THE PINNACLE AT THE STRAND, NAPLES
Find out what your Pinnacle at The Strand home is worth with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Valued from 15 MLS closings and 16 county deeds, plan by plan. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Pinnacle at The Strand coach home is worth what its own floor plan has recently sold for. In the 36 months to September 26, 2026 the Southwest Florida MLS recorded 15 Pinnacle closings at a median of $654,000; the latest 1,633 square foot sale was $565,000 and the latest 2,150 square foot sale $654,000. Your side of the boulevard, floor and condition set the rest.
This valuation guide sits beside our complete guide to The Pinnacle at The Strand, the 112-home coach home condominium on Pinnacle Lane at the north end of The Strand in North Naples. It answers one question for an owner: what is my home worth, and how would McGreevy and Comisar prove it? If you would rather hear the number than read the method, call Jesse McGreevy direct at (239) 898-6072.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Measure | 1,633 sq ft plan | 2,150 sq ft plan | Both plans |
|---|---|---|---|
| Five-year MLS sales | 17 | 15 | 33 (one entered at 1,795 sq ft) |
| Five-year median sold price | $562,000 | $655,000 | $570,000 |
| Five-year median $ per sq ft of living area | $344.15 | $304.65 | $320.93 |
| Five-year median sold to list | 100.00% | 96.30% | 98.51% |
| Five-year median days on market | 7 | 25 | 13 |
| Most recent sale | $565,000, February 2026 | $654,000, June 2026 | |
| Highest sale in five years | $670,000, May 2025 | $750,000, twice | $750,000 |
Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026; medians of per-sale ratios for price per foot and sold to list.
The Strand's 12-month median of $610,000 blends 61 sales from $445,000 condominiums to single-family homes above $1 million. A Pinnacle valuation built on it would be wrong in both directions. Your value starts with the Pinnacle sales of your plan and ends with your own home.
The county's 2026 preliminary roll records exactly two heated areas for the 112 Pinnacle units, 1,633 and 2,150 square feet. That gives every Pinnacle owner a clean comparable set: the same plan, built by the same company between 2000 and 2003, on the same street. Few Naples condominiums value as cleanly, and that is why an estimate off by $50,000 is so visible here.
McGreevy and Comisar should value your Pinnacle home because we built the number from every record that exists: all 33 Pinnacle MLS closings of five years, all 16 qualified county resales of the last 36 months, the 104 builder sales of 2001 to 2003, the Strand actives and Clubside's closed sales, read by Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing valuations from several agents, our guide to the best real estate agents in Naples, compared on the public record shows how the teams compare.
We tracked every Pinnacle sale in the Southwest Florida MLS for five years and every qualified Pinnacle deed Collier County recorded for the last 36 months. In the last 12 months we tracked all 61 closings across The Strand. We add the Pinnacle 2022 restated declaration, the club's 2026 Membership Brochure, FEMA's effective and preliminary flood maps and the association's estoppel figures once requested.
Jesse McGreevy builds the valuation, the data and the written report. Marc Comisar walks the home, checks the view, the floor, the openings and the air conditioner, and compares it with the Pinnacle homes he has shown. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read about the partnership on our about McGreevy and Comisar page.
We will not quote a number to win a listing, guess at the Pinnacle assessment, or claim a Pinnacle sale we cannot show. 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.
This valuation guide moves from the short answer, through how a Pinnacle home is valued, the plan-by-plan values, the sales that set your number, speed and sale-to-list, five years of history, the competition, the Clubside comparison, the rules and costs a buyer prices in, flood and insurance, online estimates, what moves the number, the February 2026 sale, and how to get a written valuation.
A Pinnacle coach home is valued with three methods and one cross-check: comparable sales of the same plan, price per square foot within that plan, and the competition a buyer will tour, checked against Collier County's recorded deeds. The three are reconciled into one list price and a range, in writing, with every sale named by date and building.
We start with the Pinnacle sales of your plan over the 36-month window, weighting the newest most heavily, and add the five-year record when a feature is rare, such as a 2,150 square foot home on the lake row. Each comparable is adjusted for floor, side of the street, condition, updates and date of sale.
