FEATHER SOUND AT THE STRAND, NAPLES
What is your Feather Sound at The Strand condominium worth? McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value it from 11 MLS closings in 24 months, the county record since 1998 and the 2017 restated declaration. Free and written. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Feather Sound at The Strand home is worth what the last two years' sales of comparable condition say: over the 24 months to September 26, 2026, 11 Feather Sound homes sold through the Southwest Florida MLS at a median of $475,000, from $380,000 to $595,000. Plan size barely moves the number; condition, bedrooms as marketed and timing move it most.
Feather Sound is 64 condominium homes in eight two-story buildings of eight on Heron Lane, the lake row just inside the gate of The Strand in North Naples. Our Feather Sound at The Strand neighborhood guide covers the declaration, the 2017 restatement, the shared clubhouse, the flood test 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 direct at (239) 898-6072 for a written valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | MLS closings | Median sold | How the median is formed | Range |
|---|---|---|---|---|
| 12 months | 4 | $472,500 | n=4, even, mean of $470,000 and $475,000 | $380,000 to $485,000 |
| 24 months | 11 | $475,000 | n=11, odd, observed | $380,000 to $595,000 |
| 36 months | 13 | $475,000 | n=13, odd, observed | $380,000 to $595,000 |
| 60 months | 16 | $476,500 | n=16, even, mean of $475,000 and $478,000 | $370,000 to $595,000 |
Southwest Florida MLS Matrix, pulled September 26, 2026. Twenty-four months is the first window holding ten or more Feather Sound closings, so it leads every figure on this page.
The Strand's 12-month median of $610,000 across 61 closings blends Wedge Wood condominiums with single-family homes. It is $135,000 above the Feather Sound 24-month median and says nothing about a Heron Lane condominium. The number that matters comes from the three or four closest Feather Sound sales, adjusted for date, condition, bedrooms as marketed and building, then tested against the two Feather Sound homes for sale today.
Every Feather Sound building holds two homes of each of four county sizes, 1,449, 1,478, 1,490 and 1,540 square feet, only 91 square feet apart, and the county gives each plan one value only $14,430 apart. In the market the smallest plan has sold as high as any: six of the last 11 sales were 1,449 square feet, at a $480,000 median, including the $595,000 record. That is the first thing an automated estimate gets wrong here.
The fastest way to your own figure is a written valuation built from the Feather Sound sales that match your plan and condition. Request a free Feather Sound at The Strand home valuation or call Jesse direct at (239) 898-6072. If you are buying here as well, Marc Comisar is at (239) 287-5873.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value a Feather Sound at The Strand home from every one of its 16 MLS closings over five years, the county's recorded sales on all 64 units back to May 1998, the 2026 tax roll, the 2017 restated declaration and a building-by-building flood test. 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; learn more at DomainRealtyGroup.com and on our about McGreevy and Comisar page.
The eight recorded phase amendments with the floor plans for your building, the 2017 Amended and Restated Declaration that sets the approval, leasing and pet rules your buyer inherits, the clubhouse declaration, the county's recorded price for every Feather Sound sale since 1998, the 2026 roll's value and tax for your unit, and the effective and preliminary FEMA maps for your building's footprint. A number that ignores any of these is a guess.
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. Where we walk a sale through below, it is a public record sale, labelled as one. We tracked all 16 MLS closings and all nine county-recorded resales of the last two years, and we will show you every one.
Jesse McGreevy builds the comparable set and writes the valuation; Marc Comisar walks the home, the lanai view and the building. Both have been in Southwest Florida real estate for more than twenty years, Jesse since October 2004, and neither hands a valuation to an assistant.
These are the facts that set a Feather Sound at The Strand value in 2026, each drawn from the Southwest Florida MLS Matrix pull of September 26, 2026, Collier County's recorded sales and 2026 tax roll, and the recorded declarations, with the window and count beside every figure.
This valuation guide runs from how a Feather Sound home is valued, through plan, per-foot, recent-sale, sale-to-list and long-run price evidence, a first-hand public record comparison, the competition and the Cypress Cove and Wedge Wood comparisons, to the county roll, the buyer's costs, flood and insurance, online estimates, what moves the number, and how to get yours in writing.
A Feather Sound at The Strand home is valued in seven steps: start from the 24-month MLS closings, match the plan, adjust for condition and bedrooms as marketed, then for floor, building and view, then for date, test the result against the two active listings and the county's recorded sales, and write it down with every comparable named.
Twelve months held only four Feather Sound closings, too few to price from, so we widen the window until it holds ten or more sales. Twenty-four months is the first that does: 11 closings, $380,000 to $595,000, a $475,000 median. Every figure we give you names its window and its count.
The four plans are 1,449, 1,478, 1,490 and 1,540 square feet on the county roll, two of each in every building. We start with sales of your plan, then widen to the neighboring sizes, because a 41 square foot difference does not separate two Feather Sound homes the way condition does.
