 2021, 8 days at 107.69% in March 2023, 5 days at 100.00% in April 2023 and 4 days at 98.21% in November 2023. Three of the four closed at or above asking. In all, five of the thirteen marketed Eden sales closed at or above their final asking price.
Three Eden sales took 98, 101 and 260 days, and all three closed below asking: 89.66%, 98.08% and 98.17% of their final asking prices. The widest discount in the record, 88.99%, came on a 2,564 square foot villa listed at $899,000 in 2022 that sold in 10 days at $800,000, which suggests the asking price, not the villa, was the problem. For a valuation, the lesson is that the market tells you within weeks whether a price is right.
A list price set at the plan's last proven sales tends to draw a quick offer close to asking. A list price set above them tends to draw nothing until it comes down. We give you a range so you can choose where to start, and we tell you plainly what the record says about each end of it.
Eden values roughly doubled from the 2010 to 2012 low to the 2023 to 2025 sales. In the county sales file, qualified Eden sales ran $280,200 to $495,000 from 2000 to 2004, peaked at a $561,250 median in 2006, fell to $355,000 in 2012, sat near $400,000 through 2020, and reached a $785,000 median in 2023 and $849,900 in January 2025.
| Years | Qualified county sales | Range or median |
|---|---|---|
| 2000 to 2004, new and early resales | 55 | $280,200 to $495,000 |
| 2005 | 16 | median $509,200 |
| 2006 | 4 | median $561,250 |
| 2010 | 4 | median $366,250 |
| 2012 | 4 | median $355,000 |
| 2015 | 6 | median $415,000 |
| 2019 | 4 | median $405,000 |
| 2021 | 5 | median $576,000 (includes the 4,382 sq ft home at $1,015,000) |
| 2022 | 2 | median $805,000 |
| 2023 | 7 | median $785,000 |
| 2024 | 2 | $765,000 and $855,000 |
| 2025 | 1 | $849,900 |
County sales file with the 2026 preliminary roll, files dated August 29, 2026; 130 qualified Eden sales of $100,000 or more since 2000. Years with fewer than four sales are omitted except 2022, 2024 and 2025.
Twenty-seven of the 55 villas show no qualified sale since 2013 or earlier, so many Eden owners bought at prices between $310,000 and $440,000. A villa bought in that range and valued near the 2023 to 2025 sales carries a large gain, and the capital-gains question belongs with a tax adviser before you set a price. The valuation gives you the number that conversation needs.
The MLS medians by calendar year were $806,000 in 2021 (one sale), $805,000 in 2022 (two), $795,000 in 2023 (eight), $810,000 in 2024 (two) and $849,900 in 2025 (one). The level has been stable to rising since 2022, and the last sale was the highest of the 1,982 square foot plan. What has changed is supply: nothing has sold or been listed at Eden since January 2025.
Your Eden villa competes with nothing inside Eden: on September 26, 2026 the Southwest Florida MLS showed no active, pending or contingent Eden listing and none at Mango Cay. The Strand had 9 active listings, and the only detached one was a villa in The Links at $1,325,000, so an Eden listing would be the only villa near its price inside the gate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
No competition helps a seller set the pace, but it does not raise the ceiling on its own. Buyers and appraisers still anchor on the last Eden sales, and a buyer priced out of The Links will compare an Eden villa with the next Mango Cay or Ana's Place listing as soon as one appears. The value is the plan's evidence; the empty market is the opportunity to present it first.
A new Eden listing, a Mango Cay or Ana's Place listing near your price, or an Eden sale that closes above or below the 2023 to 2025 range would each move the valuation. We re-run the comparison the day you decide to list, and again the day any of those appear.
