GRANDE RESERVE AT THE STRAND, NAPLES
Find out what your Grande Reserve at The Strand coach home is worth. Floor-by-floor values from 11 MLS sales over 24 months, the county record and the active listings, from McGreevy and Comisar. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Grande Reserve at The Strand coach home is worth what recent sales on its own floor say. Over the 24 months to September 26, 2026, the Southwest Florida MLS recorded 11 Grande Reserve closings at a $789,000 median: six 2,442 square foot upstairs residences at $817,500 and five 1,884 square foot first-floor residences at $625,000.
Grande Reserve is 84 two-story Bateman coach homes in 21 buildings on Grande Reserve Way, one of 15 voting neighborhoods inside The Strand, the gated golf community at Immokalee Road and I-75 in North Naples. Our complete guide to Grande Reserve at The Strand covers the 2020 restated declaration, the clubhouse, pool and heated spa, the leasing and pet rules, the flood map and the schools; this page is about one number, your home's value, and how to reach it from the record. Before you ask any agent for a number, compare the teams in our guide to the best real estate agents in Naples, compared on the public record. Call Jesse McGreevy direct at (239) 898-6072 for a written valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Your residence | 24-month MLS closings | 24-month median | 24-month range | Five-year median |
|---|---|---|---|---|
| Upstairs, 2,442 sq ft (unit type A-2) | 6 | $817,500 (even, mean of $805,000 and $830,000) | $789,000 to $895,000 | $783,000 (n = 14, even) |
| First floor, 1,884 sq ft | 5 | $625,000 (odd, observed) | $530,000 to $630,000 | $625,000 (n = 13, odd) |
| All Grande Reserve | 11 | $789,000 (odd, observed) | $530,000 to $895,000 | $664,000 (n = 27, odd) |
Southwest Florida MLS Matrix, Grande Reserve Way rows, closings September 27, 2024 to September 26, 2026 (24 months) and September 27, 2021 to September 26, 2026 (five years). The 24-month window is the first holding ten or more closings; the last 12 months held nine.
The $789,000 Grande Reserve median is a blend of two products. No upstairs residence has closed below $789,000 in the last 24 months, and no first-floor residence above $630,000. A valuation that starts from the blended median is wrong for every home in the neighborhood.
Each building holds two first-floor residences and two upstairs residences, recorded in the 1998 declaration's floor-plan exhibit, which labels the larger "SECOND FLOOR PLAN, UNIT TYPE A-2," with "detail of garage and entry for second floor unit." Upstairs adds 558 square feet, its own ground-floor garage and entry, an interior stair and, in some residences, a private elevator. Those differences are where the value lives.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value Grande Reserve homes from the full record: every one of the 27 Grande Reserve closings in the Southwest Florida MLS over five years, the county's recorded sales, the active and pending listings, and the recorded declarations and notices that shape what a buyer will pay.
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.
We tracked all 27 Grande Reserve closings the Southwest Florida MLS recorded from September 27, 2021 to September 26, 2026, sorted them by floor, and set them beside the county's qualified sales file (10 sales in its latest 12 months, 13 in 24), the one active and one pending listing on September 26, 2026, the 2020 Amended and Restated Declaration, the 2025 Owners Handbook and the association's recorded roof and window notices. Each figure on this page carries its window and its count.
Jesse McGreevy builds the comparable set and writes the valuation. Marc Comisar walks the residence, the view and the building. Neither hands a valuation to an assistant. Read more about the partnership on our about McGreevy and Comisar page.
We will not quote a number to win a listing, price your home off a sale on the other floor, or call a median from fewer sales than it can bear. Where a figure is not published, such as the Grande Reserve assessment, we say so and tell you where the real number comes from.
This valuation guide runs from the short answer by floor, through our method, the floor-by-floor values, sale-to-list and speed, the five-year trend, one valuation worked from the public record, the competition, Trophy Club and the other Strand neighborhoods, the club, the association, flood and building age, online estimates and what moves the number, to the free valuation, reviews and the FAQ.
A Grande Reserve coach home is valued three ways and reconciled: by comparable sales on its own floor in the Southwest Florida MLS, by price per living square foot within its plan, and against the listings a buyer can tour the same week. The county's recorded sales are the cross-check, and the association's documents are the adjustments.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
We start with your floor's sales in the 24-month window, six upstairs or five first-floor, then widen to 36 or 60 months when a residence needs more. Each comparable is adjusted for date, side of the street, elevator, updates and condition, one line at a time, with the reason shown.