Price per foot only works inside a plan. Over five years the 1,633 square foot plan sold at a median $344.15 per foot and the 2,150 plan at $304.65. Applying a blended Pinnacle figure of $320.93 to either plan overvalues the larger home and undervalues the smaller one.
A Pinnacle buyer also tours Clubside, Grande Reserve and Trophy Club. On September 26, 2026 no Pinnacle home was listed, two Clubside homes were asking $675,000 and $695,000 after more than 200 days, and The Strand as a whole had nine actives at a median asking price of $618,000. Your value has to make sense beside them.
Collier County recorded 16 qualified Pinnacle resales in the last 36 months at a median of $653,250, against the MLS median of $654,000 for 15 closings. When the two layers agree that closely, the level is solid. County price per foot uses the county's base area, not the MLS living area, so we never divide one by the other.
We weight the comparable sales of your plan most heavily, use per-foot within the plan to place your home between them, and use the competition to set the launch price inside the range. The result is one number and a range, not three.
A buyer's lender orders an appraisal that looks backward at closed sales, usually within six months and a short distance. At The Pinnacle, with two sales in the last year, an appraiser may reach back further or to Clubside. Pricing inside the recorded range protects your contract from a low appraisal.
A written valuation from McGreevy and Comisar names every Pinnacle sale behind the number. Request it on this page, read how we would sell it in our Pinnacle at The Strand seller guide, or call Jesse direct at (239) 898-6072. If you are buying instead, see our guide to buying at The Pinnacle at The Strand and how we represent buyers in Southwest Florida, or call Marc at (239) 287-5873.
Pinnacle homes are worth about $562,000 for the 1,633 square foot plan and $655,000 for the 2,150 square foot plan at the five-year MLS medians, and the latest sales of each plan, $565,000 and $654,000 in 2026, sit almost exactly on those medians. The plan explains most of the value; the home explains the rest.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Two bedrooms plus a den or three bedrooms, two baths. Seventeen sales in five years from $417,500 to $670,000. Recent marks: $562,000 (February 2024, 1 day), $566,000 (April 2024, 3 days), $595,000 (January 2025, 3 days), $610,500 (March 2025, 3 days, 101.77% of list), $565,000 (April 2025, 44 days), $670,000 (May 2025, 6 days) and $565,000 (February 2026, 140 days).
Three bedrooms plus a den, two baths. Fifteen sales in five years from $450,000 to $750,000. Recent marks: $750,000 (October 2023), $655,000, $680,000, $652,500 and $750,000 (2024), $685,000 and $690,000 (2025), and $654,000 (June 2026, 106 days).
The 1,633 plan sold at a median 100.00% of list in 7 days over five years, against 96.30% and 25 days for the 2,150 plan. More buyers can afford it, so more buyers compete for it. That competition shows up as a higher price per foot, not a higher price.
The 1,633 plan is listed both as two bedrooms plus a den and as three bedrooms. The heated area is the same; the label is a marketing choice, and we test both against the buyer pool before launch.
One 2022 sale, $535,000 in the 6075 Pinnacle Lane building, was entered on the MLS at 1,795 square feet. The county roll records only the two plan sizes, so we treat it as an entry variant and do not value against it as a third plan.
South-row homes overlook the lake with four lighted fountains, per the master association's Pinnacle page; north-row homes back onto a golf hole. The MLS does not code view or floor, so we read both from the building and the recorded plans and adjust from paired sales.