Eden at The Strand has held more value than Mango Cay at The Strand over five years: all fourteen Eden MLS closings sat between $640,000 and $855,000, while all seven Mango Cay closings sat between $499,000 and $715,000. Eden's lot ownership and its location beside the clubhouse carry the premium; Mango Cay's newer, fully detached condominium villas are its counterweight.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Value driver | Eden at The Strand | Mango Cay at The Strand |
|---|---|---|
| What the owner holds | A platted lot and home under a homeowners' association, Chapter 720 | A condominium unit, Chapter 718, one villa per building |
| Age, per the county roll | Built 2000 to 2005 | Built 2005 to 2007 |
| Building | 29 buildings for 55 homes, most villas paired with a party wall | 32 detached villas |
| Roof cost | The owner's, under section 6.2 of the 2024 restated declaration | In the Mango Cay II fee, per the master association |
| Private pool | Many lots, not all | Every villa, with spa |
| Leasing that a buyer can underwrite | Up to three approved leases a year, 30 days to one year | One-year minimum at Mango Cay II under its recorded 2006 text |
| Pets | Two household pets, no weight limit in the recorded text | Two cats or dogs of 30 pounds or less at Mango Cay II |
| Five-year MLS record | 14 closings, $640,000 to $855,000, median $805,500 (n=14, even) | 7 closings, $499,000 to $715,000; fewer than ten, so listed, not summarized |
| Five-year median $ per sq ft | $391.32 (n=14) | not stated as a market rate |
| Last twelve months | 0 closings | 1 closing, $650,000 in May 2026 |
| Listed on September 26, 2026 | None | None |
Sources: Eden's recorded 2024 restated declaration, the Mango Cay II declaration, the master association's Mango Cay page, the county's 2026 preliminary roll and the Southwest Florida MLS Matrix, retrieved September 26, 2026. The Mango Cay at The Strand guide covers the other side.
$499,000 in February 2022 (2,255 sq ft); $699,000 in June 2023 (1,802 sq ft); $665,000 in December 2023 (1,802 sq ft); $640,000 in March 2024 (1,802 sq ft, 200 days); $715,000 in January 2025 (2,255 sq ft); $688,000 in March 2025 (1,802 sq ft); and $650,000 in May 2026 (1,802 sq ft). Seven sales is a list, not a market rate, so we quote no Mango Cay median.
When a buyer weighs the two, an Eden villa has to justify a price above every Mango Cay sale. It does that with the lot, the clubhouse next door, the pet and leasing rules and, where it has one, a newer roof. An Eden villa with an original roof and no pool loses part of that argument, and the valuation says so. Mango Cay owners have their own valuation guide, what a Mango Cay at The Strand home is worth.
Eden at The Strand is The Strand's mid-priced villa neighborhood: its five-year MLS median of $805,500 (n=14) is above every condominium and coach-home neighborhood and below Ana's Place, The Links and the single-family association, and its $391.32 median price per square foot is third in the community.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Neighborhood | Product | Five-year MLS closings | Five-year median sold price | Five-year median $ per sq ft |
|---|---|---|---|---|
| Single Family Homes association | Detached single-family homes | 24 | $1,775,000 (even n) | $557.76 (n=23) |
| The Links at The Strand | Detached golf villas; HOA | 10 | $1,167,500 (even n) | $425.17 |
| Ana's Place | Detached pool villas; HOA | 12 | $979,500 (even n) | $362.14 |
| Eden at The Strand | Villas on lots, most paired; HOA | 14 | $805,500 (even n) | $391.32 |
| Trophy Club at The Strand | Two-story coach homes, condominium | 19 | $699,000 (odd n) | $286.67 |
| Grande Reserve at The Strand | Coach homes, condominium | 27 | $664,000 (odd n) | $318.33 |
| Clubside at The Strand | Two-story condominium buildings | 33 | $585,000 (odd n) | $342.93 |
| The Pinnacle at The Strand | Two-story coach homes, condominium | 33 | $570,000 (odd n) | $320.93 |
| Cypress Cove at The Strand | Carriage homes, condominium | 33 | $555,000 (odd n) | $329.06 |
| Wedge Wood at The Strand | Two-story condominium buildings | 60 | $445,000 (even n) | $299.87 |
Source: Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, retrieved September 26, 2026. Mango Cay, Sawgrass and Turnberry Woods recorded fewer than ten five-year sales and are listed, not summarized, on their own pages. Our guide to The Strand covers every neighborhood.