Because every residence on a floor shares a plan, price per square foot inside Grande Reserve is a check on outliers, not a separate method. Across floors, it shows something useful: over 24 months the upstairs and first-floor plans sold within a few dollars of each other per foot, so buyers have paid close to full rate for the extra upstairs room. We use MLS living area only, never the county's area figures.
A value has to make sense next to what a buyer can tour: on September 26, 2026, one first-floor listing at $618,000 and one first-floor residence pending at $545,000. A first-floor home priced well above them loses the buyer to them. An upstairs home has no listed competition inside Grande Reserve, so its competition is Trophy Club and Turnberry Woods.
The county counts deeds it classifies as qualified, arm's-length sales. Its file for the 12 months to August 28, 2026 holds 10 Grande Reserve sales at a $757,000 median, nine matching MLS closings and one $725,000 upstairs sale in May 2026 that does not appear among the MLS closings. We use the county record to confirm a sale price and to catch a sale the MLS missed, never as a separate price for your home.
The three methods rarely land on the same number. Comparable sales carry most of the weight, because both plans sold five or more times in 24 months; the per-foot check trims an outlier; the competition test caps a first-floor number near the active listings. You see all three and the weights.
A buyer's lender sends an appraiser who relies on closed sales, usually from the last six to twelve months, and who may reach outside Grande Reserve if your floor has few recent sales. We prepare the appraiser package: your floor's 24-month and 60-month sales, the county's recorded prices, and the reason for each adjustment.
Call Jesse direct at (239) 898-6072 or request a free valuation of your Grande Reserve home, and you will have your floor's comparable sales, the active competition and a recommended list price on paper within days. When you are ready to list, our guide to selling a home in Grande Reserve at The Strand covers marketing, negotiation and costs. Buying instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Grande Reserve homes are worth $789,000 to $895,000 upstairs and $530,000 to $630,000 on the first floor, on the 11 Southwest Florida MLS closings of the last 24 months. Per living square foot, the two floors sold at medians of $329.65 and $331.74, close to the same rate.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Closed | Building | Final list | Sold | $/sq ft (2,442 sq ft) | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|
| April 4, 2025 | 5795 Grande Reserve Way | $869,900 | $830,000 | $339.89 | 46 | 95.41% |
| November 24, 2025 | 5785 Grande Reserve Way | $829,900 | $789,000 | $323.10 | 7 | 95.07% |
| January 13, 2026 | 5710 Grande Reserve Way | $830,000 | $830,000 | Not entered | Not recorded | 100.00% |
| February 27, 2026 | 5770 Grande Reserve Way | $829,000 | $800,000 | $327.60 | 107 | 96.50% |
| April 17, 2026 | 5720 Grande Reserve Way | $844,900 | $805,000 | $329.65 | 82 | 95.28% |
| June 12, 2026 | 5805 Grande Reserve Way | $895,000 | $895,000 | $366.50 | 10 | 100.00% |
Median $817,500 (n = 6, even, the mean of $805,000 and $830,000); median price per foot $329.65 (n = 5, odd, observed). The January 2026 record is flagged SDE in the MLS and carries no living area or days on market.
| Closed | Building | Final list | Sold | $/sq ft (1,884 sq ft) | Days on market | Sale-to-list |
|---|---|---|---|---|---|---|
| July 16, 2025 | 5730 Grande Reserve Way | $665,000 | $630,000 | $334.39 | 39 | 94.74% |
| November 7, 2025 | 5755 Grande Reserve Way | $610,000 | $595,000 | $315.82 | 217 | 97.54% |
| January 12, 2026 | 5795 Grande Reserve Way | $550,000 | $530,000 | $281.32 | 182 | 96.36% |
| April 2, 2026 | 5770 Grande Reserve Way | $649,000 | $625,000 | $331.74 | 35 | 96.30% |
| September 18, 2026 | 5805 Grande Reserve Way | $625,000 | $625,000 | $331.74 | 0 | 100.00% |
Median $625,000 (n = 5, odd, observed); median price per foot $331.74 (n = 5, odd, observed). Building addresses only; each building holds four residences.
Five of six upstairs sales closed between $789,000 and $830,000, and the sixth set the five-year high at $895,000 with nothing else upstairs for sale. An upstairs value in late 2026 starts in that $800,000 band and moves on condition, elevator and view.