The 15 Pinnacle closings of the last 36 months set your value, led by the two 2026 sales: $565,000 for a 1,633 square foot home in the 6025 Pinnacle Lane building and $654,000 for a 2,150 square foot home in the 6095 building. They are the sales a buyer, a buyer's agent and an appraiser will all start from.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Close date | Building | Plan | Sold | $ per sq ft | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| June 24, 2026 | 6095 Pinnacle Ln | 2,150 sq ft | $654,000 | $304.19 | 96.18% | 106 |
| February 13, 2026 | 6025 Pinnacle Ln | 1,633 sq ft | $565,000 | $345.99 | 92.62% | 140 |
| May 15, 2025 | 6050 Pinnacle Ln | 1,633 sq ft | $670,000 | $410.29 | 98.67% | 6 |
| May 1, 2025 | 6035 Pinnacle Ln | 2,150 sq ft | $690,000 | $320.93 | 92.62% | 56 |
| April 30, 2025 | 6070 Pinnacle Ln | 2,150 sq ft | $685,000 | $318.60 | 98.56% | 25 |
| April 22, 2025 | 6080 Pinnacle Ln | 1,633 sq ft | $565,000 | $345.99 | 96.58% | 44 |
| March 19, 2025 | 6035 Pinnacle Ln | 1,633 sq ft | $610,500 | $373.85 | 101.77% | 3 |
| January 24, 2025 | 5975 Pinnacle Ln | 1,633 sq ft | $595,000 | $364.36 | 99.33% | 3 |
| June 10, 2024 | 6060 Pinnacle Ln | 2,150 sq ft | $750,000 | $348.84 | 100.00% | 5 |
| May 1, 2024 | 5970 Pinnacle Ln | 2,150 sq ft | $652,500 | $303.49 | 93.88% | 25 |
| April 29, 2024 | 6025 Pinnacle Ln | 1,633 sq ft | $566,000 | $346.60 | 100.18% | 3 |
| March 21, 2024 | 5995 Pinnacle Ln | 2,150 sq ft | $680,000 | $316.28 | 97.84% | 20 |
| March 1, 2024 | 6010 Pinnacle Ln | 2,150 sq ft | $655,000 | $304.65 | 94.93% | 63 |
| February 5, 2024 | 5975 Pinnacle Ln | 1,633 sq ft | $562,000 | $344.15 | 100.54% | 1 |
| October 17, 2023 | 6070 Pinnacle Ln | 2,150 sq ft | $750,000 | $348.84 | 100.13% | 5 |
Southwest Florida MLS Matrix, closings September 27, 2023 to September 26, 2026; building address only. Price per foot is sold price divided by MLS living area.
The 1,633 plan ran from $562,000 to $670,000 in this window, a $108,000 spread on identical square footage. That spread is condition, view, floor and timing, which is exactly what an automated estimate cannot see and what a walk-through can.
Collier County recorded 16 qualified resales in the same 36 months, low $562,000, high $750,000, median $653,250, with the newest deed on June 23, 2026. The county file also holds a $600,000 sale in the 6040 Pinnacle Lane building in January 2025 that does not appear in the MLS pull, one more data point for a 1,633 or 2,150 owner in Pinnacle II.
Pinnacle homes have sold close to asking and fast for most of the last five years, at a median 98.51% of the final list price and 13 days on market across 33 closings, but both 2026 sales sold below list after more than 100 days. Speed and price have moved together: the homes priced right sold in days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | Closings | Median sold | Median sold to list | Median days on market |
|---|---|---|---|---|
| 12 months | 2 | listed individually: $565,000 and $654,000 | 92.62% and 96.18% | 140 and 106 |
| 24 months | 8 | $632,250 (pair $610,500 and $654,000) | 97.57% (pair) | 34.5 (pair) |
| 36 months | 15 | $654,000 (observed) | 98.56% (observed) | 20 (observed) |
| 60 months | 33 | $570,000 (observed) | 98.51% across all 33; 98.24% on the 31 MLS-marketed sales (two were entered after closing) | 13 (31 closings with a day count) |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Even counts give the mean of the middle pair, as noted.
Of the 15 closings in 36 months, the five that sold at or above list all closed in five days or less. The three that sold at or below 93.88% of list took 25, 56 and 140 days. The pattern is the valuation lesson: the market tells a seller within the first two weeks whether the price is right.
Value is not the list price; it is the price a buyer pays within a reasonable time. At The Pinnacle the record says a home priced inside the comparable range sells in weeks, and a home priced at the last cycle's top waits and then sells near the range anyway.