An Eden villa's value is bounded on both sides by real alternatives. Price it near Ana's Place and a buyer will tour a fully detached pool villa instead; price it near the coach homes and you leave money on the table. The ladder is why our valuation names the next rung up and down, and why The Strand's overall median of $610,000 is the wrong yardstick for an Eden villa. The community-wide valuation picture is on what a home in The Strand is worth.
The Amended and Restated Declaration recorded April 2, 2024 at Official Records Book 6345, Page 446 affects value in three ways: it puts the roof and structure on the owner, it caps leasing at three approved leases a year of 30 days to one year, and it adds a resale assessment of up to three months' assessments owed by the buyer.
Between 2007 and 2024 the recorded amendment put "painting, maintaining and repairing the exterior of a residence including the driveway or roof" on the association for ordinary wear. The 2024 restatement narrowed the association's job to painting and periodic roof and driveway cleaning, and section 6.2 gives the owner "all structural components, including entry doors, garage doors, and roof components." A buyer now prices the roof's remaining life into the offer, so a documented recent roof adds value and an original one subtracts it.
Section 10 allows at most three leases a calendar year, 30 days to one year each, to a natural person, with association approval and no subleasing, and an owner who leases gives up recreation use during the lease. That is enough for a winter tenant and two shorter stays, which supports value for seasonal buyers, and not enough for vacation-rental turnover, which keeps short-term investors out of the bidding.
Section 11 sets a resale or capital assessment on each conveyance, in an amount the board sets by resolution that "shall not exceed the pro-rata equivalent of three (3) months of assessments," as the legal obligation of the buyer. It does not come out of your price, but a buyer counts it in the total cost of buying, so we state it in the listing.
The association's website posts the restated declaration under the file name "Draft 2," and some summaries still describe it as unconfirmed. The recorded instrument settles the question. We compared it with the posted file on maintenance, leasing and the resale assessment and found the same text, and we hand buyers the recorded version so the valuation is not discounted for uncertainty that does not exist.
The roof and the shared building are the two Eden-specific adjustments that move value most. Most Eden villas share a building and a party wall with one neighbor, the 2019 roof specifications require both halves of a building to be roofed together, and the roofs date from 2000 to 2005, so a documented recent roof on both halves is one of the strongest value signals at Eden.
The association's 2019 roof specifications require a contractor with at least ten years of licensure, a full tear-off, self-adhered modified bitumen underlayment, Boral Estate tile, new white gutters and drip edge, separate permits for both halves and a five-year workmanship warranty. A roof replaced to that standard answers the buyer's insurer and inspector before they ask. An original roof is priced for its remaining life.
The 2024 Rules and Regulations count 29 buildings for 55 homes. A paired villa shares exterior decisions with the neighbor: the handbook says both owners of adjoining units had to agree on the 2016 color, and section 6.2.2 of the restatement makes the shared wall a party wall, with repair costs shared equally. Buyers who want Eden accept that; the valuation adjusts for how well the two halves match.
The roof permit and warranty for your half, the date of your neighbor's roof if you know it, any repair invoices, and a recent wind mitigation report on Form OIR-B1-1802. Those four documents can move an Eden valuation more than any interior finish.
An Eden buyer prices four carrying layers into an offer: the quarterly Eden assessment with the master share inside it, the club's mandatory $4,162 Social dues for 2026, property taxes that reset to the purchase price, and insurance on the whole home, including the roof. The one-time resale assessment and two estoppel certificates come at closing.
| Layer | 2026 figure | Source |
|---|---|---|
| Eden assessment, with the master share collected inside it | not published; billed quarterly, one fifty-fifth of the budget per lot | Sections 4.1, 4.3 and 4.16 of the 2024 restatement |
| Club Social dues | $4,162 a year, no initiation for Strand homeowners | The club's 2026 Membership Brochure |
| Property tax, non-homestead | median $5,888.21 (n=22, even); range $5,044.63 to $6,894.50 | County 2026 preliminary roll |
| Property tax, homestead | median $3,658.41 (n=33, odd) | Same roll |
| Insurance | a homeowner policy on the whole home, roof included | Section 9.1 of the 2024 restatement |
| Resale assessment at closing | up to three months of assessments, owed by the buyer | Section 11 of the 2024 restatement |
The Strand has no community development district on the Florida Official List of Special Districts, so there is no CDD bond in the carrying cost.