The first-floor plan has a tighter ceiling. The two $625,000 sales and the $630,000 sale mark the top of the recent record; the $530,000 and $595,000 sales took 182 and 217 days. The active first-floor listing at $618,000 and the pending one at $545,000 sit inside that range.
Upstairs adds 558 square feet. Over 24 months it has added about $192,500 at the median ($817,500 against $625,000), and over five years about $158,000 ($783,000 against $625,000). Because the per-foot medians are within about $2 of each other, the premium is almost exactly the extra room priced at the going rate.
Listing agents describe the same plan as two bedrooms plus a den or two bedrooms on the first floor, and as three bedrooms or three plus a den upstairs. We value the plan and floor, not the bedroom count typed into a listing.
Grande Reserve homes sold at a median 96.33% of their final list price over 24 months and in a median 42.5 days on market, both on ten sales with full data. Over five years the figures were 98.59% and 12 days, so today's buyers negotiate harder and take longer than the 2022 buyers who paid over asking.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | Closings | Median sale-to-list | Median days on market | Median $/living sq ft |
|---|---|---|---|---|
| 12 months | 9 | 96.43% (n = 8, even) | 58.5 (n = 8, even) | $328.62 (n = 8, even) |
| 24 months | 11 | 96.33% (n = 10, even) | 42.5 (n = 10, even) | $330.69 (n = 10, even) |
| 36 months | 17 | 96.81% (n = 16, even) | 37 (n = 16, even) | $330.69 (n = 16, even) |
| 60 months | 27 | 98.59% (n = 26, even) | 12 (n = 26, even) | $318.33 (n = 26, even) |
Each even-count median is the mean of the middle pair; the SDE record is left out of the ratio, days and per-foot columns.
In the last 12 months, the homes that closed at 100% of list (June and September 2026) took 10 and 0 days. The homes that took 182 and 217 days closed at 96.36% and 97.54% of a list price that had already come down. Value set correctly sells quickly; value set high costs months and still closes near the record.
Expect a negotiated price a few percent under a well-set list price, and expect speed only when the list price sits at your floor's record. We set the list price so the expected sale price, not the hoped-for one, matches the evidence.
Grande Reserve values rose from a $655,000 calendar-year median in 2022 to $752,000 in 2024 and $800,000 in 2026 to date, on four to seven MLS closings a year. The swings between years are as much about which floor sold as about price, so we read the trend floor by floor.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Calendar year | MLS closings | Median price | How the median is computed |
|---|---|---|---|
| 2021 (October to December) | 1 | $456,000 | single sale |
| 2022 | 7 | $655,000 | odd, observed |
| 2023 | 4 | $652,500 | even, mean of $645,000 and $660,000 |
| 2024 | 4 | $752,000 | even, mean of $745,000 and $759,000 |
| 2025 | 4 | $709,500 | even, mean of $630,000 and $789,000 |
| 2026 to September 25 | 7 | $800,000 | odd, observed |
The 60-month median of $664,000 sits below the 36-month $759,000 and the 24-month $789,000 because 2021 and 2022 sales ran from $456,000 to $705,000. The 24-month and 12-month medians are both $789,000, which says values have held through 2025 and 2026 rather than kept climbing.
In 2022 Grande Reserve sales routinely closed above list, five of seven at 100.77% to 108.46%, and the 2023 and 2024 upstairs sales reached $815,000 and $777,000. The neighborhood moved up with the North Naples condominium market and has not given the gains back.
From 2024 The Strand's condominium market eased, and Grande Reserve's days on market lengthened. Grande Reserve held its prices better than the segment: its 12-month median of $789,000 is the highest of the nine Strand condominium neighborhoods, against $565,000 for The Strand's 49 condominium and attached sales.
Five of the seven 2026 sales were upstairs residences, which lifted the 2026 median. Floor by floor, the upstairs plan has held from $789,000 to $895,000 for 12 months, and the first-floor plan from $530,000 to $625,000.
The first-floor residence at 5770 Grande Reserve Way shows how a Grande Reserve value is built and tested. It closed at $456,000 on October 18, 2021 in 4 days, and again at $625,000 on April 2, 2026 after 35 days, at 96.30% of a $649,000 list price and $331.74 per living square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Before that 2026 listing, the first-floor sales of the prior nine months were $630,000 in July 2025 after 39 days, $595,000 in November 2025 after 217 days and $530,000 in January 2026 after 182 days. Those three sales are the evidence a valuation would have started from.
