SAWGRASS AT THE STRAND, NAPLES
Value your Sawgrass at The Strand home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. A written range from all 9 MLS sales in five years, by plan, view and roof. Free, no obligation. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Sawgrass at The Strand home is worth what its own plan has recorded, adjusted for its spot on Sabal hole 2, its roof and its condition. Nine MLS sales in five years ran $690,000 to $1,135,000, and the most-traded 2,286 square foot plan closed at $980,000, $1,025,000 and $875,000 from November 2023 to February 2025.
That is the honest short answer, and the rest of this page shows the work behind it. For everything recorded about the neighborhood itself, from the 1998 declaration to the flood test on every lot, read our Sawgrass at The Strand neighborhood guide; for the fifteen neighborhoods behind the gate, read our guide to The Strand in North Naples. If you would rather have the number for your own address in writing, request a free Sawgrass at The Strand home valuation or call Jesse direct at (239) 898-6072.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Group | MLS sales, five years | MLS living area | Sold prices, oldest first | $ per living sq ft |
|---|---|---|---|---|
| 2 bedrooms plus den | 5 | 2,206 to 2,317 sq ft | $900,000 (June 2022), $690,000 (February 2023), $980,000 (November 2023), $1,025,000 (April 2024), $875,000 (February 2025) | $297.80 to $448.38 |
| 3 bedrooms, with or without a den | 2 | 2,737 to 2,943 sq ft | $1,000,000 (April 2022), $824,900 (July 2025) | $280.29 to $365.36 |
| 4 bedrooms, with or without a den | 2 | 2,767 to 3,233 sq ft | $1,000,000 (November 2022), $1,135,000 (April 2023) | $351.07 to $361.40 |
Source: Southwest Florida MLS Matrix, every Persimmon Way closing in The Strand from September 27, 2021 to September 26, 2026, pulled September 26, 2026. On that date no Sawgrass home was active and one, a 2,286 square foot two-bedroom-plus-den home, was pending with a contingency at a $960,000 list price.
We lead every market figure with the first window that holds ten or more closings, and Sawgrass has none: 0 closings in 12 months, 2 in 24, 4 in 36 and 9 in 60. Every group in the table above holds five sales or fewer. A median that small mostly measures which plans happened to sell, so this page lists the sales and values your home from the ones that match it. The county's recorded sales, a separate layer, reach twelve qualified Sawgrass sales in 72 months at a median of $887,500 (n=12, even, the mean of $875,000 and $900,000), and we use them as a cross-check, never as your price.
The Strand's 12-month MLS median, $610,000 on 61 closings (n=61, odd), blends condominiums, coach homes and detached homes, and none of the 61 was in Sawgrass. The twelve detached sales among them closed at a median of $1,265,000 (n=12, even, the mean of $1,200,000 and $1,330,000), and ten of those twelve were at The Links and the Single Family Homes association. Neither number describes a 1998 golf-front home on Persimmon Way.
Every two-bedroom-plus-den sale except one closed above $380 per living square foot, and every larger home closed between $280.29 and $365.36. The four-bedroom-plus-den home at 3,233 square feet set the five-year price high at $1,135,000 but sold for $351.07 a foot, while the 2,286 square foot plan reached $448.38 a foot at $1,025,000. A valuation that multiplies your square footage by a neighborhood-wide per-foot number will be wrong in one direction or the other.
McGreevy and Comisar should value your Sawgrass at The Strand home because the number has to come from a record too thin for a model: nine MLS sales, one sale entered after closing, a county deed history back to 1997 and three plan sizes that price differently per foot. Jesse and Marc, Top 1% Real Estate Agents Nationally Since 2008, do that work by hand and in writing.
These are career figures across Lee and Collier County, not a Sawgrass count. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more about the wider team at DomainRealtyGroup.com. If you are choosing who should value and sell your home, our guide to the best real estate agents in Naples, compared on the public record sets the leading teams side by side.