This is the largest adjustment at Feather Sound. Kitchens, baths, flooring, lighting, the air conditioning and the water heater, and whether the den is finished and marketed as a third bedroom, explain most of the $215,000 spread of the last two years. The two highest sales of the window, $595,000 and $575,000, were both marketed as three bedrooms.
Every building holds four homes on each floor, every lanai faces the lake, and the record we hold does not tie plan size to floor, so we read your building's recorded floor-plan sheet. Building 1 sits beside the clubhouse and clear of the lake's mapped flood line; building 4 has the largest share of its footprint inside it; building 8 is the quiet north end. Those are small adjustments, applied only where the sales support them.
Feather Sound's recorded median rose to $496,500 in 2025 and sat at $472,500 for the 2026 sales through the spring, so a 2025 sale is not automatically worth more today. We adjust older comparables to the 2026 pace rather than to The Strand's.
A buyer will compare your price with the two Feather Sound homes for sale, $479,000 and $569,000, and with Cypress Cove and Wedge Wood. We also read the county's recorded prices, which confirm the MLS figures for every Feather Sound sale they have reached, and the 2026 roll, which tells your buyer what the taxes will look like.
You get a recommended list price, a range, every comparable with its date, plan, condition notes, sale-to-list ratio and days on market, and an estimated net. Request it through the free Feather Sound at The Strand home valuation, or call Jesse direct at (239) 898-6072.
Feather Sound at The Strand homes are worth about the same plan by plan: the county roll prices the four sizes only $14,430 apart, and over the last 24 months the smallest 1,449 square foot plan sold at a $480,000 median on six sales, as high as any other. Condition, not size, separates the values.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| County heated area | Homes on the 2026 roll | 2026 just value | How the MLS usually lists it |
|---|---|---|---|
| 1,449 sq ft | 15, plus one entered at 1,149 | $368,270 | 2 bedrooms plus den, 2 baths; sometimes 3 bedrooms |
| 1,478 sq ft | 16 | $373,270 | 2 bedrooms plus den, 2 baths; sometimes 3 bedrooms |
| 1,490 sq ft | 16 | $377,700 | 2 bedrooms plus den, 2 baths |
| 1,540 sq ft | 15, plus one entered at 1,450 | $382,700 | 2 bedrooms plus den, 2 baths |
Collier County 2026 tax roll (preliminary, files dated August 29, 2026). Two roll entries, 1,149 and 1,450 square feet, carry the exact values of the 1,449 and 1,540 square foot plans and read as data-entry variants rather than different plans.
| MLS living area | 24-month closings | 24-month median | 60-month closings | 60-month median |
|---|---|---|---|---|
| 1,449 sq ft | 6 | $480,000 (n=6, even, mean of $475,000 and $485,000) | 7 | $478,000 |
| 1,478 to 1,500 sq ft | 1 | $575,000, listed | 3 | $454,000 |
| 1,490 sq ft | 2 | $380,000 and $458,000, listed | 4 | $471,500 (mean of $458,000 and $485,000) |
| 1,540 sq ft | 2 | $447,500 and $485,000, listed | 2 | listed |
Southwest Florida MLS Matrix, pulled September 26, 2026, our arithmetic; one agent entered 1,500 square feet for a home the county carries at 1,478.
Counts this small cannot rank the plans, but they show one thing clearly: buyers do not pay a size premium inside a 91 square foot band. They pay for a finished kitchen, a third bedroom they can use and a lanai that has been cared for. A 1,449 square foot home in that condition has outsold a 1,540 square foot home that needs work.
Each building's recorded floor-plan sheet shows four homes on the first floor and four on the second, the upstairs homes reached by stairs. The MLS rows we hold do not record the floor, so we do not publish a floor premium for Feather Sound. In a valuation we identify your floor from the recorded sheet and weigh it against the buyers we see: a first-floor home removes the stairs, a second-floor home gains height over the lake and nobody overhead.
Price per square foot tells you less at Feather Sound at The Strand than almost anywhere: the 24-month median is $324.36 of MLS living area (n=11), but individual sales ran from $255.03 to $410.63 per square foot on plans of nearly the same size. Use it to compare neighborhoods, never to price one Feather Sound home.
| Window | Closings | Median per sq ft of MLS living area | How the median is formed |
|---|---|---|---|
| 12 months | 4 | $319.65 | n=4, even, mean of $314.94 and $324.36 |
| 24 months | 11 | $324.36 | n=11, odd, observed |
| 36 months | 13 | $324.36 | n=13, odd, observed |
| 60 months | 16 | $324.93 | n=16, even, mean of $324.36 and $325.50 |
Southwest Florida MLS Matrix, pulled September 26, 2026; medians of per-sale ratios, not ratios of totals.
When the plans are within 91 square feet, a $215,000 price spread becomes a $155 per-foot spread. The $410.63 sale was the renovated three-bedroom record; the $255.03 sale was a larger plan that closed under $400,000. Dividing either by its area tells you about that home's condition, not about yours.
MLS price per square foot divides by the living area the listing agent entered; the county roll's heated area is a separate measure. At Feather Sound the two agree on almost every sale, but we never mix them in one figure, and when a listing enters an area the county does not carry, we value on the county's.