Pinnacle home values have roughly tripled since the builder's price list and roughly doubled since 2020. The 2,150 square foot plan sold new at a median of $259,700 between 2001 and 2003; Collier County's qualified resale median was $312,000 in 2020, peaked at $653,750 in 2024 and was $610,500 in 2025.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Collier County holds 104 qualified builder-direct Pinnacle sales from February 5, 2001 to December 1, 2003 by Parker-Strand IV, Inc. The 1,633 plan sold new at a median $202,500 (51 sales, $184,700 to $238,800); the 2,150 plan at $259,700 (53 sales, $220,600 to $311,400).
| Year | Qualified resales | Median | Read |
|---|---|---|---|
| 2019 | 9 | $308,500 | Pre-run-up level |
| 2020 | 5 | $312,000 | Flat |
| 2021 | 4 | $277,500 | Three of four recorded in January and February |
| 2022 | 8 | $537,000 | The jump |
| 2023 | 9 | $555,000 | Higher |
| 2024 | 6 | $653,750 | The peak year |
| 2025 | 7 | $610,500 | Easing |
| 2026 through June | 2 | $609,500 | Two sales |
Collier County recorded qualified sales, Pinnacle I and Pinnacle II parcels.
The MLS calendar-year medians tell the same story: $539,000 (2022, 9 closings), $555,000 (2023, 9), $653,750 (2024, 6, the pair $652,500 and $655,000), $640,250 (2025, 6, the pair $610,500 and $670,000), and the two 2026 sales.
Our reading, which is judgment and not a record: the 2021 to 2022 jump matched the wider Southwest Florida run-up in demand for golf-community homes, and the 2025 to 2026 easing matched the slower attached market across The Strand, where the 12-month median for 49 condominium and attached closings was $565,000 at 67 days on market.
Your Pinnacle home is competing with no other Pinnacle listing: none was active, pending or under contract on September 26, 2026. It competes instead with the nine active listings across The Strand, at a median asking price of $618,000, and most directly with two Clubside listings asking $675,000 and $695,000 after more than 200 days on market.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Across The Strand's fifteen neighborhoods there were nine actives, three pending with contingencies and two pending, about 1.77 months of supply at the community's 12-month pace of 61 closings. For The Pinnacle alone supply is zero, which is the condition under which a well-priced listing draws every buyer who wants this street.
Both Clubside actives were 2,136 square foot plans, the nearest match to the Pinnacle 2,150, listed at $695,000 (202 days) and $675,000 (271 days). They sat above every 2,136 square foot Clubside sale of the last five years, per our Clubside at The Strand guide. A Pinnacle 2,150 owner who prices off those asks prices off homes the market has declined.
A 2,150 square foot Pinnacle home priced near the June 2026 sale would sit below both Clubside asks and inside the Strand's active range; a 1,633 square foot home priced near the 2026 sale would sit below the Strand's median ask. Either way it would be the only Pinnacle listing a buyer could choose.
Over the same 36 months The Pinnacle held more value than Clubside: 15 closings at a $654,000 median, 98.56% of list and 20 days on market, against 17 Clubside closings at $590,000, 96.68% and 62 days. Over five years the two medians sit $15,000 apart, Clubside $585,000 and Pinnacle $570,000, so the recent gap is the story.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Clubside at The Strand, on Three Iron Drive, is the closest match under the gate: the same Jack Parker builder family, two-story buildings of four, and a 1,633 square foot plan shared by both. Clubside's owners have their own Clubside home valuation guide.
| Value factor | The Pinnacle at The Strand | Clubside at The Strand |
|---|---|---|
| 36-month MLS closings | 15 | 17 |
| 36-month median sold | $654,000 | $590,000 |
| 36-month median $ per sq ft | $345.99 | $342.93 |
| 36-month median sold to list | 98.56% | 96.68% |
| 36-month median days on market | 20 | 62 |
| 12-month closings | 2 ($565,000 and $654,000) | 10, median $570,000 (pair $560,000 and $580,000) |
| 60-month median sold | $570,000 (33) | $585,000 (33) |
| Shared 1,633 sq ft plan, five-year median | $562,000 (17 sales) | $575,000 (24 sales) |
| Larger plan, five-year median | 2,150 sq ft: $655,000 (15 sales) | 2,136 sq ft: $660,000 (5 sales) |
| Active on September 26, 2026 | None | 2, at $675,000 and $695,000 |
| Sale approval and leasing | Association approval in 30 days; 25% lease cap | No recorded approval; no recorded cap |
Southwest Florida MLS Matrix, retrieved September 26, 2026; Clubside plan medians as reported in our Clubside guide.