The five-year MLS closings of your plan; the county's recorded sales of your plan back to its first sale in 1998 to 2000; the pending sale and any new listing; the per-foot figures on the MLS living area, never the county base area; your home's position on the hole and its distance from the lake at the south end; the roof's replacement date, the openings and the systems; the pool, spa and cage; and what a buyer will pay to own the home each year. We tracked every one of the nine Sawgrass MLS closings and every recorded Sawgrass deed in the county file to build it.
Jesse McGreevy writes the valuation: the comparable set, the adjustments and the range. Marc Comisar walks the home and the row, checks the view, the cage and the condition, and tells Jesse what a buyer will notice first. 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 you a Sawgrass median the record cannot support, a per-foot number built on the county's base area, or a price designed to win your listing rather than sell your home. 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.
These are the value facts for a Sawgrass at The Strand home in 2026, drawn from the Southwest Florida MLS Matrix pull of September 26, 2026, the county's recorded sales and 2026 preliminary roll, and the recorded Sawgrass declaration, with the window and count beside each figure.
This valuation guide moves from how a Sawgrass home is valued to what each plan has sold for, per-foot figures, recent sales, speed and sale-to-list, the long price history, competition, the Mango Cay comparison, the county roll, carrying costs, flood and age, online estimates, what moves the number, and the valuation itself.
A Sawgrass at The Strand home is valued in six steps: match the plan, choose the window that holds enough matched sales, adjust each sale for its date, adjust for setting, updates and condition, cross-check against the county's recorded sales, and write the result down as a range with a recommended list price. On a street of 29 homes, every step is done by hand.
Plan first, because the plan decides price per foot. Sawgrass homes fall into three groups by the MLS record: two bedrooms plus a den at about 2,200 to 2,300 square feet, three bedrooms at about 2,740 to 2,940, and four bedrooms at about 2,770 to 3,230. Within each group we also confirm whether the home is one story or two, because the master association describes the homes as "one and 2 story" and the MLS does not record it.
For the 2,286 square foot plan the 36-month window holds three closings and a pending sale, enough to bracket a value. For the larger plans we reach back the full 60 months and add Ana's Place and The Links sales of matching size, labelled as outside comparables.
A 2022 sale is not a 2026 price. Sawgrass's own record shows a 2022 to 2024 band of $900,000 to $1,135,000 with one $690,000 outlier, followed by $875,000 and $824,900 in 2025 and no closing since. We weight the most recent matched sales most heavily and say so in writing.
The view across Sabal hole 2 from tee to green, the lake at the south end of the row, the roof's age, impact openings, the pool and spa, a side-entry golf cart garage, and interior updates each move value. The July 2025 sale at $280.29 a foot and the April 2024 sale at $448.38 a foot show how far condition and presentation can spread prices on the same street.
The county's qualified sales confirm each MLS closing and its date, show your plan's longer history, and catch any sale the MLS missed. In Sawgrass the county records no off-market sale in the last five years, so the MLS record is complete for this window.
You receive a written range, a recommended list price, the comparables behind both, and the reasons for every adjustment. If you are not ready to sell, keep it; we update it when the next Sawgrass home closes.
Request a free Sawgrass at The Strand home valuation or call Jesse direct at (239) 898-6072. When you are ready to plan the sale itself, our guide to selling a home in Sawgrass at The Strand covers pricing strategy, marketing, costs and paperwork. If you are buying at the same time, read buying a home in Sawgrass at The Strand or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
Sawgrass at The Strand values split by plan. Two-bedroom-plus-den homes of about 2,200 to 2,300 square feet recorded $690,000 to $1,025,000 in five years, three-bedroom homes $824,900 and $1,000,000, and four-bedroom homes $1,000,000 and $1,135,000. Each group holds five sales or fewer, so each is listed, not averaged.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Close date | MLS living sq ft | Baths | Sold | $ per living sq ft | Days on market |
|---|---|---|---|---|---|
| June 21, 2022 | 2,206 | 2 | $900,000 | $407.98 | Entered after closing, not marketed on the MLS |
| February 1, 2023 | 2,317 | 2.5 | $690,000 | $297.80 | 25 |
| November 28, 2023 | 2,286 | 2.5 | $980,000 | $428.70 | 7 |
| April 24, 2024 | 2,286 | 2.5 | $1,025,000 | $448.38 | 36 |
| February 14, 2025 | 2,286 | 2.5 | $875,000 | $382.76 | 74 |
The 2,286 square foot plan is the most-traded plan on the street, with three closings since November 2023 and a fourth home of that size pending at a $960,000 list price on September 26, 2026, the only pending sale in Sawgrass that day. The February 2023 sale at $690,000 is the five-year low for the whole street, at 92.62% of a $745,000 list after 25 days, and it is why we never value a two-bedroom-plus-den home from a single sale.
