MANGO CAY AT THE STRAND, NAPLES
Find out what your Mango Cay at The Strand villa is worth from McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Valued plan by plan from all 7 MLS closings and the county deed record. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Mango Cay at The Strand villa is worth what the recent sales of its own plan say. The five 1,802 square foot villas sold on the Southwest Florida MLS since June 2023 recorded $640,000 to $699,000, the latest $650,000 in May 2026; the 2,255 square foot plan's latest sale was $715,000 in January 2025.
Mango Cay is 32 detached pool villas on one gated circle just inside The Strand's main gate in North Naples, held as condominium units under two recorded declarations, and with seven MLS sales in five years it is one of the thinnest markets in Naples. Our complete guide to Mango Cay at The Strand covers the declarations, the plans, the fee bundle, the flood map and the schools; this page is about one number, your villa's value, and how to reach it from the record. The wider community is covered in our guide to The Strand. 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)
| Plan, county base area | Villas | MLS sales, 60 months | Recorded prices | Latest sale |
|---|---|---|---|---|
| 1,802 sq ft, 2 bedrooms + den, 2 baths | 17 | 5 | $699,000, $665,000, $640,000, $688,000, $650,000 | $650,000, May 22, 2026, 12 days |
| 2,255 sq ft, 3 bedrooms + den, 2.5 baths | 14 | 2 | $499,000, $715,000 | $715,000, January 22, 2025, 30 days |
| 3,219 sq ft, one villa | 1 | 0 | none in five years | First sale $1,175,000, June 2005 |
| All 32 villas | 32 | 7 | $499,000 to $715,000; $4,556,000 in total | $650,000, May 22, 2026 |
Southwest Florida MLS Matrix, retrieved September 26, 2026; plan counts from Collier County's 2026 preliminary roll, files dated August 29, 2026. No Mango Cay window holds ten sales, so this table lists sales and gives no median as a market rate.
If you own a 1,802 square foot villa in good condition with an updated pool and interior, the recent record puts it in the $640,000 to $699,000 band, and condition decides where. If you own a 2,255 square foot villa, the one recent sale at $715,000 and the smaller plan's band frame the number, with a modest size premium. If you own 5729 Mango Circle, the 3,219 square foot villa, Mango Cay has no comparable for you, and we value it from The Strand's larger detached homes. A written valuation from us turns those ranges into one recommended price for your villa.
McGreevy and Comisar should value your Mango Cay villa because we built the number from every recorded source rather than an automated estimate: all seven MLS closings since 2021, the county deed history of all 32 villas back to 2003, both declarations and the fee inclusions. We have been Top 1% Real Estate Agents Nationally Since 2008.
As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. Those are career figures, not a Mango Cay claim.
We tracked all seven Mango Cay MLS closings of the last five years and matched each to its recorded county deed; read all 145 recorded Mango Cay transfers in the county sales file from 2003 to August 2026; set the 2026 preliminary just value, base area, year built and homestead status of all 32 villas beside them; and tracked all 61 Strand closings of the last 12 months. 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.
Jesse McGreevy builds the comparable set and writes the valuation; Marc Comisar walks the villa, the pool and the lanai. Neither hands a valuation to an assistant. Read more about the partnership on our about McGreevy and Comisar page, or call Jesse at (239) 898-6072.
This valuation guide runs from the short answer by plan, through how a Mango Cay villa is valued, each plan's record, price per square foot, speed and sale-to-list, the long county history and the competition, to the Eden and Strand comparisons, the condominium form, the buyer's costs, flood and age, online estimates, what moves the number, reviews and the valuation FAQ.
A Mango Cay villa is valued by sales comparison, the same method a buyer's appraiser uses: the closest recent sales of the same plan, adjusted for condition, pool and lanai, interior updates, date and the villa's place on the circle, then tested against Eden and the county record. With seven sales in five years, judgment carries more weight than arithmetic.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Our rule is to lead with the first window that holds ten or more MLS closings. At Mango Cay none does: 1 closing in 12 months, 3 in 24, 5 in 36 and 7 in 60. The middle of the seven is a single $665,000 sale of a 1,802 square foot villa in December 2023. It is a fact, not a market rate, and a valuation that multiplies it by anything is guessing.
For a 1,802 square foot villa: the five sales of that plan since June 2023, weighted to the latest, plus any pending sale at the time of the valuation. For a 2,255 square foot villa: its January 2025 sale, the smaller plan's sales adjusted for size, and the county's qualified sales of the larger plan. For every villa: the Eden sales a buyer will compare and the detached Strand actives.