Two villas at the same price can carry different costs: a homesteaded seller's tax bill does not follow the villa, an older roof raises the buyer's insurance quote, and a Zone AH villa may add a flood premium. Buyers subtract those differences from what they will pay. Our valuation shows the buyer's carrying cost for your villa, so you can see the offer from the buyer's side.
Flood maps affect Eden values villa by villa. On FEMA's effective panel 12021C0211H, 45 Eden home points are unshaded Zone X, 2 shaded Zone X and 8 Zone AH, all on the east side of Paradise Circle; FEMA's preliminary maps put all 55 in unshaded Zone X. A Zone AH villa needs its file ready so the map does not discount it.
On September 29, 2026 each of the 55 Eden home points from Collier County's site address layer was run through FEMA's live National Flood Hazard Layer, the preliminary layer, FEMA's letters-of-map-amendment layer and the USGS Elevation Point Query Service. Ground at the 55 points runs 14.8 to 17.5 feet NAVD88, median 15.5 feet, and the effective base flood elevation lines around Eden read 11.0 to 12.0 feet. The Zone AH points' ground reads 14.8 to 15.6 feet, about three to four and a half feet above the nearby base flood elevations.
Two east-side Eden lots hold 2012 letters of map amendment, cases 12-04-8078A and 12-04-8520A, each recording "Structure removed, property partially inundated." A letter removes the house itself from the Special Flood Hazard Area for lending purposes, which protects that villa's value until the new maps take effect. The other six Zone AH homes have no letter on FEMA's layer, and an owner can apply for one with an elevation certificate.
Section 9.1 of the restatement makes each Eden owner insure the whole home, "all risk, flood, and liability," so the buyer needs a homeowner policy rather than a condominium unit policy. Eden's homes straddle the 2002 statewide Florida Building Code, so opening protection varies villa by villa, and the wind mitigation credits under section 627.0629 can lower a buyer's premium. A lower premium supports a higher offer.
Online estimates miss on Eden villas because they average sales they cannot see clearly: they mix The Strand's condominiums with its villas, they cannot tell a paired villa from a single one or a new roof from an original, they treat county area and MLS living area as interchangeable, and with no Eden sale in twelve months they reach for comparables outside Eden.
We read them, because your buyer will, and we explain in writing where our valuation differs and why. When an estimate is far above the evidence, we tell you, because pricing to it costs time. When it is far below, we show the buyer's agent the Eden sales that prove otherwise.
Before you list, the things that move an Eden villa's value most are a documented roof, a current wind mitigation report, the air conditioning and water heater, a clean lanai and pool, fresh interior paint and a flood file for an east-side villa. The association repaints exteriors on its schedule, so exterior paint is rarely the owner's cost.
A four-point and wind mitigation inspection drives the buyer's insurance quote, and the quote drives the offer. Roof, openings, electrical panel, plumbing and air conditioning come first. A roof replacement is a two-owner project under the 2019 specification, so we talk it through with you and, if possible, with your neighbor before recommending it.
Kitchens, baths and floors sell an Eden villa, but full renovations rarely return their cost before a sale. Paint, lighting, a deep clean and a staged lanai return more. We walk the villa before recommending any spending, and we tell you what we would leave alone.
Roof permit and warranty, any letter of map amendment or elevation certificate, recent invoices, your current quarterly invoice, and the date and terms of any lease. Paper costs nothing and protects value, because every unanswered question in an Eden sale becomes a buyer's discount.
You get a free in-person valuation of your Eden villa by requesting one online or calling Jesse McGreevy at (239) 898-6072. Marc walks the villa, Jesse builds the comparison from your plan's Eden sales and the county record, and you receive a written range with every adjustment explained. There is no cost and no obligation.
The Eden sales of your size band with dates, asking prices, days on market and sale-to-list ratios; the county's qualified sales for your plan; your roof, building, position and pool adjustments; the villas your buyer will tour in Mango Cay, Ana's Place and The Links; your buyer's carrying cost; and a recommended list price with a range. Request it through the free Eden home valuation or the McGreevy and Comisar valuation form.