Over five years, Feather Sound's $324.93 a square foot sat mid-pack among The Strand's condominium neighborhoods: below Clubside at $342.93 and Cypress Cove at $329.06, above The Pinnacle at $320.93, Grande Reserve at $318.33, Wedge Wood at $299.87, Turnberry Woods at $290.28 and Trophy Club at $286.67 (Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026). That is a fair way to compare neighborhoods, and a poor way to price a home.
Feather Sound at The Strand homes sold for $380,000 to $485,000 in the last 12 months, four closings at a $472,500 median, and for $380,000 to $595,000 over 24 months, eleven closings at a $475,000 median. The newest closing, August 31, 2026, was $485,000 for a 1,540 square foot home after 10 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Close date | Building address | MLS living area | List price | Sold price | Sold to list | Per sq ft | Days on market |
|---|---|---|---|---|---|---|---|
| March 19, 2026 | 5685 Heron Ln (building 3) | 1,449 sq ft | $475,000 | $470,000 | 98.95% | $324.36 | 28 |
| April 30, 2026 | 5685 Heron Ln (building 3) | 1,449 sq ft | $475,000 | $475,000 | 100.00% | $327.81 | 8 |
| July 28, 2026 | 5697 Heron Ln (building 6) | 1,490 sq ft | $399,999 | $380,000 | 95.00% | $255.03 | 51 |
| August 31, 2026 | 5693 Heron Ln (building 5) | 1,540 sq ft | $490,000 | $485,000 | 98.98% | $314.94 | 10 |
Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026, pulled September 26, 2026; building address only. All four were listed as two bedrooms plus a den.
The seven earlier sales in the 24-month window, from December 2024 to August 2025, ran $400,000, $575,000, $458,000, $447,500, $508,000, $595,000 and $485,000. Three of the 11 sold under $450,000, five between $450,000 and $499,999, and three at $500,000 or more. That band, $450,000 to $499,999, is where a Feather Sound home in good, unrenovated condition has traded most often.
| Calendar year | MLS closings | Median sold | Parity |
|---|---|---|---|
| 2021, October to December | 1 | $370,000 | n=1, listed |
| 2022 | 0 | none | none |
| 2023 | 3 | $478,000 | n=3, odd |
| 2024 | 2 | $400,000 and $510,000 | n=2, listed |
| 2025 | 6 | $496,500 | n=6, even, mean of $485,000 and $508,000 |
| 2026 through September 26 | 4 | $472,500 | n=4, even, mean of $470,000 and $475,000 |
Southwest Florida MLS Matrix, pulled September 26, 2026. No Feather Sound home closed through the MLS in 2022, the year prices jumped across Naples.
Feather Sound at The Strand homes sold at a median 96.76% of list and 44 days on market over the last 24 months (n=11), and at 98.97% of list and 19 days over the last 12 (n=4). One of the 11 sold at full list and none above. Over five years the median was 96.88% of list, among the lowest of any Strand condominium neighborhood.
| Window | Closings | Median sale-to-list | Median days on market |
|---|---|---|---|
| 12 months | 4 | 98.97% (mean of 98.95% and 98.98%) | 19 (mean of 10 and 28) |
| 24 months | 11 | 96.76% (observed) | 44 (observed) |
| 36 months | 13 | 96.76% (observed) | 28 (observed) |
| 60 months | 16 | 96.88% (mean of 96.76% and 97.00%) | 26.5 (mean of 25 and 28) |
Southwest Florida MLS Matrix, pulled September 26, 2026.
Four sales of the last 24 months took more than 100 days, and the slowest, 232 days, closed at 87.15% of list. Over five years Cypress Cove sold at 99.26% of list and Wedge Wood at 97.80%. Feather Sound's lower figure does not mean its homes are worth less than their owners think; it means several were listed above what their condition supported, then cut.
The four fastest sales of the window, 5, 5, 8 and 10 days, sold between 91.60% and 100% of list, and three of them at 96.76% or better. A list price set from the record does not leave money on the table at Feather Sound; it brings the buyer in while the home is new to the market.
Feather Sound at The Strand values have more than tripled since the first sales of 1998 and 1999, when the county recorded medians of $140,000 and $144,200, to a 2025 recorded median of $496,500. The recorded high is $595,000 in August 2025, and the two 2026 recordings through April 29 were $470,000 and $475,000.