Every villa has a pool and spa, impact glass in the Mango Cay II specification and the same paver street, so those are not adjustments. What moves value inside a plan is the pool finish and equipment, the screen cage, the kitchen and baths, the flooring, the air conditioning age and whether the villa backs to the preserve and canal on the east side or sits on the inner loop. At Mango Cay II the roof and exterior paint are the association's, so roof age is a question about the association's schedule, not a deduction from your price.
An appraiser for a conventional loan will pull the same seven sales, the county deeds and probably Eden, and will need to explain why a 2022 sale at $499,000 is not today's market. We hand the appraiser our comparable set with the 2022 sale explained, so the appraisal does not come in short for lack of context.
Request a free in-person valuation of your Mango Cay villa and call Jesse direct at (239) 898-6072. You will have the sales of your plan, the county record and a recommended price on paper within days. If you have already decided to sell, read how we sell Mango Cay villas; if you are buying, see buying a home in Mango Cay at The Strand or call Marc at (239) 287-5873.
A 1,802 square foot Mango Cay villa recorded five Southwest Florida MLS sales between June 2023 and May 2026, from $640,000 to $699,000, at $355.16 to $387.90 per square foot of living area. The latest, 5757 Mango Circle, closed at $650,000 in May 2026 after 12 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| MLS close date | Villa | List price | Sold price | Sold to list | $ per sq ft, living area | Days on market |
|---|---|---|---|---|---|---|
| June 15, 2023 | 5745 Mango Cir | $699,000 | $699,000 | 100.00% | $387.90 | 7 |
| December 11, 2023 | 5773 Mango Cir | $699,000 | $665,000 | 95.14% | $369.03 | 4 |
| March 5, 2024 | 5797 Mango Cir | $649,000 | $640,000 | 98.61% | $355.16 | 200 |
| March 6, 2025 | 5753 Mango Cir | $710,000 | $688,000 | 96.90% | $381.80 | 7 |
| May 22, 2026 | 5757 Mango Cir | $679,000 | $650,000 | 95.73% | $360.71 | 12 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. All five were marketed on the MLS; none was entered after closing. MLS living area and county base area both read 1,802 square feet for this plan.
The five sales span $59,000, from $640,000 to $699,000, over three years. The top of the band, $699,000, came first, in June 2023, at full asking price; the bottom, $640,000, followed the 200-day listing of 2024. The two most recent sales, $688,000 in March 2025 and $650,000 in May 2026, sit inside the band. Nothing in the record says the plan has moved out of it; condition decides where in it a villa lands.
5721 and 5725 Mango Circle are 1,802 square foot villas under the 2005 Mango Cay declaration rather than Mango Cay II. Neither closed on the MLS in five years. Their comparables are the five sales above, adjusted for the different declaration, leasing terms and the roof funding question, since the master association lists roofing in the fee only for Mango Cay II.
We walked the public record for one 1,802 square foot villa to show what a valuation has to explain. This is public record, not our transaction. 5773 Mango Circle first sold on March 5, 2007 at $690,000. In June 2008 it passed on a nominal $100 deed and in October 2008 on a $214,900 deed the county did not qualify, the footprint of a lender sale. It recorded qualified resales at $285,000 in July 2011 and $315,000 in June 2015. On December 6, 2023 it recorded at $665,000, matching an MLS closing on December 11, 2023: listed at $699,000, sold at $665,000, 95.14% of list, after only 4 days, at $369.03 per square foot. A four-day sale below asking says the buyer was ready and the price was negotiated, not that the villa was overpriced; it became the middle sale of the five-year record.
A 2,255 square foot Mango Cay villa has two MLS sales in five years: $499,000 in February 2022 and $715,000 in January 2025, the highest Mango Cay price in the period. Two sales three years apart are not a market rate, so its value starts from the 2025 sale and the smaller plan's band, adjusted for 453 more square feet.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
5809 Mango Circle closed on February 25, 2022 at $499,000 after 3 days, at 107.31% of a $465,000 asking price, the only Mango Cay sale above list in five years. 5801 Mango Circle closed on January 22, 2025 at $715,000 after 30 days, at 96.75% of a $739,000 asking price and $317.07 per square foot of living area.
The cleanest size comparison in the record is early 2025: 5801 Mango Circle, 2,255 square feet, at $715,000 on January 22, and 5753 Mango Circle, 1,802 square feet, at $688,000 on March 6. The larger plan brought $27,000 more for 453 more square feet, about $59.60 per added foot. That is one pair, not a rule, and it tells a seller of the larger plan not to price it at the smaller plan's per-foot rate times 2,255.
Collier County's qualified sales show how fast the larger plan moved in 2021: $340,000 in February, $350,000 in March, $352,000 in May, then $501,000 in June and $495,000 in August, all 2,255 square foot villas. Then $499,000 in February 2022 and $715,000 in January 2025. A buyer's appraiser will see the whole run; the 2021 sales explain the 2022 price, and neither describes 2026.