Two sales: a three-bedroom-plus-den home of 2,737 square feet at $1,000,000 in April 2022, 95.24% of list after 19 days, at $365.36 a foot; and a three-bedroom home of 2,943 square feet at $824,900 in July 2025, at full list after 3 days, at $280.29 a foot. The second is the lowest per-foot sale of the nine. Two sales three years apart bracket a three-bedroom value only loosely, so we add Ana's Place and The Links homes of matching size as labelled outside comparables.
Two sales: a four-bedroom home of 2,767 square feet at $1,000,000 in November 2022, 90.99% of a $1,099,000 list after 133 days, and a four-bedroom-plus-den home of 3,233 square feet at $1,135,000 in April 2023, at full list after 66 days. The second is the five-year high for Sawgrass. A four-bedroom owner's value is anchored by those two prints and by what has happened to the smaller plans since.
The 3,233 square foot home sold for $1,135,000 and $351.07 a foot; the 2,286 square foot plan sold for $1,025,000 and $448.38 a foot a year later. Lot, location and the club are the same for every home on Persimmon Way, so a bigger house adds rooms but not a bigger setting, and buyers pay less for each extra foot. That pattern holds in Ana's Place too, and it is the single most common way an automated estimate misvalues a large Sawgrass plan.
The home at 5751 Persimmon Way, a 2,286 square foot two-bedroom-plus-den plan, is a public record sale, and the clearest value lesson on the street. Its lot sold to the builder corporation for $55,200 in July 1997; the finished home recorded at $360,000 in May 1998 and $540,000 in September 2008. It closed at $980,000 in November 2023 after 7 days and again at $1,025,000 in April 2024 after 36 days, both at full list. Ten months later another home of the same plan closed at $875,000. Two buyers paid full price for one home within five months, and a third paid $150,000 less for a twin, which is what a thin market looks like up close.
Price per square foot tells you less about a Sawgrass at The Strand home than it seems to, because the nine sales ran from $280.29 to $448.38 per MLS living square foot and the larger homes sit at the bottom of that band. Used within a plan and on the right denominator, it is a useful check; used across plans, it misleads.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Sale | MLS living sq ft | Sold | $ per living sq ft |
|---|---|---|---|
| April 2024 | 2,286 | $1,025,000 | $448.38 |
| November 2023 | 2,286 | $980,000 | $428.70 |
| June 2022 | 2,206 | $900,000 | $407.98 |
| February 2025 | 2,286 | $875,000 | $382.76 |
| April 2022 | 2,737 | $1,000,000 | $365.36 |
| November 2022 | 2,767 | $1,000,000 | $361.40 |
| April 2023 | 3,233 | $1,135,000 | $351.07 |
| February 2023 | 2,317 | $690,000 | $297.80 |
| July 2025 | 2,943 | $824,900 | $280.29 |
Every figure above divides by the MLS living area. The county roll records a base area for each home's main building, 1,885 to 2,384 square feet with a median of 2,117, which measures the footprint and runs well below the living area on a two-story home. A per-foot figure built on the county's area is not comparable with one built on the MLS's, and we never mix them.
Over five years, Ana's Place recorded a median of $362.14 per living square foot (n=12, even), The Links $425.17 (n=10, even), and Eden $391.32 (n=14, even). Mango Cay's seven sales ran $221.29 to $387.90 a foot, and the Single Family Homes association recorded $557.76 (n=23). Sawgrass's nine sales overlap the Ana's Place and Mango Cay figures and sit below The Links, which is where a buyer comparing per-foot numbers will place your home.