The $649,000 list price sat $19,000 above the best first-floor sale of the prior year. The market answered the way the record predicted: 35 days on market and a sale at $625,000, within $5,000 of the July 2025 sale.
The county's qualified sales file for the 12 months to August 28, 2026 includes a $625,000 first-floor Grande Reserve sale, matching the MLS price. The 2021 purchase at $456,000, 101.56% of a $449,000 list, belongs to the market before the run-up.
The $169,000 gain from 2021 to 2026, 37.1 percent, came from the market, not from the list price. The list price set the time on market. A valuation that had read the three prior first-floor sales would have set the list near $625,000 to $630,000, and the record suggests the home would then have sold faster at about the same price.
On September 26, 2026 a Grande Reserve home was competing with one active first-floor listing at $618,000 after 5 days and one first-floor residence pending with contingency at $545,000 after 2 days, per the Southwest Florida MLS. No upstairs residence was listed, so an upstairs value is tested against Trophy Club and Turnberry Woods instead.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Status | Building | Floor and plan | List price | Days on market |
|---|---|---|---|---|
| Active | 5710 Grande Reserve Way | First floor, 1,884 sq ft | $618,000 | 5 |
| Pending with contingency | 5735 Grande Reserve Way | First floor, 1,884 sq ft | $545,000 | 2 |
One active listing against nine sales in 12 months is about 1.3 months of supply, against 1.77 months for The Strand as a whole (9 actives and 61 closings). With so few sales, one new listing changes that figure sharply, so we read supply floor by floor: none upstairs, one first-floor home active.
A first-floor home would sit beside a $618,000 asking price and a $545,000 contract price, both within the $530,000 to $630,000 record. An upstairs home would sit alone inside Grande Reserve, with the $789,000 to $895,000 record behind it and Trophy Club's larger, lower-priced-per-foot plans beside it.
Grande Reserve has held more value per square foot than Trophy Club at The Strand: a 12-month median of $328.62 per living square foot against $256.05, and a 12-month median price of $789,000 against $660,000, on 9 sales against 5. Trophy Club's larger plans recorded the higher five-year median, $699,000 against $664,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Measure | Grande Reserve at The Strand | Trophy Club at The Strand |
|---|---|---|
| Homes | 84 in 21 buildings of 4 | 88 in 22 buildings of 4 |
| Plans | 1,884 sq ft first floor; 2,442 sq ft upstairs | 2,160 or 2,109 sq ft first floor; 2,686 sq ft upstairs |
| First window with 10 or more MLS closings | 24 months: 11, median $789,000 (odd) | 36 months: 13, median $695,000 (odd) |
| Last 12 months | 9 closings, median $789,000 | 5 closings, median $660,000 |
| 12-month median $/living sq ft | $328.62 (n = 8, even) | $256.05 (n = 5, odd) |
| 12-month median sale-to-list | 96.43% (n = 8, even) | 95.79% (n = 5, odd) |
| 12-month median days on market | 58.5 (n = 8, even) | 64 (n = 5, odd) |
| 36 months | 17 closings, median $759,000 | 13 closings, median $695,000 |
| Last 60 months | 27 closings, median $664,000 | 19 closings, median $699,000 |
| Listings on September 26, 2026 | 1 active, 1 pending with contingency | None |
| Current governing document | 2020 Amended and Restated Declaration | 2024 Amended and Restated Declaration |
| Sale approval | 15 days | 30 days |
Southwest Florida MLS Matrix, retrieved September 26, 2026; recorded declarations. Full Trophy Club detail is in our Trophy Club at The Strand guide.
A Trophy Club upstairs plan is 244 square feet larger than Grande Reserve's, and its first-floor plans are 225 to 276 square feet larger. A buyer comparing the two compares price per foot and condition. Grande Reserve's per-foot lead is the evidence a Grande Reserve seller uses against a buyer's agent who argues from Trophy Club's lower figure.
Smaller plans usually sell for more per foot, and Grande Reserve's recent sales were weighted upstairs. Grande Reserve also carries the deeper record, 27 closings in five years against 19, and a 15-day approval against 30 days.
Trophy Club owners have their own valuation guide, what is my Trophy Club at The Strand home worth, built from that neighborhood's 36-month window. The two pages use the same method so an owner considering a move between them sees one consistent yardstick.