5729 Mango Circle, under the 2005 Mango Cay declaration, carries 3,219 square feet of base area and the highest 2026 preliminary just value on the street, $840,885. It first sold for $1,175,000 in June 2005 and last transferred for value in the county file in 2012. There is no second Mango Cay villa like it, so its comparables come from The Strand's larger detached homes, and we value it as a one-off.
Price per square foot tells you less at Mango Cay than almost anywhere, because the two plans sell at different rates: the 1,802 square foot plan at $355.16 to $387.90 per square foot of MLS living area since 2023, and the 2,255 square foot plan at $317.07 in its 2025 sale. A larger villa sells for more in total and less per foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
MLS price per square foot divides the sale price by the listing's living area. The county's figure is base area on the roll. For the two Mango Cay plans the two happen to match, 1,802 and 2,255, but we still never set an MLS per-foot figure beside a county per-foot figure, and you should be wary of any valuation that does.
$221.29 (2022, larger plan), $387.90, $369.03, $355.16, $317.07 (2025, larger plan), $381.80 and $360.71. The mean of the seven per-sale ratios is $341.85, a figure we report only to show how much the 2022 sale and the larger plan pull it around; it is not a rate to multiply.
Across all 61 Strand closings of the latest 12 months the median was $319.46 per square foot of living area, down from $345.99 in the prior 12 months (Southwest Florida MLS Matrix). Eden's five-year median was $391.32 on 14 sales. Mango Cay's recent 1,802 square foot sales sit between them, which is where a newer detached pool villa with condominium rules belongs.
Mango Cay villas sold at a median 96.90% of their final asking price across the seven five-year MLS closings, and two of the seven sold at or above list. The median time on market was 7 days; five of the seven closed in 12 days or fewer. The one exception took 200 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
107.31% (2022), 100.00% (June 2023), 95.14% (December 2023), 98.61% (2024), 96.75% (January 2025), 96.90% (March 2025) and 95.73% (2026). The last three years cluster between 95% and 99%. A Mango Cay buyer negotiates, but not far.
3, 7, 4, 200, 30, 7 and 12. The 30-day sale was the larger plan at the top price; the 200-day sale was a 1,802 square foot villa that closed at $640,000 after its asking price came down to $649,000.
When a Mango Cay villa sells in a week, the price was at or a little below what the market would pay; when it sits, the price was above. The 2024 listing that took 200 days is the only evidence in the record of where the ceiling was at that moment. A valuation that respects the band protects you from a season of waiting.
Mango Cay values have come full circle. Mango Cay II's builder-era first sales in 2006 and 2007 recorded $515,000 to $720,000; qualified resales fell to $205,000 by 2009; and the 2025 and 2026 sales, $640,000 to $715,000, have matched the builder prices again, per Collier County's recorded sales file.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County recorded sales, files dated August 29, 2026)
| Period | What the county file records at Mango Cay | Recorded prices |
|---|---|---|
| 2005 to 2006 | First sales of the original Mango Cay villas | $734,000 and $740,000 (1,802 sq ft); $1,175,000 (3,219 sq ft) |
| December 2006 to April 2007 | First sales of 23 Mango Cay II villas | $515,000 to $720,000; ten at exactly $690,000 |
| December 2007 to March 2008 | Six unsold Mango Cay II villas deeded to one company, then on to buyers | $200,000 to $375,000 |
| 2008 to 2013 | Nominal $100 transfers to lenders or holding companies on ten villas; qualified resales between | $205,000 to $325,000 |
| 2014 to 2020 | Recovery | $285,500 to $410,000 |
| 2021 | The surge begins | $340,000 to $501,000 |
| 2022 to 2026 | Today's market | $499,000 to $715,000 |
Collier County recorded sales file, qualified deeds as coded by the county, amounts as recorded. The file names the buyer on each deed, not the seller; we read the first sale after each villa's year built as the builder's sale, which is our inference from the timing.
Two things. First, many current owners bought between 2009 and 2020 at $205,000 to $410,000, so a sale near today's band carries a large gain, and that gain is not a reason to price above the band. Second, the record shows the 2,255 square foot plan moving from $340,000 to $501,000 inside four months in 2021; Mango Cay values can move fast in both directions, which is why we date every comparable.
Counting only qualified resales, the first county window with ten or more is 72 months to August 28, 2026: 12 sales, with a median of $570,500 (n=12, even, the mean of $501,000 and $640,000). We do not lead with it, because four of its sales are 2021 prices of $340,000 to $352,000. It is the right number for a history lesson and the wrong one for a list price.