We use price per foot only inside a plan group and only on the MLS living area, to check whether a proposed price sits inside the plan's own record. We never set a Sawgrass value by multiplying a neighborhood per-foot number by your square footage.
Sawgrass at The Strand's four MLS closings of the last 36 months were $980,000 in November 2023, $1,025,000 in April 2024, $875,000 in February 2025 and $824,900 in July 2025, and none has closed since. On September 26, 2026 one home was pending with a contingency at a $960,000 list and none was active.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Close date | MLS beds and baths | MLS living sq ft | List | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|
| November 28, 2023 | 2 plus den, 2.5 baths | 2,286 | $980,000 | $980,000 | 100.00% | 7 |
| April 24, 2024 | 2 plus den, 2.5 baths | 2,286 | $1,025,000 | $1,025,000 | 100.00% | 36 |
| February 14, 2025 | 2 plus den, 2.5 baths | 2,286 | $899,900 | $875,000 | 97.23% | 74 |
| July 7, 2025 | 3 bedrooms, 2.5 baths | 2,943 | $824,900 | $824,900 | 100.00% | 3 |
The highest was $1,135,000 for the 3,233 square foot four-bedroom-plus-den home in April 2023; the lowest was $690,000 for a 2,317 square foot two-bedroom-plus-den home in February 2023, two and a half months earlier. A $445,000 spread inside one spring on one street is the reason a Sawgrass value is built home by home.
The June 2022 sale of a 2,206 square foot two-bedroom-plus-den home at $900,000 was a Sold Data Entry: entered in the MLS after it closed, never marketed there. It is simply a sale recorded after the fact. It counts in the sales and the range, and it is left out of sale-to-list and days on market because there was no public marketing period to measure.
Four of the eight marketed Sawgrass at The Strand sales of the last five years closed at full list price and four closed at 90.99% to 97.23% of list, after 3 to 133 days on the MLS. The pattern is consistent: the fastest sales closed at full list, and the listings that had to come down also took the longest.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Sale | Final list | Sold | Sold to list | Days on market |
|---|---|---|---|---|
| April 2022, 2,737 sq ft | $1,050,000 | $1,000,000 | 95.24% | 19 |
| November 2022, 2,767 sq ft | $1,099,000 | $1,000,000 | 90.99% | 133 |
| February 2023, 2,317 sq ft | $745,000 | $690,000 | 92.62% | 25 |
| April 2023, 3,233 sq ft | $1,135,000 | $1,135,000 | 100.00% | 66 |
| November 2023, 2,286 sq ft | $980,000 | $980,000 | 100.00% | 7 |
| April 2024, 2,286 sq ft | $1,025,000 | $1,025,000 | 100.00% | 36 |
| February 2025, 2,286 sq ft | $899,900 | $875,000 | 97.23% | 74 |
| July 2025, 2,943 sq ft | $824,900 | $824,900 | 100.00% | 3 |
The November 2022 four-bedroom listed $99,000 above what it finally brought and spent 133 days getting there. The February 2025 sale of the 2,286 square foot plan listed at $899,900 and gave back $24,900 over 74 days. The same plan listed at $960,000 in 2026 had been on the market 133 days when it went pending. The two fastest sales, 7 days in November 2023 and 3 days in July 2025, both closed at full list.
The two 2025 sales, $875,000 and $824,900, sit below the $900,000 to $1,135,000 band most 2022 to 2024 sales occupied. Two sales are not a trend, and the July 2025 sale's low per-foot figure may reflect condition, but a buyer's appraiser will read them first. Our valuations treat them as the current floor for their plans until a new Sawgrass sale says otherwise.