A valuation commits you to nothing. If you decide to sell, our guide to selling a home in Eden at The Strand covers marketing, the association's approval of your buyer, both estoppels and the costs of sale. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
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).
Our valuation is a broker's opinion of market value for deciding whether and how to sell. A lender's appraisal is a separate report ordered by the buyer's lender. We give the appraiser the full Eden sales record by plan, so the two numbers start from the same evidence.
McGreevy and Comisar is a top-reviewed Eden at The Strand realtor on Google, and the quotes below are five-star client reviews reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "We 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 sometimes means a lower number than an owner hoped for. We would rather tell you than let the market do it.
★★★★★ "Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals." Verified Google review
Many Eden owners weigh selling against renting. We value both paths.
★★★★★ "Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed." Verified Google review
★★★★★ "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
Eden at The Strand owners work directly with Jesse McGreevy and Marc Comisar, who have sold Southwest Florida real estate for more than twenty years and read Eden's recorded declarations, the county deed history for all 55 villas and every recent Eden sale before valuing a villa here. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, in the business since October 2004. He builds every Eden valuation's comparable set and written range. Reach him at (239) 898-6072 or on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty. He walks each villa, reads the roof, lanai and shared wall, and runs the buyer side when an Eden owner is also buying. Reach him at (239) 287-5873 or on the Marc Comisar agent page.
Many Eden owners who sell buy again, inside The Strand or nearby. Our guide to buying a home in Eden at The Strand covers the plans, rules and paperwork from the buyer's side, and Marc can be reached at (239) 287-5873.
These are the valuation questions Eden owners ask, each answered from the Southwest Florida MLS Matrix retrieved September 26, 2026, the county's 2026 preliminary roll and sales file, the recorded 2024 restatement, FEMA and the club's 2026 brochure, with the window named beside every figure. A valuation is not an appraisal, and nothing here is tax or legal advice.
Most Eden villas sit within the five-year range of $640,000 to $855,000, with a median of $805,500 (n=14, even), and the 2023 to 2025 sales of $765,000 to $855,000 frame most villas today. Your number depends on your plan, roof, building, position, pool and condition; request a free Eden valuation for a written range.
$805,500 over the five years to September 26, 2026 (n=14, even, the mean of the middle pair, $805,000 and $806,000), per the Southwest Florida MLS Matrix. The 36-month median is $836,250 (n=6) and the 24-month window holds one sale, $849,900. No Eden villa closed in the last twelve months.
Because it is the first window that holds ten or more Eden sales. Twelve months holds none, 24 months one and 36 months six. A median of one or six sales is not a market rate, so we use the five-year figure and show the shorter windows beside it.
$855,000 in March 2024, a 1,935 square foot three-bedroom, three-bath villa that sold after 11 days against an $865,000 asking price. It is also the highest price per square foot in the window, $441.86.
$640,000 in July 2023, a 1,982 square foot two-bedroom-plus-den villa listed at $699,000 that took 64 days. The record does not say why. Later sales of the same size reached $847,500 and $849,900, so it is not that plan's value today.
The five-year median is $391.32 of MLS living area (n=14, even, mean of $385.97 and $396.67), with individual sales from $312.01 to $441.86. Smaller villas recorded higher figures than larger ones, so per-square-foot is a check on a valuation, not the valuation.
Just value is the county's tax figure, set by mass appraisal, and it typically trails market sales. On the 2026 preliminary roll Eden's median just value is $692,700, well below the five-year MLS median of $805,500. It is not a guide to your sale price.
Usually, yes. Florida's homestead cap resets on a sale, so the buyer's taxes follow the purchase price. On the 2026 preliminary roll, homesteaded Eden villas paid a median of $3,658.41 and non-homestead villas a median of $5,888.21, and a buyer budgets from the price, not your bill.