The 36-month Pinnacle median leans on the larger plan: eight of its 15 sales were 2,150 square foot homes. Clubside's 1,633 plan dominates its record. So the fair test is plan to plan: on the shared 1,633 plan Clubside's five-year median is $13,000 higher; on the larger plans the two are $5,000 apart.
Our reading, which is judgment: The Pinnacle's north-end setting, its lake and fairway rows and its owner-occupied rules held buyer demand through 2025, while Clubside's larger supply gave buyers more choice and more time. In 2026 both slowed.
Your strongest value argument is the Pinnacle's own 36-month record and the absence of any Pinnacle listing. Your weakest is a Clubside ask. We use the first and discount the second.
The Pinnacle's rules support value for owner-occupants and limit it for investors. The 2022 restated declaration requires association approval of every sale, caps leasing at 25% of homes with no more than three leases a year, limits ownership to two units per person, requires board approval for pets and bars pets in leased homes.
Section 12.4(D) allows no more than 25% of the units, 28 of 112, to be leased at one time, and Section 12.4 limits each home to three leases in 12 months of 30 days or one month up to 12 months. An investor values a Pinnacle home lower; an owner-occupant may value the owner-occupied street higher. We price for the buyer who is actually buying.
Section 14.1 requires advance written approval of every sale, with 30 days to decide under Section 14.2. It does not lower value, but it lengthens the contract-to-close period, which a buyer's lender and rate lock must accommodate.
No person or entity may hold an interest in more than two units (Section 12.1), each home is for one family, and occupancy may not exceed two persons per bedroom. Entity buyers must designate primary occupants (Section 14.2(C)).
Up to two dogs and cats combined with board approval (Section 12.7), hard flooring only over approved sound insulation meeting IIC 70 (Section 12.5), and no gas or charcoal grills on lanais (Section 12.16). Each rule narrows a slice of buyers; none removes the main pool.
Section 12.6 imposes no restriction on occupancy by minors, so the buyer pool is not restricted by age, which supports resale value.
A Pinnacle buyer prices four recurring costs into an offer: the Pinnacle condominium assessment, The Strand master association assessment, the mandatory $4,162 club Social dues for 2026, and Collier County property taxes at the new price. Only the club dues are published, which is why we request both estoppels before launch.
| Cost | Amount | Published? | Source |
|---|---|---|---|
| Pinnacle condominium assessment | From the estoppel or budget | No; behind the owner portal since May 15, 2023 | Association official business page |
| Master association assessment | From the master estoppel | No; behind the owner login | Master association |
| Club Social membership | $4,162 dues in 2026; no initiation for homeowners | Yes | Club 2026 Membership Brochure |
| Property taxes | Purchase price times current millage | Yes, by address | Collier County Tax Collector |
| CDD | None | Yes | Florida Commerce special district list |
| Gate transponders | $20 each | Yes | Master transponder form |
A buyer who cannot see the assessment assumes the worst. Putting the estoppel figures in the listing on day one removes a discount a buyer would otherwise take.
Under Section 10.1 the assessment funds operation, maintenance, repair, replacement and insurance of the common elements, plus reserves: roofs, exterior walls, building insurance, landscaping, the irrigation system upgraded in June 2024, the clubhouse and pool, and management. The association's resources page says its pest control contract usually includes the unit at no added cost.
A homesteaded seller's bill can reflect Save Our Homes benefits that reset on sale under section 193.155. A buyer budgets on the purchase price, not your bill, and the Collier County Tax Collector shows the current bill by address.
Flood maps help a Pinnacle value: a point at 6085 Pinnacle Lane is in FEMA Zone X on the effective map (panel 12021C0211H, May 16, 2012) and on FEMA's preliminary map, with ground about 14.1 feet above sea level. Building age cuts the other way, because Pinnacle I predates the statewide Florida Building Code of March 1, 2002.
FEMA's National Flood Hazard Layer returns Zone X, Area of Minimal Flood Hazard, at 6085 Pinnacle Lane, and the preliminary layer keeps it in unshaded Zone X on panel 12021C0211J. A lender does not require flood insurance in Zone X, which keeps a buyer's monthly cost down. The surge, evacuation and master insurance detail for every building is in our Pinnacle at The Strand neighborhood guide.