Sawgrass at The Strand values have run two full cycles in the county's recorded sales: first sales from 1998 to 2000 at a median of $330,100, a 2005 resale median of $683,900, a fall to as low as $350,000 on a single 2011 sale, a long flat stretch, and a jump to $1,000,000 in 2022. The county records 79 qualified improved Sawgrass sales since 1998.
| Period | County qualified sales | Median or range |
|---|---|---|
| 1998 to 2000, first sales | 28 | $330,000 (1998, 9 sales), $330,100 (1999, 13), $332,200 (2000, 6) |
| 2004 | 5 | $450,000 |
| 2005 | 8 | $683,900 |
| 2006 to 2008 | 5 | $635,000 (2006, 1 sale), $575,000 (2007, 2), $522,500 (2008, 2) |
| 2010 to 2013 | 5 | $350,000 (2011, 1 sale) to $560,000 (2010, 1 sale) |
| 2014 to 2018 | 10 | $415,000 (2017, 1 sale) to $565,000 (2018, 1 sale) |
| 2020 | 3 | $510,000 |
| 2021 | 3 | $600,000 |
| 2022 | 3 | $1,000,000 |
| 2023 | 3 | $980,000 |
| 2024 | 1 | $1,025,000 |
| 2025 | 2 | $849,950 (the mean of $824,900 and $875,000) |
| 2026, through August 28 | 0 | None recorded |
Source: Collier County recorded sales, qualified improved sales of $100,000 or more, files dated August 29, 2026. No qualified Sawgrass sale was recorded in 2009, 2019 or 2026 through August 28. Single-year medians on one to three sales are the sales themselves, not a market rate.
The builder corporation bought almost every lot for $55,200 and sold the finished homes for $281,800 to $441,800. The 2005 market took resales past $680,000; the crash took a 2011 sale to $350,000; the 2010s held a $350,000 to $565,000 band; and 2022 repriced the street into seven figures. The 2022 median was 46% above the 2005 median, seventeen years later, and roughly three times the first-sale median.
If you bought before 2021, the county record says your gain is large; if you bought in 2022 to 2024, the record says you paid near the top of the band and the 2025 sales came in lower. Neither tells you your value today, which is why a written valuation of your own plan comes before any decision. Your basis, the federal home-sale exclusion and any depreciation from a rental period are questions for your CPA.
On September 26, 2026 a Sawgrass at The Strand listing would compete with no other active Sawgrass home and one pending with a contingency at a $960,000 list. Its real competition is the other detached neighborhoods a buyer tours: Ana's Place, The Links, Eden and Mango Cay, each with its own price band and rules.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The pending home is a 2,286 square foot two-bedroom-plus-den plan with three baths, listed at $960,000 after 133 days on the market. Until it closes, the most recent recorded price for that plan is $875,000 from February 2025. If it closes near its list price, it lifts the yardstick for every owner of the plan; if it closes well below, it does the opposite. We will update your valuation the day it records.
| Neighborhood | Product | Five-year MLS closings | Five-year figure | Closings, last 12 months |
|---|---|---|---|---|
| Sawgrass at The Strand | Detached single-family homes on owned lots | 9 | $690,000 to $1,135,000, listed | 0 |
| Ana's Place | Detached pool homes on owned lots | 12 | Median $979,500 (n=12, even) | 1 |
| The Links at The Strand | Detached golf-front pool homes | 10 | Median $1,167,500 (n=10, even) | 6 |
| Eden at The Strand | Villas, most sharing a party wall | 14 | Median $805,500 (n=14, even) | 0 |
| Mango Cay at The Strand | Detached villas held as condominium units | 7 | $499,000 to $715,000, listed | 1 |
| Single Family Homes association | Detached single-family homes | 24 | Median $1,775,000 (n=24, even) | 4 |
Southwest Florida MLS Matrix, pulled September 26, 2026. Medians are shown only where a neighborhood's five-year window holds ten or more closings; even-count medians are the mean of the two middle sales.
A Sawgrass home of the 2,286 square foot plan competes most directly with Ana's Place two-bedroom-plus-den homes, and a large Sawgrass plan with The Links. When The Links had six sales in a year and Sawgrass none, the buyers who wanted a golf-front detached home in The Strand bought there. A Sawgrass listing that arrives priced inside its own record meets those buyers with no competition on Persimmon Way.