There is no published Eden figure, and we do not invent one. What the record shows is that the roof is the owner's under the 2024 restatement, most roofs date from 2000 to 2005, and insurers price by roof age. A documented roof under the 2019 specification removes a buyer's largest open question, and we show its effect on your comparables in writing.
Not by itself; most Eden villas are paired, and the five-year sales are mostly paired villas. What matters is how the two halves match: roof dates, paint scheme and any party-wall repairs under section 6.2.2. A single villa answers fewer questions, and we adjust for it when the evidence supports it.
Buyers pay for a private pool, and many Eden lots have one in a screened lanai, in-ground and in the rear as the handbook requires. Because the MLS records do not separate pool and non-pool sales cleanly for fourteen sales, we adjust from the comparables we can see and say so.
The inner ring faces the fountain lake and the outer ring backs onto golf holes, the club's courts or the I-75 corridor. Views and quiet earn a premium; east-side exposure and the eight Zone AH points ask for a file. We value the position villa by villa.
The eastern row sits roughly 50 to 70 meters from the nearest I-75 travel lane, by our measurement on the federal aerial, and the widening starts from fall 2026. Some buyers will discount for sound and construction, and some will not notice from inside. We price an east-side villa with that question answered, not ignored.
It can. On FEMA's effective map 8 Eden home points are in Zone AH, and a lender requires flood insurance on a federally backed loan there unless a letter of map amendment removes the building. FEMA's preliminary map puts all 55 in unshaded Zone X. A Zone AH owner with a letter, or an elevation certificate, protects value.
It changed what a buyer prices in: the owner now carries the roof, leasing is capped at three approved leases a year, and the buyer owes a resale assessment. Eden's 2024 and 2025 sales, at $765,000, $855,000 and $849,900, came after it was recorded, so the market has absorbed it.
Every Eden owner is a Social member automatically, at $4,162 in 2026 dues with no initiation fee for Strand homeowners. At Eden the clubhouse, courts and fitness center are next door, so the membership is part of what buyers pay a premium for rather than a cost they resent.
On the record, yes: all fourteen Eden five-year sales were between $640,000 and $855,000, and all seven Mango Cay sales between $499,000 and $715,000. Mango Cay has too few sales for a median, so we compare the ranges and the products rather than two medians.
The five-year median was 13 days on market (n=13), and the January 2025 sale took 13 days at its full asking price. Priced above the plan's proven sales, three Eden villas waited 98 to 260 days and sold below asking.
The five-year median sale-to-list ratio was 98.21% (n=13), and five of the thirteen marketed sales closed at or above asking. The widest discount, 88.99%, came on a villa listed at $899,000 that sold for $800,000, a sign of the list price rather than the villa.
A sale entered in the MLS after it closed, never marketed through the MLS. Eden has one in the window, $847,500 in November 2023. It counts in our sales counts, medians and range, and it is excluded from sale-to-list and days on market because it had no public asking period.
The county counts deeds it codes as qualified sales; the MLS counts sales its members record. In five years the county holds 13 qualified Eden sales and the MLS 14: the county adds an October 2023 sale at $730,000 that was not in the MLS and codes two MLS sales as not qualified.
No. The county did not code that deed as a qualified sale, it did not pass through the MLS, and we do not count it as a market price. Until a qualified Eden sale records above $855,000, the five-year range stands.
One at a time. It is the only Eden home of its size, its last qualified sale was $1,015,000 in August 2021, and its comparables come from outside Eden, from The Links and the single-family streets, adjusted for its location beside the clubhouse.
Nothing. We value the villa as it stands and then tell you which items, if any, would return more than they cost. The usual candidates are roof documentation, a wind mitigation report, the air conditioning and fresh interior paint.
No. Marc can walk the villa with a key or a neighbor's help, and Jesse reviews the numbers with you by phone or video. Nineteen of Eden's 55 owners have out-of-state mailing addresses, and many valuations are done remotely.
When anything in the comparison changes: a new Eden listing or sale, a Mango Cay or Ana's Place listing near your price, a roof replacement, or a change in the flood maps. With no Eden sale since January 2025, the next one will move every valuation.