Collier County's evacuation zone layer places Pinnacle Lane in Zone D, called last in most storms, and the National Hurricane Center's worst-case maps show no surge reaching The Strand in a Category 1 or 2 hurricane.
Pinnacle I buildings date from 2000 and 2001 and Pinnacle II from 2002 and 2003, per the county roll. Owners maintain their own windows and doors (Section 11.2), so impact openings and a current wind mitigation report on Form OIR-B1-1802 lower a buyer's HO-6 premium and support value. Florida's section 627.0629 requires insurers to offer windstorm mitigation discounts.
The buildings are two-story, Florida's milestone inspection and structural integrity reserve study mandates start at three habitable stories, and no Strand building is on Collier County's milestone list. That removes a cost question that weighs on three-story condominium values elsewhere in Naples.
Online estimates miss on Pinnacle homes because the inputs are thin and blended: two MLS sales in the last 12 months, two plans that differ by $93,000 at the median, lake and fairway rows the data does not code, and a 2026 market that sold below list after years of selling at it.
An automated model needs recent sales. With two Pinnacle closings in 12 months it reaches into Clubside, Wedge Wood or the wider ZIP code, and those are different products.
A model that averages per-foot across both plans overvalues the 2,150 home and undervalues the 1,633 home, because the smaller plan sells for more per foot.
County records and the MLS measure area differently. A model that mixes the county's base area with the MLS living area produces a per-foot figure neither record supports.
Condition, a replaced air conditioner, impact openings, a lake view, a downstairs plan, a lease in place, a pending special assessment. Each moves a Pinnacle price, and none is in the data an automated estimate reads.
Four things move a Pinnacle number before you list: condition of the owner-maintained items, paperwork in hand, timing for the January to April season, and a launch price inside the recorded range. The first two are within an owner's control for a few weeks of effort and modest cost.
Windows, sliders, the air conditioner, the water heater and the garage door are the owner's under Section 11.2. Service records, a recent replacement or a repair before listing remove the credit requests that otherwise come after inspection.
Both estoppels, the budget, the reserve schedule, flooring and shutter approvals, and a wind mitigation report. A buyer pays more for certainty.
Twenty of the 33 Pinnacle closings of the last five years closed from January through April. A fall launch is a value decision as much as a calendar one.
Marc can meet contractors, inspectors and photographers on site, and Jesse handles the association and the estoppels, so a seasonal owner can prepare and list without flying down.
The February 2026 sale said that the value of a 1,633 square foot Pinnacle home had not risen in two years, and that pricing above it cost months. A home in the 6025 Pinnacle Lane building listed at a final $610,000 and closed on February 13, 2026 at $565,000, 92.62% of list, after 140 days (Southwest Florida MLS Matrix).
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Three bedrooms, two baths, 1,633 square feet, $345.99 per square foot. Collier County recorded the deed on February 12, 2026. It was one of only two Pinnacle closings in the 12 months to September 26, 2026.
On April 29, 2024 a 1,633 square foot home in the same 6025 Pinnacle Lane building closed at $566,000, 100.18% of a $565,000 list, in 3 days. Two years later the same plan in the same building sold for $1,000 less, but only after a list price $45,000 above the eventual sale and 140 days on market.
Our reading, which is judgment and not a record: the value of the plan was about $565,000 in both years; the 2026 list price was set closer to the 2025 high-water marks of $610,500 and $670,000. The buyer paid the value, and the months on market were the cost of the gap. That is the single most useful sale on Pinnacle Lane for an owner deciding a list price today, and it is why our Pinnacle seller guide prices to the 2026 closings.
You can have a free in-person valuation of your Pinnacle at The Strand home by requesting it on this page or calling Jesse McGreevy at (239) 898-6072. Marc walks the home, Jesse builds the number from the Pinnacle sales of your plan, and you receive a written report with every comparable named. There is no cost and no obligation.