Grande Reserve holds the highest 12-month median of The Strand's nine condominium neighborhoods, $789,000 on 9 MLS closings, and the most active Bateman coach-home record over five years, 27 closings. The Strand's condominium and attached segment as a whole recorded 49 sales at $565,000 and $309.87 per living square foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Neighborhood | Homes | Product | Last 12 months: closings, median | Last 60 months: closings, median |
|---|---|---|---|---|
| Grande Reserve | 84 | Two-story coach homes, 4 per building (Bateman) | 9, $789,000 | 27, $664,000 |
| Trophy Club | 88 | Two-story coach homes, 4 per building (Bateman) | 5, $660,000 | 19, $699,000 |
| Turnberry Woods | 32 | Two-story coach homes, 4 per building (Bateman) | 3, $670,000 | 9, $670,000 |
| Mango Cay (I and II) | 32 | Detached villas held as condominiums | 1, $650,000 (single sale) | 7, $665,000 |
| Clubside | 125 | Two-story condominium, 4 per building | 10, $570,000 (mean of $560,000 and $580,000) | 33, $585,000 |
| The Pinnacle | 112 | Two-story coach homes, 4 per building | 2 ($565,000 and $654,000) | 33, $570,000 |
| Cypress Cove | 92 | Two-story carriage homes, 4 per building | 5, $590,000 | 33, $555,000 |
| Feather Sound | 64 | Condominium, 8 per building | 4, $472,500 (mean of $470,000 and $475,000) | 16, $476,500 |
| Wedge Wood | 153 | Two-story condominium, 8 per building | 11, $415,000 | 60, $445,000 |
Southwest Florida MLS Matrix, Development THE STRAND, retrieved September 26, 2026, assigned to neighborhoods by street. Several rows rest on fewer than ten sales; read them as bands, not a ranking.
Grande Reserve's first-floor plan, at a $625,000 median, competes on price with Clubside, Cypress Cove and The Pinnacle's coach homes, though none of them offers Grande Reserve's own clubhouse and heated spa. Its upstairs plan, at $817,500, competes only with the larger Trophy Club and Turnberry Woods residences.
Owners with a second Strand home, or neighbors comparing notes, can see the community-wide method in what is my home in The Strand worth, which covers all 15 neighborhoods.
The club and the association add a known cost and an unknown one to every Grande Reserve value. Club Social dues are published at $4,162 a year and apply to every Strand home, so they do not move a Grande Reserve value against its neighbors. The condominium assessment is not published, and an unknown fee lowers offers until the estoppel arrives.
The Club at The Strand's 2026 Membership Brochure says Social membership "is mandatory for all homeowners" and that "There is NO initiation fee for homeowners within the Strand community." Golf is optional, from a $40,000 Sport initiation to $100,000 for Full Family Golf. The club states it charges no assessments and no capital dues.
The Grande Reserve assessment is billed quarterly, per the 2025 handbook, but its amount is not published on any public page we could find, and neither is the master association's share. Buyers price uncertainty, so we get the estoppel figures and the adopted budget early and put them in front of buyers before they write an offer. The full fee and governing-document detail is in our Grande Reserve at The Strand guide.
Under Sections 10.1 and 11.1 of the 2020 restatement: roofs, exterior walls and structure, shared utility lines, driveways, the street, landscaping, the clubhouse, pool and spa, the master insurance policy, reserves, and water, sewer and trash. A buyer comparing Grande Reserve with a condominium that bills water separately should see that line.
The March 2026 window notice and the September 2026 affidavit referring to special assessments mean buyers will ask what is owed. A paid assessment is a value item in your favor; an unpaid one becomes a credit or a price discussion. Either way, the number belongs in the valuation.
Section 14.2(D)(f) and Section 12.4 keep Grande Reserve owner-occupied and seasonal. That narrows the investor market but supports the owner-occupant market, which is where both plans' recent sales came from.
The Strand has no Community Development District on Florida's Official List of Special Districts, so no CDD assessment sits on a Grande Reserve tax bill to discount a value.
Flood helps a Grande Reserve value and building age shapes the insurance quote. The tested point is in FEMA Zone X, unshaded, with no surge through a Category 3 storm, while the 1998 to 2001 buildings predate the statewide building code, so the roof, windows and wind mitigation features decide the wind premium a buyer prices in.