Sawgrass at The Strand and Mango Cay at The Strand hold value differently. Sawgrass's nine five-year sales ran $690,000 to $1,135,000 on owned lots with larger, older homes; Mango Cay's seven ran $499,000 to $715,000 on newer condominium villas. Per foot they overlap, so Sawgrass's premium is size and land, not a richer rate per foot.
| Value question | Sawgrass at The Strand | Mango Cay at The Strand |
|---|---|---|
| What the owner holds | Fee-simple lot and house, Chapter 720 | Condominium unit, Chapter 718; one villa per building |
| Homes | 29 | 32 (3 in Mango Cay, 29 in Mango Cay II) |
| Built | 1997 to 2000 | 2005 to 2007 |
| MLS living area of recent sales | About 2,200 to 3,200 sq ft | 1,802 or 2,255 sq ft |
| MLS closings, five years | 9, listed, no median | 7, listed, no median |
| Five-year price range | $690,000 to $1,135,000 | $499,000 to $715,000 |
| $ per living sq ft, range | $280.29 to $448.38 | $221.29 to $387.90 |
| Most recent closing | $824,900, July 2025 | $650,000, May 2026 |
| Marketed sales closing at or above list | 4 of 8, all at exactly 100.00% | 2 of 7, one at 100.00% and one at 107.31% |
| Roof | Owner replaces; association repairs and paints | Mango Cay II's fee includes roofing |
| Approval to sell | None | Association approval for every sale |
| Homestead share, 2026 roll | 18 of 29 | 12 of 32 |
Sources: Southwest Florida MLS Matrix, pulled September 26, 2026; the Sawgrass and Mango Cay declarations; the county's 2026 preliminary roll. Read our Mango Cay at The Strand guide, and Mango Cay owners can see how we value their villas in what is my Mango Cay at The Strand home worth.
Mango Cay's value comes from being the lowest-priced detached pool home behind The Strand's gate, built after the 2002 statewide code, with a fee that at Mango Cay II covers roofing. Its seven sales are concentrated in two plan sizes, so its record, though thin, is unusually uniform.
Sawgrass holds value through land and size: an owned lot on a fairway, up to four bedrooms plus a den, no approval to sell, no weight limit on pets and an association that paints the exterior. Half of its marketed sales closed at full list, against two of seven at or above list at Mango Cay.
A Sawgrass owner should value against the plan's own record first, Ana's Place and The Links second, and Mango Cay only as the floor a budget-minded buyer will compare against. A Mango Cay owner should value against Mango Cay's two plan sizes and against the coach homes priced near it.
The county's 2026 preliminary roll puts the 29 Sawgrass at The Strand homes at just values of $620,810 to $839,764, a median of $687,945 and about $20.6 million in all. Every Sawgrass sale since 2022 closed above that median, because a just value is a tax assessment figure, not a market price.
| Measure | Sawgrass, 2026 preliminary roll |
|---|---|
| Homes | 29 detached single-family lots, Pelican Strand Replat 2 |
| Just value | $620,810 to $839,764, median $687,945 |
| Year built | 1997 (2), 1998 (12), 1999 (10), 2000 (5) |
| Lot size | 0.19 to 0.23 acres, median 0.20 |
| Base area, main building | 1,885 to 2,384 sq ft, median 2,117 |
| Pool, spa, screen enclosure | 25, 11 and 27 of 29 |
| Homestead | 18 of 29 |
| Tax, homestead median | $3,917.14 (n=18, even, the mean of $3,883.57 and $3,950.71) |
| Tax, non-homestead median | $7,153.98 (n=11, odd) |
Source: Collier County 2026 preliminary tax roll, files dated August 29, 2026.
The roll values each home as of January 1 for taxation, from mass-appraisal models, and it does not see a new kitchen, a recent re-roof or a fairway view the way a buyer does. On Persimmon Way the gap is wide: the median just value of $687,945 sits below the lowest MLS sale since 2022.
A homesteaded owner's taxable value is capped under section 193.155, which is why long-held Sawgrass bills run $3,066.48 and up. The cap resets after a sale, so a buyer's bill follows the price, and a buyer who will not homestead should budget at or above the non-homestead median. Your tax bill is not evidence of your home's value in either direction.