Your Mango Cay villa is competing with nothing inside Mango Cay. On September 26, 2026 the Southwest Florida MLS showed no active, pending or contingent Mango Cay listing; across The Strand there were 9 actives, and the only detached one was a villa in The Links at $1,325,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
With no Mango Cay listing, a buyer who wants a detached pool villa in The Strand for under $750,000 has nothing to tour except your villa. Eden had no listing either on that date and no closing in the last 12 months. The Strand's 9 actives were mostly condominiums and coach homes at a median asking price of $618,000, and a Mango Cay buyer weighing one of those is weighing a shared building against a detached villa.
Zero listings against one closing in 12 months is zero months of supply at the Mango Cay pace. For The Strand as a whole, 9 actives against 61 closings was about 1.8 months (Southwest Florida MLS Matrix, September 26, 2026). Low supply supports a price at the top of the plan's band, not above it.
The day your villa goes live, it becomes the Mango Cay market. Every buyer waiting for one sees it, and every buyer's agent will compare it with the five 1,802 square foot sales or the 2025 larger-plan sale. That is why the first price matters more here than in a neighborhood with ten actives.
Eden at The Strand holds a higher price: 14 MLS sales in five years at a $805,500 median and $391.32 per square foot, against Mango Cay's seven sales listed one by one from $499,000 to $715,000. Mango Cay holds value differently, through newer detached villas with private pools and a fee that carries the roof at Mango Cay II.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Value question | Mango Cay (I and II) | Eden at The Strand |
|---|---|---|
| MLS sales, five years | 7, listed sale by sale (no ten-sale window) | 14, median $805,500 (even n, mean of $805,000 and $806,000) |
| Middle or median price per sq ft, living area | $360.71 (middle of seven) | $391.32 (median of 14) |
| Sales, last 12 months | 1, at $650,000 | 0 |
| Listings, September 26, 2026 | 0 | 0 |
| Homes | 32, every villa detached | 55, in 29 buildings, most sharing a party wall |
| Built | 2005 to 2007 | 2000 to 2005 |
| Pool | Every villa, with spa | Many lots, not all |
| Roof cost at resale | Common element; Mango Cay II fee includes roofing | Owner's, under the restated declaration recorded April 2, 2024 (O.R. 6345, Page 446) |
| Legal form | Condominium units, Chapter 718 | Lots under a homeowners' association, Chapter 720 |
| Investor appeal | Limited by a one-year minimum lease at Mango Cay II | Up to three leases a year, 30 days to one year |
| Large dog | No: 30 lb limit at Mango Cay II | Yes: two pets, no weight limit |
| Flood, effective map | Unshaded Zone X at our test point | 45 unshaded X, 2 shaded X, 8 Zone AH |
Sources: the Mango Cay II declaration, Eden's recorded 2024 restated declaration, Collier County's 2026 preliminary roll and the Southwest Florida MLS Matrix, retrieved September 26, 2026. Eden's figures are as stated in our Eden at The Strand guide.
Eden villas are larger on average, sit beside the clubhouse and courts, and sell with the lot. Their buyers also accept an owner-paid roof on tile from 2000 to 2005 and, in most cases, a shared wall. The price gap, about $140,500 between Eden's median and the Mango Cay middle sale, is the market's price for lot ownership, location and leasing flexibility.
Eden is the ceiling your buyer tests. A 1,802 square foot Mango Cay villa priced near a comparable Eden villa invites the buyer to choose Eden; one priced at the top of the Mango Cay band, with the roof coverage and the newer construction explained, gives the buyer a reason to stay. Eden owners asking the same question in reverse can read our Eden home valuation.
By five-year MLS record, Mango Cay is the entry point to The Strand's detached homes and trades level with the best coach-home condominiums: its middle sale of $665,000 sits beside Grande Reserve's $664,000 median and Trophy Club's $699,000, and below every other detached neighborhood, from Eden at $805,500 to the single-family homes at $1,775,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Neighborhood | Homes | Product | Five-year MLS closings | Five-year figure |
|---|---|---|---|---|
| Mango Cay (I and II) | 32 | Detached pool villas held as condominium units | 7 | Middle sale $665,000 (fewer than ten) |
| Eden at The Strand | 55 | Villas under a homeowners' association, most with a party wall | 14 | Median $805,500 |
| Ana's Place | 32 | Detached pool homes, homeowners' association | 12 | Median $979,500 |
| Sawgrass at The Strand | 29 | Detached single-family | 9 | Middle sale $980,000 (fewer than ten) |
| The Links at The Strand | 54 | Detached golf villas | 10 | Median $1,167,500 |
| Single-family homes association | 121 | Detached single-family homes | 24 | Median $1,775,000 |
| Grande Reserve | 84 | Coach homes, condominium | 27 | Median $664,000 |
| Trophy Club at The Strand | 88 | Two-story coach homes, condominium | 19 | Median $699,000 |
Southwest Florida MLS Matrix, retrieved September 26, 2026; home counts from the master association's 2026 ballot where shown. Several neighborhoods rest on fewer than ten sales, and we label them.