The Pinnacle sales of your plan with dates, buildings, prices per foot, days on market and sale-to-list ratios; the county's recorded deeds for the same window; the competition a buyer will tour; the carrying costs a buyer will price in, including both estoppel figures once requested; and a recommended list price with a defensible range. Request it through the McGreevy and Comisar valuation form or right here on our Pinnacle at The Strand home valuation page.
Marc Comisar meets you at the home, or meets a family member or property manager if you are away, notes the floor, the view, the openings, the air conditioner and any updates, and photographs what matters. Jesse McGreevy reconciles the comparables and delivers the report, usually within a few days.
Many Pinnacle owners are seasonal. We can value from a video walk-through and your records, then confirm in person when you return. Call Jesse direct at (239) 898-6072.
McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. Jesse has been in the business since October 2004.
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 Pinnacle 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.
★★★★★ “So knowledgeable! You can tell they truly have a high level of expertise and were incredibly professional from start to finish.” Evie Darnell, verified Google review
A Pinnacle valuation is expertise applied to 33 closings and two plans. That is the work.
★★★★★ “Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend.” Kaitlyn Heffner, verified Google review
Detail at The Pinnacle means the floor, the row, the openings and the estoppels.
★★★★★ “I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end.” Rafael Lazcano, verified Google review
The valuation is the beginning. The listing, the association approval and the closing follow.
McGreevy and Comisar are the Domain Realty team behind this Pinnacle at The Strand valuation guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. They read the Pinnacle declarations, the 2022 restated declaration, the county roll and every Pinnacle sale of the last five years, and they work the North Naples golf-community condominium market every week.
Jesse McGreevy builds every McGreevy and Comisar valuation and runs pricing, marketing and the association paperwork. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.
Marc Comisar walks the homes, shows them through the gatehouse and compares them with the Pinnacle homes he has toured. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
Every Strand neighborhood values differently. Our Strand home valuation guide sets all fifteen neighborhoods side by side, and our neighborhood guide to The Pinnacle at The Strand covers the documents, amenities and flood detail behind this page.
These Pinnacle at The Strand valuation questions are answered from the Southwest Florida MLS Matrix, retrieved September 26, 2026, Collier County's recorded qualified sales, the Pinnacle 2022 restated declaration and public records. For your own number, call Jesse direct at (239) 898-6072.
Start with your plan: the five-year MLS medians are $562,000 for the 1,633 square foot plan and $655,000 for the 2,150 plan, and the 2026 sales were $565,000 and $654,000. Floor, row, condition and updates move your home inside that range.
$654,000 over the 36 months to September 26, 2026 (15 closings, an observed sale), and $570,000 over 60 months (33 closings).
Only two Pinnacle homes closed in the last 12 months, and a median of two is not a market. The 36-month window is the first with ten or more closings.
$345.99 over 36 months and $320.93 over five years, medians of per-sale ratios on MLS living area. By plan over five years: $344.15 for the 1,633 plan and $304.65 for the 2,150 plan.
Recent sales ran from $562,000 to $670,000 over 36 months; the most recent was $565,000 in February 2026.
Recent sales ran from $652,500 to $750,000 over 36 months; the most recent was $654,000 in June 2026.
About $93,000 at the five-year medians and $89,000 between the two 2026 sales.
Buyers pay for the lake with four lighted fountains, but the MLS does not code views, so we measure the premium from paired sales of the same plan.
The recorded plans fix which plan sits on which floor; the MLS does not. We confirm the floor from the plans and adjust from comparable sales.
$750,000, paid twice for the 2,150 plan, in October 2023 and June 2024.
$562,000 for a 1,633 square foot home in February 2024, the low of the 36-month window.
They eased. The county's qualified resale median was $653,750 in 2024 and $610,500 in 2025, and both 2026 MLS sales closed below list.
About doubled on the county record, from $312,000 in 2020 to $653,750 in 2024.
Medians of $202,500 for the 1,633 plan and $259,700 for the 2,150 plan, across 104 builder sales from 2001 to 2003.
A median of 13 days over five years and 20 days over 36 months, but 140 and 106 days for the two 2026 sales.
A median 98.51% of list across all 33 five-year closings and 98.56% over 36 months; 92.62% and 96.18% in 2026.