| Recorded year | Qualified sales | Median recorded price | Parity | Low | High |
|---|---|---|---|---|---|
| 1998 (first sales) | 37 | $140,000 | odd | $125,500 | $158,700 |
| 1999 | 27 | $144,200 | odd | $130,000 | $163,400 |
| 2002 | 13 | $170,000 | odd | $150,000 | $209,000 |
| 2004 | 14 | $209,450 | even, mean of $209,000 and $209,900 | $179,000 | $249,000 |
| 2005 | 3 | $331,000 | odd | $295,000 | $335,000 |
| 2007 | 4 | $273,000 | even, mean of $250,000 and $296,000 | $225,000 | $300,000 |
| 2010 | 4 | $166,500 | even, mean of $153,000 and $180,000 | $141,000 | $200,000 |
| 2013 | 5 | $190,000 | odd | $170,000 | $191,000 |
| 2016 | 4 | $272,000 | even, mean of $269,000 and $275,000 | $269,000 | $275,000 |
| 2019 | 4 | $229,500 | even, mean of $221,000 and $238,000 | $210,000 | $246,000 |
| 2020 | 3 | $245,000 | odd | $238,000 | $250,000 |
| 2021 | 11 | $321,500 | odd | $262,000 | $395,000 |
| 2022 | 0 | none | none | none | none |
| 2023 | 3 | $478,000 | odd | $454,000 | $485,000 |
| 2024 | 2 | $455,000 | even, mean of $400,000 and $510,000 | $400,000 | $510,000 |
| 2025 | 6 | $496,500 | even, mean of $485,000 and $508,000 | $447,500 | $595,000 |
| 2026 through April 29 | 2 | $472,500 | even, mean of $470,000 and $475,000 | $470,000 | $475,000 |
Collier County recorded sales, DOR-qualified deeds on every Feather Sound unit, sales file indexed September 26, 2026; selected years.
The first recorded sale of each of the 64 homes ran from May 15, 1998 to September 3, 1999 at a median of $142,550 (the mean of $142,500 and $142,600). Those are the builder's prices for the same four plans that trade near $475,000 today.
Recorded prices rode the 2005 peak to a median of $331,000 on three sales, then fell to about $166,500 in 2010. An owner who bought at the peak waited more than fifteen years to see that price again.
Eleven Feather Sound homes sold in 2021 at a recorded median of $321,500, then none sold at all in 2022, the year The Strand's recorded median jumped to $550,000. When sales resumed in 2023 the median was $478,000. Feather Sound skipped the frenzy and caught up afterward.
An owner who bought before 2021 is almost certainly ahead on the recorded medians. An owner who bought from 2023 to 2025, at $447,500 to $595,000, may be near the purchase price today, and that owner gains most from a valuation built on condition rather than on what was paid.
Two 2025 sales of the same 1,449 square foot plan, one at each end of the Feather Sound at The Strand row, closed $23,000 and 119 days apart. They show that within one plan the timing and the first list price matter as much as the building, and that a home priced to the record sells in days.
This is a public record sale from the Southwest Florida MLS Matrix, not a McGreevy and Comisar listing. On April 11, 2025 a 1,449 square foot home at 5677 Heron Lane, building 1 beside the clubhouse and the one building clear of the lake's mapped flood line, listed at $525,000 as two bedrooms plus a den and closed at $508,000 after 5 days: 96.76% of list and $350.59 a square foot. A quick sale at a strong price, in season, for a home listed close to what the market would pay.
On August 19, 2025 a home of the same 1,449 square foot plan at 5705 Heron Lane, building 8 at the quiet north end, listed at $500,000, also as two bedrooms plus a den, and closed at $485,000 after 124 days: 97.00% of list and $334.71 a square foot. Its sale-to-list was nearly the same as the building 1 sale; its time on the market was not.
Same plan, same bedroom count as marketed, both close to list. The difference was $23,000 and four months, with the spring sale beating the summer one. The record does not tell us the condition of either home, and we do not attribute the gap to the building alone; two sales cannot carry that weight.
Within one plan, the season you list in and how close your first price sits to the record decide how long you wait. A Feather Sound value is a range, and where your home lands in it depends on condition, timing and presentation together. That is why we price from the closest sales and say plainly which way each adjustment runs.
On September 26, 2026 two Feather Sound at The Strand homes were for sale and none was pending: a three-bedroom 1,449 square foot home in building 7 asking $569,000 and a two-bedroom-plus-den 1,490 square foot home in building 5 asking $479,000, each about two months on the market. Your value is tested against both.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Building address | Beds and baths | MLS living area | Asking price | Asking per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|
| 5701 Heron Ln (building 7) | 3 bed, 2 bath | 1,449 sq ft | $569,000 | $392.69 | 60 |
| 5693 Heron Ln (building 5) | 2 bed + den, 2 bath | 1,490 sq ft | $479,000 | $321.48 | 63 |
Southwest Florida MLS Matrix, pulled September 26, 2026.
Two actives against four closings in 12 months is 6.0 months of supply; at the 24-month pace it is about 4.4 months. Across The Strand it was 1.77 months. Feather Sound has more competition for each buyer than its neighbors, which caps what a seller can ask above the record.
The $479,000 listing sits inside the band where most Feather Sound homes trade. The $569,000 listing tests the renovated ceiling, $26,000 under the $595,000 record. A new listing priced inside its plan's recorded band, with condition to match, competes with both on value. One priced between them without the finishes to justify it waits.