A Sawgrass at The Strand buyer prices in the association fee, which is not published but by the recorded declaration covers lawn care, exterior painting and roof repair and the master share; $4,162 in mandatory 2026 club dues; taxes reset to the purchase price; a whole-house insurance policy on a pre-2002 house; and the roof replacement the declaration leaves to the owner.
Neither the Sawgrass assessment nor the master association's is published, and the recorded declaration has the Sawgrass association collect the master share inside its own quarterly bill. A buyer who cannot see a number assumes a high one, so we put the current invoice and adopted budget in front of buyers the day the listing goes live, with the association's records request under section 720.303.
Section 5.1 of the declaration has the association maintain the lawn and landscaping on every lot and provide regular exterior maintenance, "including painting and repair of roof (excluding roof leaks and structural portions of the roof), gutters, down spouts, and exterior building surfaces." That is more than most detached Strand neighborhoods include, and it supports your value against a buyer's comparison with homes whose owners paint their own.
Every Strand homeowner holds a mandatory Social membership in The Club at The Strand, with no initiation fee for homeowners and annual dues of $4,162 in 2026, per the club's 2026 Membership Brochure. Golf and Sport memberships are optional upgrades with their own initiation fees.
Section 5.2 lists "roof replacement" among the owner's duties. On a tile roof over a house completed from 1997 to 2000, a buyer will ask when it was replaced, and an original or near-original roof is priced into the offer.
The association insures only the common areas, so the buyer insures the whole house, including windstorm, and the declaration lets the association require coverage sufficient to rebuild. The roof, the openings and the wind mitigation report decide the premium.
The Strand has no community development district, and every Sawgrass bill on the 2026 preliminary roll shows $0 in non-ad valorem assessments, per the Florida Commerce Official List of Special Districts and the roll itself.
Flood maps support a Sawgrass at The Strand value: all 29 Persimmon Way address points are unshaded Zone X on FEMA's effective and preliminary maps. Home age weighs on it, because every Sawgrass home was completed from 1997 to 2000, before the statewide building code, and a buyer's insurer prices the roof and openings.
We ran every Persimmon Way address point through FEMA's National Flood Hazard Layer and its preliminary layer on September 29, 2026: 29 of 29 in unshaded Zone X on both, on FIRM panel 12021C0211H, effective May 16, 2012. Elsewhere in The Strand, parts of The Links, Turnberry Woods, Eden and the single-family streets read Zone AH on the effective map, so Sawgrass's clean result is a value point against those comparables.
On the effective map the edges of the three southernmost Sawgrass lots, nearest the lake, touch a Zone AE area covering about 3% to 7% of each lot; on the preliminary map none do. A lender's flood determination or an elevation certificate decides the home itself, and Collier County opened a 90-day appeal and comment period on the new maps on August 19, 2026, per its August 2026 release. If you own one of these lots, an elevation certificate protects your value.
The statewide Florida Building Code took effect March 1, 2002, after every Sawgrass home was completed. A Sawgrass home with a newer tile roof, impact-rated openings and documented roof-to-wall connections insures for less, and that difference shows up in what a buyer will pay; a wind mitigation inspection under section 627.0629 documents it.
Online estimates miss on Sawgrass at The Strand homes because nine sales in five years are too few for a model, the per-foot rate runs backwards by plan size, the county's base area undercounts two-story living space, the records say Pelican Strand Replat 2, and no model sees the view, the roof date or the condition.
An automated estimate needs a stream of recent, similar sales. Sawgrass has had none in twelve months, and its last two sales were a 2,286 square foot home and a 2,943 square foot home at very different per-foot rates. A model filling that gap with The Strand's broader sales, most of them condominiums and coach homes, will drift.
Because larger Sawgrass homes sold for less per foot, an estimate that applies a single per-foot rate overvalues the big plans and undervalues the 2,286 square foot plan. An estimate that reads the county's base area instead of the MLS living area undervalues every two-story home.
The county roll and deeds describe Sawgrass lots as Pelican Strand Replat 2, and "Sawgrass" also names many other Florida neighborhoods and clubs. A model or a hurried agent can pull comparables from the wrong Sawgrass entirely.