A Mango Cay villa buys a detached pool home behind The Strand's gate at a coach-home price, and pays for it with condominium rules. Your buyer will compare it with Trophy Club's coach homes on price and with Eden on product; your valuation has to answer both comparisons, and ours does. For all fifteen Strand neighborhoods on one page, see our guide to The Strand.
The condominium form cuts both ways for a Mango Cay value. It helps through the fee bundle, the roof coverage at Mango Cay II and Fannie Mae's waiver of project review for detached condo units; it limits through association approval of every sale, a one-year minimum lease and a 30-pound pet limit, which narrow the buyer pool.
Fannie Mae's Selling Guide defines a detached condo as a unit "completely detached from other condo units in the project" and lists detached condo units among those eligible for a waiver of project review. A buyer's lender can often skip the full condominium questionnaire that attached Strand condominiums face, which keeps more buyers qualified for your villa.
The master association states that both Mango Cay associations' quarterly fees include landscaping, street maintenance, water, broadband and cable, and that Mango Cay II's includes exterior maintenance, painting and roofing. A buyer comparing your villa with a house that needs a roof in five years should value that coverage, and we show them how.
Under the recorded Mango Cay II declaration, leases run at least one year with association approval, pets are two cats or dogs of 30 pounds or less, boats and trailers stay in the garage, and every sale needs approval. Seasonal-rental investors and owners of large dogs look elsewhere. A smaller buyer pool supports a price inside the band, not above it. The 2024 Mango Cay II amendment may have changed some of these rules; we read it before your valuation is final.
A Mango Cay buyer prices four carrying costs into an offer: the quarterly condominium fee, not published; the master assessment, also not published; mandatory club Social dues of $4,162 for 2026; and property tax at the buyer's price, roughly $4,300 to $5,400 a year for a non-homestead villa of the two main plans on the 2026 preliminary roll.
Neither Mango Cay association publishes its fee amount. The 2006 Mango Cay II declaration's developer guarantee capped assessments at $575.50 a month while U.S. Home controlled the association; that is a historical figure. Your current invoice, the adopted budget and the estoppel certificate under section 718.116 are the sources, and a valuation that ignores the fee ignores what the buyer sees first.
The Club at The Strand's 2026 Membership Brochure makes Social membership mandatory, with no initiation fee for Strand homeowners and $4,162 in dues. Buyers from outside The Strand often expect a large initiation; the absence of one is a value point we put in the listing.
| Plan | Non-homestead villas | Estimated tax on the 2026 preliminary roll |
|---|---|---|
| 1,802 sq ft | 9 | $4,333.52 to $5,160.99 |
| 2,255 sq ft | 10 | $4,669.94 to $5,437.52 |
| 3,219 sq ft | 1 | $7,104.72 |
Collier County's 2026 preliminary roll, files dated August 29, 2026. A buyer's assessment resets to the purchase price, so the buyer's bill will differ from yours.
Flood maps, insurance and building age support a Mango Cay value. Our test point at 5757 Mango Circle is unshaded Zone X on FEMA's effective and preliminary maps with ground at 14.7 feet, the villas were built from 2005 to 2007 under the statewide building code, and the association insures the buildings.
FEMA's National Flood Hazard Layer places the 5757 Mango Circle point in Zone X, area of minimal flood hazard, on panel 12021C0213H, and the preliminary layer keeps it in unshaded Zone X on panel 12021C0213J. Parts of Eden, The Links, Turnberry Woods and the single-family streets sit in Zone AH on the effective map; Mango Cay at our test point does not. No mandatory flood insurance for most buyers means a lower carrying cost and a wider buyer pool.
Built after the 2002 statewide Florida Building Code and recorded in the Mango Cay II declaration with impact-resistant glass, a Mango Cay villa earns wind credits under section 627.0629 that a wind mitigation report documents. A current report in hand is worth more to your value than its cost.
At Mango Cay II the association insures the building and the owner carries an HO-6 unit-owner policy with at least $2,000 of loss assessment coverage under section 627.714. A buyer quoting an HO-6 rather than a full homeowner's policy on a detached villa often finds the insurance line lower than expected.