Cypress Cove at The Strand has held its value with more consistency, selling at a median 99.26% of list over five years against Feather Sound at The Strand's 96.88%, but Feather Sound has held a steady $475,000 median through the last 24 and 36 months. Cypress Cove's five-year median is $78,500 higher for larger plans with garages in the unit.
| Value factor | Feather Sound at The Strand | Cypress Cove at The Strand |
|---|---|---|
| Homes | 64 in 8 buildings of eight | 92 in 23 buildings of four |
| County plan sizes | 1,449 to 1,540 sq ft, four plans | 1,633 and 1,793 sq ft, two plans |
| 60-month MLS closings and median | 16 at $476,500 | 33 at $555,000 |
| 60-month median per sq ft | $324.93 | $329.06 |
| 60-month median sale-to-list | 96.88% | 99.26% |
| Last 12 months | 4 closings, median $472,500 | 5 closings, median $590,000 |
| Active on September 26, 2026 | 2, asking $479,000 and $569,000 | 1, asking $659,000 |
| 2026 median just value (county roll) | $375,485 | $478,667 |
| Homestead share (2026 roll) | 42.2% | 48.9% |
| Garage | Assigned space, a limited common element | Part of the unit |
| Purchase approval | Yes, 15-day board decision | None |
| Flood, effective map | Lake AE line clips seven of eight footprints | Zone X at both test points |
Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll; the recorded declarations; our Cypress Cove at The Strand neighborhood guide.
Per square foot the two are close, $324.93 against $329.06 over five years. The price gap is mostly size: Cypress Cove's plans are 93 to 344 square feet larger. A Feather Sound value is not a discount on Cypress Cove; it is a smaller home sold at nearly the same rate.
Cypress Cove's sellers have priced closer to the market. Over five years Cypress Cove's median days on market was 11 against Feather Sound's 26.5. Some of that is the approval step, which every Feather Sound buyer must clear; most of it is list prices.
A Cypress Cove buyer owns a garage inside the unit and closes without a board interview. A Feather Sound buyer gets the lake row and the lower price. We do not put a dollar figure on either, because no sale isolates them; we tell you that a buyer weighs them and that your price has to leave room for the trade. Cypress Cove owners can see the same comparison from their side on the Cypress Cove at The Strand home valuation page.
A Feather Sound list price that drifts toward Cypress Cove's range without Cypress Cove's square footage invites the buyer to walk next door. Over the last 12 months the median gap was $117,500.
Wedge Wood at The Strand carries the same four county plan sizes as Feather Sound at The Strand, and Feather Sound has sold higher: $476,500 against $445,000 at the five-year medians and $324.93 against $299.87 a square foot. Over the last 12 months the gap widened, with Wedge Wood's 11 closings at a $415,000 median.
| Value factor | Feather Sound at The Strand | Wedge Wood at The Strand |
|---|---|---|
| Homes and buildings | 64 in 8 buildings of eight | 152 in 19 buildings of eight |
| Plan sizes on the county roll | 1,449, 1,478, 1,490 and 1,540 sq ft | The same four sizes |
| 60-month MLS closings and median | 16 at $476,500 | 60 at $445,000 |
| 60-month median per sq ft | $324.93 | $299.87 |
| 60-month median sale-to-list | 96.88% | 97.80% |
| Last 12 months | 4 closings, median $472,500 | 11 closings, median $415,000 |
| Homestead share (2026 roll) | 42.2% | 34.2% |
| Pool | Shared with Cypress Cove | Its own |
Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll; our Wedge Wood at The Strand guide.
Because the plans match, Wedge Wood is the closest test of a Feather Sound value. A Feather Sound buyer will find a Wedge Wood sale for every plan, and Wedge Wood's 60 sales in five years make it the easier market to comp.
Same builder, same plans, same gate. The premium is location and ownership: the lake row by the entrance, a smaller neighborhood, and a more owner-occupied mix, 42.2% homesteaded against 34.2%. Your valuation has to show a buyer those reasons, because the plan alone does not.
The Collier County 2026 tax roll values Feather Sound at The Strand homes in the tightest band of any Strand condominium: a median just value of $375,485 (n=64, even, the mean of $373,270 and $377,700), from $368,270 to $382,700, one value per plan. That is a mass-appraisal tax figure as of January 1, not a market value.
$368,270 for the 1,449 square foot homes, $373,270 for 1,478, $377,700 for 1,490 and $382,700 for 1,540. The roll cannot see a renovation, a finished den or a lake view, so every home of the same plan carries the same figure.
Recorded Feather Sound sales of the last two years ran $400,000 to $595,000, all above the roll's highest value. Florida's just value is set from mass appraisal and lags the market; your buyer's lender orders an appraisal from comparable sales, not from the roll.
The roll's tax figure for a Feather Sound home without a homestead exemption has a median of $3,353 (n=37, odd), and for a homesteaded home $1,834 (n=27, odd). Final bills are mailed in November, and a buyer's bill resets toward the purchase price because the Save Our Homes cap resets on sale.
Of the 64 homes, 27 (42.2%) carry a homestead exemption and 36 (56.3%) mail to a Florida address; the rest mail to other states, led by Illinois, New York and Massachusetts, and one each to Canada and Spain. Your likely buyer is as often a seasonal owner as a year-round one.