The tested point inside the condominium is in Zone X on effective panel 12021C0211H (May 16, 2012), with ground at about 14.1 feet and the nearest effective base flood elevation lines at 11.5 to 12.0 feet on the lakes. FEMA's preliminary maps also show Zone X. No lender flood requirement means a wider buyer pool.
Collier County places The Strand in evacuation Zone D, a middle tier, and the National Hurricane Center's worst-case maps show no surge at the Grande Reserve point through a Category 3 storm.
The buildings were completed from 1998 to 2001, before the Florida Building Code took effect on March 1, 2002. The association's master policy covers the buildings; the owner's HO-6 covers the interior, the window panes, the air conditioning and any elevator. The 2022 reroof and the 2026 window work can improve the wind mitigation report that drives the building's wind premium.
The recorded documents describe two-story buildings, and no Grande Reserve building appears on Collier County's January 2026 milestone list, which would place them outside both the milestone and structural integrity reserve study mandates. That is what the documents show, not a legal opinion, and it removes a cost question that weighs on taller condominiums elsewhere in Naples.
Unincorporated Collier County's Class 5 rating in FEMA's Community Rating System earns eligible NFIP policies a 25 percent discount, which lowers the cost of the optional flood policy many owners carry.
Online estimates miss on Grande Reserve homes because they blend two plans, read a thin sales record, cannot see the elevator, the view or the window project, and sometimes use the county's area figures instead of MLS living area. A model that averages the two floors misses both of them.
An estimate built from the $789,000 neighborhood median overstates every first-floor residence and understates every upstairs one. The floor table is the correction.
With nine sales in 12 months, one unusual sale moves a model. The $895,000 June 2026 sale and the SDE record without a living area are both traps for an algorithm.
The county roll lists every unit at 1,884 or 2,442 square feet, and the MLS living areas match on every Grande Reserve sale but one typing slip. A model that pulls a different area figure, or a typed 2,124, produces a wrong per-foot value.
The elevator, the side of the street, the condition of the kitchen and baths, approved hard flooring, the window project status and whether a lease is in place. Each one moves a Grande Reserve value, and none is in a database.
Five things move a Grande Reserve value before you list: condition, the handbook's maintenance items, Board approvals for past changes, the paperwork in hand, and timing. Each is within your control, and each is visible to the next buyer's agent.
Kitchens, baths, flooring and the lanai screen. Hard flooring adds value only with its written approval and an underlayment meeting a minimum IIC rating of 70 (Section 12.5).
A water heater under 15 years old, the toilet wax-ring and flange replacements with proof, and dryer-vent compliance, all required by the 2025 handbook. A buyer's inspector checks them.
The handbook says a certificate of approval issues only if there are no unapproved modifications. Missing approvals delay a closing and invite a discount.
The estoppel figures, the budget and reserve line, the window project status, your building's wind mitigation form and, upstairs, the elevator record. Documents remove the discount buyers apply to unknowns.
Eight of the nine sales of the last 12 months closed between November and June. A valuation in the fall sets you up for the winter buyers.
Many Grande Reserve owners live elsewhere for part of the year. We can value from photos and a video walkthrough, and Marc can see the residence with a key holder, clearing access with the gatehouse in advance.
A free in-person valuation of your Grande Reserve 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 your floor's Southwest Florida MLS sales, the active competition, the county record and the association facts a buyer will price in. There is no cost and no obligation to list.
Your floor's 24-month and 60-month sales with dates, days on market and sale-to-list ratios; the active and pending Grande Reserve listings; the county's recorded prices; the Trophy Club comparison; the club and association costs your buyer will see; a net sheet; and a recommended list price with a defensible range. Request it through a free valuation of your Grande Reserve home.
Marc Comisar walks the residence, the view from the lanai, the garage and, upstairs, the elevator; Jesse McGreevy builds the comparable set and writes the valuation. Both have been Top 1% Real Estate Agents Nationally Since 2008, and neither hands a valuation to an assistant. You get the written valuation within a few days.
We can value from photos and a walkthrough video, and Marc can see the home with a key holder or a property 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 Grande Reserve at The Strand listing agent, 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.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Verified Google review
The Grande Reserve record shows the same pattern: homes listed above their floor's record waited months, and homes priced to it sold in days.