No. The county roll sets a value for taxation under statutory rules and caps. Market value comes from recent sales.
The county records deeds by recording date and holds at least one sale, $600,000 in January 2025, that is not in the MLS pull.
Over 36 months Pinnacle's median was $654,000 against Clubside's $590,000; plan to plan, the two are close.
No. Their asks of $675,000 and $695,000 had waited more than 200 days; we value from closed sales.
It narrows the investor pool and can support owner-occupant demand. We value for the buyer who actually buys at The Pinnacle.
It lengthens the contract-to-close period by up to 30 days under Section 14.2 but does not lower the price of a well-prepared sale.
Yes, if they stay unknown. We request both estoppels before launch so buyers price real numbers.
It comes with every home, with no initiation for Strand homeowners and $4,162 in 2026 dues. Buyers price it in, and the published figure helps.
Yes. A lender does not require flood insurance in Zone X, which lowers a buyer's monthly cost.
They lower a buyer's HO-6 premium and remove an inspection question, which supports price.
It can when recent sales are thin. Pricing inside the recorded range protects the contract.
Yes, from a video walk-through and your records, confirmed in person later.
No. A valuation is our opinion of the price a buyer will pay; an appraisal is a licensed appraiser's opinion for a lender.
Whenever a Pinnacle home sells or lists, and at least before each season.
Nothing first. We value the home as it is, then tell you which repairs return more than they cost.
The team that reads every Pinnacle sale. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, tracked all 33 closings of the last five years.
Every figure in this Pinnacle at The Strand valuation guide comes from the Southwest Florida MLS Matrix, retrieved September 26, 2026, Collier County's recorded qualified sales and 2026 preliminary roll, the recorded Pinnacle declarations and the 2022 restated declaration, Florida statutes, or a federal, state or county record. Sources are grouped by issuer and numbered continuously.
These are the official documents behind a Pinnacle valuation, linked at the authority that issued them: the recorded condominium instruments that define each home, the master association and club documents that set the carrying cost, and the county's milestone list.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| The Pinnacle I at The Strand, a Condominium | Recorded with the Collier County Clerk | January 11, 2001 | The first 56 homes, phases, common elements and plot plans | View O.R. 2764, Page 1564 at the Clerk |
| Pinnacle neighborhood declaration of restrictions | Recorded with the Collier County Clerk | January 11, 2001 | The neighborhood declaration later amended and restated in 2022 | View O.R. 2764, Page 1505 at the Clerk |
| The Pinnacle II at The Strand, a Condominium | Recorded with the Collier County Clerk | February 4, 2002 | The second 56 homes and their phases | View O.R. 2975, Page 1142 at the Clerk |
| 2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Neighborhood vote counts, including 112 for The Pinnacle | Download the notice |
| Gate transponder form | The Strand Master Property Owners Association | August 1, 2025 | Transponder price and eligibility for owners and approved renters | Download the form |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, dues and upgrade options | Download the brochure |
| Milestone buildings list | Collier County | As of January 2026 | Condominium buildings subject to milestone inspection (no Strand building listed) | Download from Collier County |
| Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current form | The wind mitigation inspection your buyer's insurer reads | Download the form |
| PT-112, Save Our Homes portability | Florida Department of Revenue | Current guide | Carrying a homestead benefit to your next Florida home | Download the guide |
Three records that matter here are not public and cannot be linked: the Pinnacle association's adopted budget and financial reports, behind the manager's owner portal since May 15, 2023; the master association's budget, behind its owner login; and the 2022 Amended and Restated Declaration's recording reference, which the association lists on its official business page but which we did not locate in the Clerk's index. Each appears on the estoppel certificates or from the closing agent.
You reach the Pinnacle 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 Pinnacle is part of the North Naples market they work every week.
If you are thinking, "I need to know what my Pinnacle at The Strand home is worth before I decide," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own a 1,633 square foot home in Pinnacle I or a 2,150 square foot home on the lake row of Pinnacle II, request your valuation through the McGreevy and Comisar free 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 The Pinnacle at The Strand; if you are buying, see buying a home in The Pinnacle 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). Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
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. McGreevy and Comisar, Pinnacle at The Strand valuation team. Brokered by Domain Realty.