A Feather Sound at The Strand buyer prices five recurring layers into an offer: the condominium fee, the clubhouse assessment shared with Cypress Cove, the master association assessment, the mandatory $4,162 Social dues at The Club at The Strand for 2026, and Collier County property tax at about $3,353 a year without homestead. None of the three association fees is published.
| Layer | Who sets it | 2026 figure |
|---|---|---|
| Feather Sound condominium fee | Feather Sound association board | Not published; on the estoppel certificate |
| Clubhouse assessment (pool, clubhouse, lake, water and sewer as recorded) | Cypress Cove/Feather Sound Clubhouse Association | Not published; uniform per unit, quarterly |
| Master association assessment | The Strand master association | Not published; collected through the Feather Sound association |
| Club Social dues | The Club at The Strand | $4,162 a year, no initiation for Strand homeowners |
| Property tax | Collier County taxing authorities | Median about $3,353 without homestead on the 2026 roll |
Club dues from the club's 2026 Membership Brochure; taxes from the Collier County 2026 tax roll; the association layers from the recorded declarations.
A buyer who cannot see the full monthly cost discounts for the unknown. A seller who hands over the adopted budgets and estoppel figures early removes that discount; a seller who leaves an old "HOA fee" in the listing invites a renegotiation when the real number arrives.
The approval application fee, capped by Florida law, and the cost of recording the approval certificate fall on the purchaser under the restatement. They are small in dollars and large in time, and a buyer who has to wait for them weighs that against Cypress Cove, where there is no approval.
The lake flood line is the Feather Sound at The Strand value factor no other Strand condominium shares. Every address point is FEMA Zone X, but on the effective map the lake's Zone AE line clips the lake-side edge of buildings 2 through 8, so a financed buyer there may face mandatory flood insurance; building 1 is clear, and the preliminary maps put all eight in Zone X.
On the effective map the overlap runs from a sliver under one square foot at building 8 to 15.8% of the footprint at building 4 and 7.0% at building 5, with buildings 2, 3, 6 and 7 between 0.5% and 3.1%, per our neighborhood guide's footprint test against the FEMA National Flood Hazard Layer. Ground at the buildings is 15.3 to 16.2 feet, four to five feet above the lake's 11-foot base flood elevation, per the USGS Elevation Point Query Service.
Building 1 at 5677 Heron Lane sits beside the clubhouse with 0% of its footprint in Zone AE. For a financed buyer that is a cleaner file, and a building 1 valuation reflects it where the buyer pool is financed.
FEMA's preliminary maps, whose appeal period opened in August 2026, put all eight footprints wholly in unshaded Zone X. When they take effect, the lender issue should fall away for buildings 2 through 8. Until then a Letter of Map Amendment is the other route, and we found none on file.
Recorded notices of commencement show roofing work by Colonial Roofing in 2019, pergola work in 2020, and garage door replacement and exterior painting in 2022. On 1998 and 1999 buildings that predate the 2002 Florida Building Code, a documented roof and current wind mitigation report keep insurance quotable, and an insurable home holds its value.
Online estimates miss on Feather Sound at The Strand homes because they price by square foot and county data, and here the plans are 91 square feet apart while sales spread $215,000; they cannot see a finished den marketed as a third bedroom; and they cannot weigh the board approval, the assigned garage or the lake flood line.
An algorithm that sees four nearly identical plans gives four nearly identical values. The market gave the same 1,449 square foot home $400,000 in December 2024 and $595,000 in August 2025.
The two highest sales of the last 24 months were marketed as three bedrooms; nine of the 11 were two bedrooms plus a den. A model reading county records sees the same unit either way.
The recorded condominium, the association and the county roll all say "Feather Sound at Pelican Strand," and a Feather Sound community in Clearwater shares the first two words. An estimate that blends records across those names is not describing your home.
No automated model reads the 2017 restatement, so none prices the approval step, the 25% rental cap or the no-pets-in-rentals rule that narrow the investor market, or the one-unit-per-owner rule that removes current owners as buyers.
Four things move a Feather Sound at The Strand number before you list: presentation, which the record rewards more than size; a den finished and described accurately; any flooring or shutter work done with the board's written approval; and a complete file, from the roof date to the approval application, that answers a buyer's questions before they become a discount.
Paint, lighting, fixtures and a clean, staged lanai facing the lake are the projects the recent sales reward. A full remodel rarely pays back in a sale this season; we walk the home and tell you which projects do.
A den that can honestly be marketed as a third bedroom has been worth real money in the record. One that cannot should be shown as the office or guest room it is, accurately, because an appraiser will measure and a buyer's inspector will look.
Hard flooring needs IIC 70 sound insulation and the association's written approval first, and shutters must match the board's adopted standard. Work done without approval becomes a disclosure and a discount; work done with approval becomes a selling point.
The building's roof date, the wind mitigation report, the budgets, the estoppel figures, any lease and its approval, and a blank approval application ready for the buyer. Call Jesse direct at (239) 898-6072 and we will build it with you before the first showing.