★★★★★ "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
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Verified Google review
Grande Reserve at The Strand owners work directly with Jesse McGreevy and Marc Comisar, who read the 1998 declaration, the 2020 restatement, the 2025 handbook, the recorded notices and every Grande Reserve sale of the last five years before writing this page. Jesse has been in the business since October 2004, and the team launched in October 2008.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He builds every comparable set and writes every valuation. 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. He walks the residences, the buildings and the views, and runs showings through the gatehouse. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
When the number is in hand, our guide to selling a home in Grande Reserve at The Strand covers marketing without a sign, the 15-day approval, negotiation and the net sheet. Buying a Grande Reserve home, or helping family buy one, is covered in buying a home in Grande Reserve at The Strand.
Jesse McGreevy, Florida license SL3101296. Marc Comisar, Florida license BK3060671. Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
These are the valuation questions Grande Reserve owners ask us most, with each answer drawn from the Southwest Florida MLS Matrix (retrieved September 26, 2026), the county's recorded sales, the 2020 restated declaration, the 2025 handbook and the club's 2026 brochure. Every figure states its window and count.
On its floor's record: upstairs residences closed at a $817,500 median over 24 months (n = 6) and first-floor residences at $625,000 (n = 5). Condition, elevator and view set where yours falls. Request a free valuation of your Grande Reserve home.
$789,000 over the 24 months to September 26, 2026 (n = 11, odd, observed), and $789,000 over the last 12 months (n = 9). The five-year median is $664,000 (n = 27).
Six upstairs sales in 24 months ran from $789,000 to $895,000, at a median of $817,500, the mean of $805,000 and $830,000.
Five first-floor sales in 24 months ran from $530,000 to $630,000, at a median of $625,000 (odd, observed).
$330.69 per living square foot over 24 months (n = 10, even, the mean of $329.65 and $331.74), and $328.62 over the last 12 months (n = 8).
No. Over 24 months the medians were $329.65 upstairs (n = 5) and $331.74 on the first floor (n = 5). The upstairs premium is the extra 558 square feet.
The MLS does not tag elevators consistently enough to measure a premium. We document the elevator's age and service record so buyers can value it.
Buyers notice the side of the street. With nine sales a year the difference is too small to measure; we compare your residence with the closest sales on the same side.
$895,000, an upstairs residence, on June 12, 2026, at full list after 10 days. It is the highest Grande Reserve MLS price in five years.
$530,000, a first-floor residence, on January 12, 2026, after 182 days and a list price of $550,000.
A median 42.5 days on market over 24 months (n = 10), from 0 to 217 days in the last year. Price decides the pace.
A median 96.33% of the final list price over 24 months (n = 10) and 96.43% over 12 months (n = 8).
Not on the record. The 24-month and 12-month medians are both $789,000, and the 2026 calendar-year median of $800,000 is the highest yet, partly because most 2026 sales were upstairs.
Calendar-year medians rose from $655,000 in 2022 to $800,000 in 2026 to date. One first-floor residence sold for $456,000 in 2021 and $625,000 in 2026, a 37.1 percent gain.
One active first-floor listing at $618,000 and one first-floor residence pending at $545,000 on September 26, 2026. None upstairs.
10 qualified Grande Reserve sales at a $757,000 median in the 12 months to August 28, 2026 (even, the mean of $725,000 and $789,000), and 13 at $759,000 over 24 months.
A $725,000 upstairs sale recorded in May 2026 does not appear among the MLS closings, which suggests it was arranged outside the MLS. We include it as a cross-check.
No. The county's assessed and just values are set for taxation on a different date and method. A market value comes from recent sales.
Not against other Strand homes, because every Strand owner pays the $4,162 Social dues. They matter only against communities without a mandatory club.
The quarterly assessment is not published. The estoppel certificate and the adopted budget give the figure; water, sewer and trash are included under Section 10.1.
Yes. A paid special assessment is in your favor; an unpaid one becomes a credit or a price discussion. Get your share from the association before you list.
No. The Strand has no Community Development District, so no CDD assessment sits on the tax bill.
The tested point is in FEMA Zone X, unshaded, on panel 12021C0211H, outside the Special Flood Hazard Area, and the preliminary maps also show Zone X.
The recorded documents describe two-story buildings, and no Grande Reserve building is on Collier County's milestone list. That is what the documents show, not a legal opinion.
Higher per foot ($328.62 against $256.05 over 12 months) and a higher 12-month median ($789,000 against $660,000); Trophy Club's larger plans hold the higher five-year median.