Online estimates miss on Mango Cay villas for four reasons: they have only seven MLS sales in five years to work from, they mix the two plans and the 2022 sale, they cannot see a villa's pool, interior or the Mango Cay II roof coverage, and some treat a detached condominium unit as either a house or an attached condominium.
An automated model needs volume. With one Mango Cay sale in 12 months, it either reaches into other neighborhoods, pulling Eden or coach-home sales into your estimate, or leans on old Mango Cay sales without adjusting for date.
A model that classifies your villa as a condominium may compare it with Wedge Wood or Pinnacle units; one that classifies it as a single-family home may compare it with Sawgrass or the single-family streets. Neither is right.
Your 2026 preliminary just value, $518,926 to $548,926 for the 1,802 square foot plan, is the county's tax assessment figure. Measured against those 2026 just values, the recent Mango Cay sales recorded 18% to 27% above them. A model anchored to the county value will read low.
A resurfaced pool, a new cage, updated baths, a recent air conditioner or a villa that backs to the preserve all move value inside the band, and none appears in public data. That is what our walk-through is for.
The things that move a Mango Cay number before you list are inside the unit boundary: the pool and spa finish and equipment, the screen cage, the kitchen and baths, flooring, paint and the air conditioning. Exterior paint and roofing at Mango Cay II are the association's, so your money belongs inside.
Every Mango Cay villa has a pool and spa, so the buyer compares their condition, not their presence. Pool resurfacing, equipment and cage repairs usually return more than they cost on a villa priced inside the band.
Fresh neutral paint, consistent flooring and updated lighting cost little and photograph well. Full kitchen and bath remodels rarely return their whole cost just before a sale, but a villa that already has them belongs at the top of the band.
A complete file, with the condominium resale package, the budget, the reserve schedule, the master insurance declarations page, the wind mitigation report and permit dates, does not change the villa, but it protects the price through inspection and appraisal. It is the cheapest value you can add.
A free in-person valuation of your Mango Cay villa 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 every sale of your plan, the county deed history, the Eden comparison and your association's charges. There is no cost and no obligation to list.
All seven Mango Cay MLS sales with the ones of your plan marked; the county's qualified sales of your plan back to 2006; the Eden sales a buyer will compare; the Strand actives; the club and association cost your buyer will see; an estimated net sheet; and a recommended list price with a defensible range. Request it through the Mango Cay valuation request or the McGreevy and Comisar valuation form.
Marc Comisar walks the villa, the pool and the lanai, clearing access through the gatehouse and the Mango Cay gate; Jesse McGreevy builds the comparable set and writes the valuation. Both have been Top 1% Real Estate Agents Nationally Since 2008. You get the written valuation within a few days.
Thirteen of the 32 Mango Cay villas have an owner address outside Florida. We can value from photos and a walkthrough video, and Marc can see the villa with a key holder or property manager. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873. Owners elsewhere in the community can use the same process on our Strand home valuation page.
If the number suits you, the next step is a listing plan, laid out on selling your Mango Cay villa. If it does not, keep the valuation and call us next season.
McGreevy and Comisar is a top-reviewed Mango Cay at The Strand realtor team, 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.
★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review
★★★★★ "So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish." Verified Google review
★★★★★ "Very professional, knowledgeable and responsive. We have had experience with them in both selling and buying a home. We recommend them highly." Verified Google review
★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Verified Google review
A Mango Cay valuation is mostly detail: which plan, which declaration, which sale is a true comparable and which is history.
Mango Cay at The Strand owners work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years, and for this page they read both Mango Cay declarations, the county deed history of all 32 villas and every Mango Cay sale since 2021.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, in the business since October 2004, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He writes the 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 and the other half of McGreevy and Comisar. He walks the villa and runs the field side. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
Jesse McGreevy holds Florida license SL3101296 and Marc Comisar holds Florida license BK3060671; both are licensed with Domain Realty, 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, under the Florida Real Estate Commission (FREC).
These are the valuation questions Mango Cay owners ask most, answered from the Southwest Florida MLS Matrix retrieved September 26, 2026, Collier County's recorded sales and 2026 preliminary roll, both recorded declarations and the master association's pages. For a number on your own villa, call Jesse direct at (239) 898-6072.
It depends on the plan first. The five 1,802 square foot sales since June 2023 recorded $640,000 to $699,000; the latest 2,255 square foot sale was $715,000 in January 2025. Condition, pool and lanai, and the villa's place on the circle set where yours falls.
We do not publish one. Seven sales across two plans and four years do not make a meaningful average; the seven total $4,556,000, and we list each one instead.
No window holds the ten sales we require before quoting a median. The middle of the seven five-year sales is a single $665,000 sale, a reference point and not a market rate.