A free in-person valuation of your Feather Sound 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 plan and condition, the two active listings and the county record. There is no cost and no obligation to list.
The 12-month, 24-month and 60-month Feather Sound sales of your plan with dates, days on market and sale-to-list ratios; the two active listings and the Cypress Cove and Wedge Wood sales your buyer will also see; the county's recorded prices; the club and association cost your buyer will weigh; a net sheet; and a recommended list price with a defensible range. Request it through the free Feather Sound at The Strand home valuation or the McGreevy and Comisar valuation form.
Marc Comisar walks the home, the den, the lanai view and the garage space; Jesse McGreevy builds the comparable set and writes the valuation. Both have been Top 1% Real Estate Agents Nationally Since 2008, and you get the written valuation within a few days.
More than half of Feather Sound'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 Feather Sound 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.
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Verified Google review
A Feather Sound value rests on documents most agents never open, and on explaining them plainly to an owner who may be out of state.
★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." 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
★★★★★ "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
McGreevy and Comisar are Naples REALTORS who value and sell Feather Sound at The Strand homes from the Southwest Florida MLS, Collier County's recorded sales and tax roll, and the recorded Feather Sound 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.
Feather Sound 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 the single-family streets.
When your valuation is done, our guide to selling a home in Feather Sound at The Strand covers marketing without a sign, the approval timeline, negotiation, costs and the paperwork, and our guide to buying a home in Feather Sound 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 Feather Sound at The Strand owners ask about value, 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. A valuation is an opinion of market value, not an appraisal, and nothing here is tax or legal advice.
Most Feather Sound homes in good, unrenovated condition have traded between $450,000 and $499,999; renovated homes marketed as three bedrooms have reached $575,000 and $595,000; homes needing work have sold under $450,000. Over 24 months the median was $475,000 on 11 sales.
Because 12 months held only four closings. Twenty-four months is the first window with ten or more Feather Sound sales, and every figure here names its window and count.
Not reliably. The plans are 91 square feet apart, and over 24 months the smallest, 1,449 square feet, sold at a $480,000 median on six sales, including the $595,000 record.
$595,000, in August 2025, a 1,449 square foot home at 5701 Heron Lane marketed as three bedrooms, per both the MLS and the county's recorded sales.
$485,000 on August 31, 2026, a 1,540 square foot home at 5693 Heron Lane, 98.98% of list after 10 days.
A median $324.36 of MLS living area over 24 months (n=11), but individual sales ran from $255.03 to $410.63. Per foot is useful for comparing neighborhoods, not for pricing one Feather Sound home.
No. The 2026 roll values every Feather Sound home between $368,270 and $382,700, one figure per plan. Recorded sales of the last two years ran $400,000 to $595,000.
In the record, yes: the two highest sales of the last 24 months were marketed as three bedrooms. Whether your den qualifies depends on how it is finished, and we describe it accurately.
Each building has four first-floor and four second-floor homes, and the MLS rows do not record the floor, so we publish no floor premium. In a valuation we read your building's recorded floor-plan sheet and weigh your floor against the buyers in the market.
Slightly. Building 1 is beside the clubhouse and clear of the lake's mapped flood line; building 8 is at the quiet north end. We adjust only where the sales support it.
Every Feather Sound lanai faces the lake, so the view is shared by all 64 homes; what differs is what sits directly across the water. It is part of why Feather Sound has sold above Wedge Wood.
The county's recorded median ran $140,000 in 1998, $331,000 in 2005, $166,500 in 2010, $321,500 in 2021, $478,000 in 2023 and $496,500 in 2025. The two 2026 recordings through April 29 were $470,000 and $475,000.
Steady. The median was $475,000 in the 24-month and 36-month windows and $472,500 over 12 months, against $496,500 for the 2025 calendar year on six sales.
Over 24 months, a median 44 days; over 12 months, 19 days. Homes listed close to their condition's value sold in five to ten days; homes listed above it took 107 to 232 days.
Over 24 months, a median 96.76% of list; over 12 months, 98.97%. Over five years Feather Sound's 96.88% trailed Cypress Cove's 99.26% because several homes were listed above what buyers paid.
Two actives on September 26, 2026: $569,000 for a three-bedroom 1,449 square foot home in building 7 and $479,000 for a 1,490 square foot home in building 5.
At the five-year medians, $78,500 less: $476,500 against $555,000, for plans 93 to 344 square feet smaller. Per square foot the two are close, $324.93 against $329.06.
Same four plans, lower prices: Wedge Wood's five-year median was $445,000 and its last 12 months $415,000 on 11 sales, against Feather Sound's $476,500 and $472,500.
It narrows the buyer pool slightly and adds time, which buyers weigh against Cypress Cove's no-approval sale. A complete application filed on day one keeps it from costing you.
It removes current Feather Sound owners as buyers of a second unit and keeps investors from assembling homes, which supports owner-occupancy and the lender questionnaire.
They narrow the investor market: 30 days to 12 months, three leases a year, a 25% cap and no pets in leased units. Owner-occupants and seasonal buyers are the core of Feather Sound's demand.