An appraiser relies on closed sales, and both Grande Reserve floors have five or more in 24 months. We give the appraiser the sales and our adjustments.
They blend the two floors, read a thin record and cannot see the elevator, the view or the window status.
In the fall, before the season. Eight of the nine sales of the last 12 months closed between November and June.
Every time a Grande Reserve home on your floor sells or lists, and at least once a season. With nine sales a year, one sale can move your number.
A few days from the visit, sooner from photos and video if you are out of town.
No. It is free and carries no obligation. Many owners use it to decide between selling this season, next season or leasing.
Call Jesse direct at (239) 898-6072 or use the Grande Reserve valuation request. If you are ready to list, see selling a home in Grande Reserve at The Strand.
Every Grande Reserve at The Strand value on this page comes from the Southwest Florida MLS Matrix, retrieved September 26, 2026, the county's recorded sales, a recorded instrument, a state, county or federal record, or the association's, master association's and club's own published documents. Primary sources are grouped by who issued them and numbered continuously.
The official Grande Reserve at The Strand documents below are recorded with the Collier County Clerk or published by the Grande Reserve association, the master association, The Club at The Strand, Collier County or the State of Florida. They hold the facts a valuation adjusts for, from the plans and the maintenance split to the window project, and every row links the authority that holds the current version.
| Document | Issued by | Date | What it covers | Official link |
|---|---|---|---|---|
| Amended and Restated Declaration of Condominium, Articles and Bylaws (85 pages) | Grande Reserve at Pelican Strand Condominium Association, recorded with the Collier County Clerk | March 10, 2020 | Units, garages, maintenance split, insurance, leasing, rental cap, pets, signs, sale approval, one-unit rule | Download the 2020 restatement |
| Owners Handbook | Grande Reserve at Pelican Strand Condominium Association | February 12, 2025 | Board rules on assessments, alterations, required maintenance, leasing, vehicles, pool, trash and pets | Download the 2025 handbook |
| Declaration of Condominium, Grande Reserve at Pelican Strand, a Condominium | Grande Reserve at Pelican Strand, Ltd., recorded with the Collier County Clerk | July 22, 1998 | The original condominium, 22 phases, the two floor plans and the garages | Download the 1998 declaration |
| Sales application | Grande Reserve at Pelican Strand Condominium Association | Current | The buyer's application and the $100 fee | Download the sales application |
| Lease application | Grande Reserve at Pelican Strand Condominium Association | Current | The tenant's application and fee | Download the lease application |
| Notice of commencement, window replacement | Recorded with the Collier County Clerk | March 20, 2026 | "Remove and replace windows size for size" | Download the 2026 window notice |
| Affidavit of sufficient funds | Recorded with the Collier County Clerk | September 23, 2026 | Funds on hand or to be obtained by special assessment for the window work | Download the 2026 affidavit |
| Wind mitigation forms by building | Grande Reserve at Pelican Strand Condominium Association | Current | The inspection form for each of the 21 buildings | Open the wind mitigation page |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, golf tiers | Download the club brochure |
| Vehicle transponder form | The Strand Master Property Owners Association | 2025 | Gate transponders, the $20 fee and renter rules | Download the transponder form |
| Milestone buildings list, as of January 2026 | Collier County | January 2026 | Every condominium building in the county subject to milestone inspection; no Strand building appears | Download from Collier County |
| Uniform mitigation verification form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation form an insurer reads | Download the form |
Three records that decide a Grande Reserve sale are not public and cannot be linked: the association's adopted budget and quarterly assessment, kept in the owners-only section of its site; the master association's assessment; and the per-unit cost and payment status of the 2026 window project. Each appears on the estoppel certificate or in the association's records, and we request them by name.
You reach the Grande Reserve 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 Grande Reserve at The Strand is part of the North Naples market they work every week.
If you are thinking, "I need to know what my Grande Reserve home is worth before I decide," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own upstairs or on the first floor, facing the golf hole or the lake, request your valuation through the Grande Reserve home valuation or Call Jesse direct at (239) 898-6072; McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. The neighborhood's full record is in our Grande Reserve at The Strand guide, and the community's is in our guide to The Strand.
When you are ready to sell, read our guide to selling a home in Grande Reserve at The Strand; if you are buying, see buying a home in Grande Reserve at The Strand, or Call 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).
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.