Section 10 allows up to three approved leases a year of 30 days to one year, and an owner who leases gives up club use during the lease. A villa with an approved lease in place sells subject to it; we value the villa with and without the lease and tell you which buyer pool each reaches.
The negotiated brokerage fee, documentary stamp tax of $0.70 per $100 on the deed ($5,638.50 at the $805,500 median), two estoppel certificates capped at $299 each for an account in good standing, prorated taxes and any credits. There is no CDD payoff at The Strand.
The buyer, under section 11 of the 2024 restatement, up to the pro-rata equivalent of three months of assessments as the board sets it. It does not reduce your price, but a buyer counts it, so we state it in the listing.
No. The written valuation of your Eden villa is free and carries no obligation to list. Request it online or call Jesse direct at (239) 898-6072.
A valuation is our broker's opinion of the price your villa will bring in today's market, built to help you decide whether and how to sell. An appraisal is ordered by a buyer's lender and follows lending rules. We hand the appraiser our Eden comparables so both start from the same evidence.
Jesse McGreevy builds the comparable set and the written range, and Marc Comisar walks the villa. Both have been Top 1% Real Estate Agents Nationally Since 2008. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Every figure on this Eden valuation guide traces to a primary source below, as of September 2026. No listing portal, automated-estimate site or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their retrieval date, September 26, 2026. County figures come from the county's 2026 preliminary tax roll and its sales file, data files dated August 29, 2026, cited in the text without a link.
Collier County Clerk, official records and board records
Eden at The Strand Homeowners' Association
The Strand Master Property Owners Association
The Club at The Strand
Florida Division of Corporations
Florida Statutes and state agencies
FEMA, NOAA, USGS and federal sources
Collier County government
Collier County Public Schools
Transportation and routing
Valuation, taxes and insurance
Data cited in plain text
Every row below links the authority that publishes or holds the document, so an Eden owner sees the official, current version. Recorded documents open in the Collier County Clerk's official records viewer. We host nothing ourselves.
| Document | Why it matters to value | Official authority |
|---|---|---|
| Amended and Restated Declaration, recorded April 2, 2024 | Owner-paid roof, three leases a year, transfer approval, the buyer's resale assessment | Eden 2024 restated declaration, O.R. 6345, Page 446 |
| Certificate of Amendment, recorded January 29, 2007 | The earlier roof regime a 2024 buyer no longer relies on | Eden 2007 amendment |
| Declaration of Restrictive Covenants, recorded June 10, 1999 | Eden's original plan of zero lot line lots and villas | Eden 1999 declaration |
| Roof Replacement Specifications, 2019 | The standard a buyer's inspector reads against your roof | Eden roof specifications |
| 2024 Rules and Regulations | The 29 buildings, association services and owner duties | Eden 2024 rules |
| Community Standards Handbook | Paint scheme, pools, shutters and architectural review | Eden handbook |
| 2025 Welcome Letter | Quarterly billing and owner services | Eden welcome letter |
| 2026 Membership Brochure | The $4,162 Social dues every buyer carries | The Club at The Strand brochure |
| Ordinance 02-57, Pelican Strand PUD | The 1,160-unit cap that keeps The Strand built out | Collier County Ordinance 02-57 |
| Form OIR-B1-1802 | The wind mitigation report that lowers a buyer's premium | Florida Office of Insurance Regulation |
| 2024 flood protection newsletter | Flood insurance and elevation certificates in Collier County | Collier County flood newsletter |
Three inputs to an Eden valuation are not public and cannot be linked: the associations' adopted budgets and assessments, behind the owners' login; your account balance, which the estoppel certificates state; and your roof's permit history, which we pull with you.
You reach the Eden 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 Eden at The Strand is part of the North Naples market they work every week.
If you are thinking, "I need to know what my Eden villa 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 lake-side villa, a golf-view villa or one of the three homes on Stem Drive, request your valuation through the free Eden home valuation or call Jesse direct at (239) 898-6072; McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. For the neighborhood itself, see our Eden at The Strand guide.
When you are ready to sell, read our guide to selling your Eden at The Strand villa; if you are buying, see buying a villa in Eden at The Strand, or call Marc at (239) 287-5873.
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.