For buildings 2 through 8, a financed buyer may face mandatory flood insurance on the effective map until the preliminary maps, which put all eight in Zone X, take effect. Building 1 is clear of the line.
Not at Feather Sound. Both laws attach to buildings of three or more habitable stories, and every recorded floor plan shows two, with no Heron Lane address on the county's milestone list.
Poorly. They price by size and county data, and Feather Sound's value is set by condition, bedrooms as marketed and the restatement's rules, none of which they read.
Presentation pays back here; a full remodel rarely does in the same season. Flooring work needs IIC 70 insulation and written approval first, which adds weeks.
It narrows the buyer pool to investors until the lease ends, and the lease must carry the board's written approval. Owner-occupant buyers need the move-out date.
Price minus the negotiated brokerage fee, documentary stamp tax of $0.70 per $100 ($3,325 on $475,000), estoppel fees, prorations and any payoff. We prepare an estimated net sheet with the valuation.
The 2026 roll's median tax without homestead is about $3,353, and the buyer's bill resets toward the purchase price.
A few days after Marc walks the home. Out-of-town owners can start with photos and a walkthrough video.
Yes, with no obligation to list. Call Jesse direct at (239) 898-6072 or request a free Feather Sound at The Strand home valuation.
Our Feather Sound at The Strand neighborhood guide covers the declarations, the floor plans, the fees, the rules, the flood test and the schools.
Every Feather Sound at The Strand value figure on this page comes from a recorded instrument, a state, county or federal record, the master association's or the club's own published documents, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them and numbered continuously, and the data files we worked from are named in plain text at the end.
The official Feather Sound at The Strand documents below are the ones that shape a value: the recorded declarations and floor plans, the club's dues, the county's milestone list and the statutes that govern a condominium resale. They are published by the Collier County Clerk, the master association, The Club at The Strand, Collier County and the State of Florida.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Amended and Restated Declaration of Condominium, Articles and Bylaws | Recorded with the Collier County Clerk | March 22, 2017 | The rules in force today: one unit per owner, purchase and lease approval, leasing limits, pets, parking, garages, signs, flooring, insurance | 2017 restated declaration |
| Declaration of Condominium, Feather Sound at Pelican Strand | Recorded with the Collier County Clerk | March 4, 1998 | The original declaration, the eight phases, the plot plan and the one-sixty-fourth shares | 1998 Feather Sound declaration |
| Certificate of Amendment, building 1 | Recorded with the Collier County Clerk | March 25, 1998 | The first and second floor plans that settle the story count | Building 1 floor plans |
| Certificate of Amendment, building 8 | Recorded with the Collier County Clerk | May 19, 1999 | The last building added, bringing the condominium to 64 homes | Building 8 floor plans |
| 2006 amendments, recorded 2008 | Recorded with the Collier County Clerk | April 28, 2008 | Purchase approval, lease approval and a $500 working capital contribution | 2008 recorded amendment |
| Declaration for Cypress Cove/Feather Sound Clubhouse Association | Recorded with the Collier County Clerk | March 4, 1998 | The shared pool and clubhouse, one vote per unit, uniform quarterly assessments | Clubhouse declaration |
| Lake fountain license | Recorded with the Collier County Clerk | May 2, 2013 | The association's right to run fountains in the club-owned lake | Fountain license |
| Gate transponder form | The Strand Master Property Owners Association | From August 1, 2025 | Gate access for residents, members and approved renters | Transponder form |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, dues and the optional golf and sport upgrades | 2026 Membership Brochure |
| Milestone buildings list | Collier County | As of January 2026 | Buildings subject to milestone inspection; no Heron Lane address | Collier County milestone list |
| Official List of Special Districts | Florida Commerce | Current | Confirms no CDD at The Strand | Official List of Special Districts |
| Florida Statutes section 718.503 | Florida Legislature | Current | The condominium resale disclosure package | Section 718.503 |
| Florida Statutes section 718.116 | Florida Legislature | Current | Estoppel certificate contents and fee caps | Section 718.116 |
| Florida Statutes section 689.302 | Florida Legislature | Current | The seller's flood disclosure | Section 689.302 |
| Department of Revenue PT-112 | Florida Department of Revenue | Current | Save Our Homes portability for a homesteaded owner who sells and buys again | PT-112 portability guide |
| Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation inspection an insurer reads | Form OIR-B1-1802 |
Three Feather Sound records are not public and cannot be linked: the Feather Sound and clubhouse associations' adopted budgets and fee schedules, the master association's adopted budget and assessment, and the board's current rules and approval application. Each comes with the estoppel certificates or the resale package, and we request them before a listing goes live or an offer is written.
You reach the Feather Sound 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 Feather Sound condo 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 home in building 1 beside the clubhouse, in the middle of the row or at the north end of Heron Lane, or a home anywhere in The Strand, request your free Feather Sound 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 Feather Sound at The Strand; if you are buying, see buying a home in Feather Sound at The Strand, or call Marc at (239) 287-5873. The full neighborhood record is in our Feather Sound 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.