$650,000, for 5757 Mango Circle, 1,802 square feet, on May 22, 2026, after 12 days at a $679,000 asking price.
On the MLS in five years, $715,000, for 5801 Mango Circle, 2,255 square feet, in January 2025. In the county file, the 3,219 square foot villa first sold for $1,175,000 in June 2005.
$499,000, for 5809 Mango Circle, 2,255 square feet, in February 2022, at 107.31% of a $465,000 asking price. The market moved past that asking price within days.
Modestly more. In early 2025 the two plans sold seven weeks apart at $715,000 and $688,000, a $27,000 difference for 453 more square feet. One pair is not a rule, so we value the larger plan from both plans' sales.
The 1,802 square foot plan's five recent sales ran $355.16 to $387.90 per square foot of MLS living area; the larger plan's 2025 sale was $317.07. Per-foot figures fall as size rises, so do not multiply one plan's rate by the other's size.
No. The 2026 preliminary just value, $518,926 to $548,926 for the 1,802 square foot plan, is a tax assessment figure. Recent sales recorded 18% to 27% above each villa's 2026 just value.
Automated models have only seven Mango Cay sales in five years, mix the two plans, and cannot see your pool, interior or the Mango Cay II roof coverage. Some treat the villa as a house, others as an attached condominium.
The median of the seven five-year sales was 7 days on market, and five of seven closed in 12 days or fewer. One took 200 days after starting above the band.
The median sale-to-list ratio of the seven was 96.90%, and two sold at or above list. The last three years cluster between 95% and 99%.
Yes. Builder-era first sales in 2006 and 2007 recorded $515,000 to $720,000; qualified resales fell to $205,000 by 2009; 2025 and 2026 sales recorded $650,000 to $715,000, back at builder prices.
Holding. The 1,802 square foot plan recorded $699,000 and $665,000 in 2023, $640,000 in 2024, $688,000 in 2025 and $650,000 in 2026, while The Strand's wider condominium market softened.
It supports it. The master association says Mango Cay II's fee includes roofing and exterior painting, so a buyer does not deduct a future roof the way a house buyer would; the reserve schedule shows the plan.
From the Mango Cay II sales of the same plan, adjusted for the 2005 declaration and its leasing terms, and for how your association funds roofs, which the master association does not list. 5729 is valued from larger Strand homes.
In practice, yes. Eden recorded 14 five-year sales at a $805,500 median; a Mango Cay villa priced close to an Eden villa invites the buyer to choose Eden's lot ownership and location.
It narrows the buyer pool through approvals, a one-year minimum lease and a 30-pound pet limit, but adds value through the fee bundle, the roof coverage and Fannie Mae's waiver of project review for detached condo units.
It removes seasonal-rental investors from your buyer pool under the recorded Mango Cay II declaration. Owner-occupants and annual landlords remain. The 2024 amendment may have changed the rule, so we check it.
Every buyer joins as a Social member at $4,162 for 2026 with no initiation fee. Buyers who expected a large initiation see that as a value point; we present it up front.
Positively. Our 5757 Mango Circle test point is unshaded Zone X on both the effective and preliminary FEMA maps, so most buyers face no mandatory flood insurance.
It can for the east row, under 100 meters from I-75 pavement, with FDOT widening starting from fall 2026. Some buyers discount it; others do not notice it inside a screened lanai. We show the villa at a quiet hour.
Usually, on a villa priced inside its plan's band, because every Mango Cay buyer compares pools. Ask us before you spend; sometimes a credit works better.
Rarely. A full remodel seldom returns its cost just before a sale. Paint, flooring and lighting usually return more.
We build the comparable set the appraiser will see and explain the 2022 sale and the 200-day sale in the file, so the appraisal has context. With thin data, that file matters.
From its plan's recent sales, adjusted for its own condition. Twelve of the 32 villas show no sale for value since 2013 or earlier, so most Mango Cay valuations are of long-held villas.
No. 5757 Mango Circle carries a county sale date of April 17, 2026 and an MLS close date of May 22, 2026 at an identical $650,000. We report both and use the price.
Yes, from photos and a video walkthrough, though a visit is better. Marc can see the villa with a key holder or property manager.
Until the next Mango Cay sale or listing. With one sale a year that can be months, but we refresh it the day a new comparable appears.
No. It is free and carries no obligation. Many owners use it to decide between this season and next.
In our Mango Cay at The Strand guide, covering the declarations, plans, fees, flood map, schools and every sale.
Use the Mango Cay valuation request and call Jesse direct at (239) 898-6072. You will have it in writing within days.
Every Mango Cay at The Strand figure on this page traces to a primary source below, as of September 26, 2026: the two recorded Mango Cay declarations and the Collier County Clerk's official records, The Strand Master Property Owners Association's published pages, The Club at The Strand, Florida Statutes and state agencies, FEMA, the National Hurricane Center, USGS, Collier County Government, Collier County Public Schools and FDOT. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their pull date. County sale figures come from Collier County's recorded qualified sales and the 2026 preliminary county roll for the 32 Mango Cay villas (data files dated August 29, 2026), cited in the text without a link.
Recorded documents and county board records
The Strand Master Property Owners Association
The Club at The Strand
Florida Division of Corporations
Florida Statutes, rules and state agencies
FEMA, NOAA, USGS and federal lending sources
Collier County Government and public schools
Transportation, brokerage practice and routing
Data files cited in plain text: Collier County's 2026 preliminary tax roll for the 32 Mango Cay villas and the county's recorded sales file for every Mango Cay deed from 2003 to August 2026, files dated August 29, 2026; Southwest Florida MLS Matrix, Development THE STRAND, closings September 27, 2021 to September 26, 2026 plus actives and pendings, retrieved September 26, 2026.
Every row below links the authority that publishes or holds the document, so a Mango Cay owner or buyer reads the official, current version rather than a copy. Recorded documents open in the Collier County Clerk's official records viewer. We host nothing ourselves.
| Document | What it proves | Official authority |
|---|---|---|
| Declaration of Condominium, Mango Cay II at The Strand, a Phase Condominium (O.R. 4113, Page 0760, September 28, 2006) | 29 villas in three phases, one villa per building; unit boundaries, maintenance, insurance, use, pet, lease and sale-approval rules | Mango Cay II declaration |
| Declaration of Condominium, Mango Cay at The Strand (O.R. 3710, Page 2235, January 6, 2005) | The first condominium of three villas; Caribe and Tocan models; lease, pet, sign and architectural review rules | Mango Cay declaration |
| Eden at The Strand Amended and Restated Declaration (O.R. 6345, Page 446, April 2, 2024) | The rival neighborhood's recorded rules: owner-maintained roofs, party walls, three leases a year | Eden restated declaration |
| Master association Mango Cay page | The published fee inclusions for both Mango Cay associations and the manager | Mango Cay page |
| 2026 master association annual meeting notice and ballot | Mango Cay 3 votes and Mango Cay II 29, the count of 32 villas | 2026 annual meeting notice |
| The Club at The Strand 2026 Membership Brochure | Mandatory Social membership at $4,162 a year, no initiation for Strand homeowners | 2026 Membership Brochure |
| Gate transponder form | $20 transponders for The Strand's gate | Transponder form |
| Ordinance 02-57, Pelican Strand PUD | The zoning: 574.6 acres, 1,160-unit cap, 35-foot residential height | Ordinance 02-57 |
| Collier County milestone buildings list, January 2026 | No Strand building on the county's milestone list | Milestone buildings list |
| Collier County 2024 flood protection newsletter | Flood insurance, the Community Rating System and elevation certificates | 2024 flood protection newsletter |
| Florida Statutes 718.503 | The condominium resale document package and the buyer's right to cancel | Section 718.503 |
| Florida Statutes 718.116 | The condominium estoppel certificate and its fee cap | Section 718.116 |
| Department of Revenue PT-112 | Save Our Homes portability for a homesteaded seller | PT-112 portability guide |
| Form OIR-B1-1802 | The wind mitigation inspection an insurer reads | Form OIR-B1-1802 |
| Fannie Mae Selling Guide B4-2.1-02 | The waiver of condominium project review for a detached condo unit | Fannie Mae waiver of project review |
Four records that matter at Mango Cay are not public and cannot be linked: each association's adopted budget and quarterly fee, which arrive with the estoppel certificate or from the manager; the text of the 2011 and 2014 Mango Cay amendments and the 2024 Mango Cay II amendment, which we have not read for this page; the current master insurance policy on the 32 buildings; and the master association's assessment, behind the owners' login.
You reach the Mango Cay valuation team by calling Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873, or by requesting a valuation online. McGreevy and Comisar work from an office at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134, and Mango Cay sits inside the North Naples market they work every week.
If you are thinking, "What is my Mango Cay at The Strand villa really worth?", 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 1,802 square foot villa, a 2,255 square foot villa or one of the three original Mango Cay homes, you get a written number built from the record. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Request your free Mango Cay home valuation and call Jesse direct at (239) 898-6072. For the whole neighborhood, see our Mango Cay at The Strand guide; if you are buying, read buying a home in Mango Cay at The Strand, call Marc at (239) 287-5873 or see how we represent buyers in Southwest Florida.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Ready to sell after the valuation? Read how we sell Mango Cay villas.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice, and a valuation is an opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.