The view from tee to green, the lake at the south end, the late sun on the cage, the roof's replacement date, the impact windows, the golf cart garage and the kitchen. Those are the adjustments that separated the $280.29 a foot sale from the $448.38 one.
Before you list a Sawgrass at The Strand home, five things move the number: the roof's age and paperwork, the pool, cage and lanai, approvals for work already done, the timing of the listing against the season and the pending sale, and how the I-75 work is presented. Each is cheaper to address before listing than at the negotiating table.
A documented recent re-roof and a current wind mitigation report are the single biggest value lever on a pre-2002 Sawgrass home, because the buyer's insurance quote depends on them. If the roof is original or near it, we price a replacement credit into the strategy rather than let a buyer price it for you.
Twenty-five Sawgrass homes have a pool and 27 a screen enclosure on the county roll. A clean cage, working pool equipment and a lanai staged for the fairway view are what the photographs sell; torn screens and tired pool equipment are what the inspector reports.
Section 6.1 of the declaration requires the master association's written approval before any exterior change, from a new cage to a different roof tile, and Collier County permits for structural work. Missing approvals become a buyer's objection, so we check the permit history and the approval file before listing.
Listing in October or November reaches the winter buyers, and the pending $960,000 sale will set a new yardstick when it closes. We tell you whether to list ahead of it or after it.
FDOT's I-75 widening along The Strand's east edge starts from fall 2026, and the Sawgrass row sits roughly 500 feet west of the nearest travel lane by our aerial measurement. We schedule showings and present the setting honestly, with the fairway, the buffer and Strand Boulevard between the homes and the highway.
A free in-person valuation of your Sawgrass at The Strand home starts with a request online or a call to Jesse McGreevy at (239) 898-6072. Marc Comisar walks the home and the row, Jesse writes the number from your plan's recorded sales, and you receive a written range and a recommended list price. There is no cost and no obligation.
The five-year MLS closings of your plan with dates, days on market and sale-to-list ratios; the county's recorded history of your plan; the pending sale and any new listing; labelled outside comparables from Ana's Place and The Links where your plan is thin; the adjustments for your view, roof, pool, openings and condition; a range and a recommended list price; and an estimated net sheet if you want one. Request it through the free Sawgrass at The Strand home valuation or the McGreevy and Comisar valuation form.
Marc meets you at the home, or at the gate if you are away, and walks the house, the lanai and the view. He notes the roof, the cage, the pool equipment, the openings and the updates. Jesse then delivers the written valuation and walks you through it by phone or in person.
Six Sawgrass owners have a mailing address in another state on the 2026 roll. If you are one of them, we can value the home from a walkthrough with your property manager or neighbor present, a video call and your records, and deliver everything in writing.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected], or call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
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 Sawgrass 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. The full set is on the McGreevy and Comisar Google reviews profile.
★★★★★ "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 Sawgrass valuation is mostly detail: the plan, the layout, the roof date, the view and the right comparables.
★★★★★ "Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process." Verified Google review
★★★★★ "We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend" Verified Google review
Jesse McGreevy and Marc Comisar are the Sawgrass at The Strand valuation team: licensed Florida REALTORS with Domain Realty, Top 1% Real Estate Agents Nationally Since 2008, who read the Sawgrass declaration, every recorded Sawgrass deed and every Sawgrass MLS closing of the last five years before writing this page.
Jesse McGreevy, Sales Associate, has been in the business since October 2004 and leads pricing, data and marketing for the team. He writes every Sawgrass valuation himself. Call him at (239) 898-6072, and read his Jesse McGreevy agent page.
Marc Comisar, Broker Associate, runs the field side: walking the home, the row and the view, and working with buyers and their agents across North Naples. Call him at (239) 287-5873, and read his Marc Comisar agent page.
We value homes in all fifteen Strand neighborhoods, and our community-wide guide to what a home in The Strand is worth sets Sawgrass against the rest. For the neighborhood itself, our Sawgrass at The Strand neighborhood guide holds every recorded fact.
When the number is in hand, our guide to selling a home in Sawgrass at The Strand covers the listing, and our guide to buying a home in Sawgrass at The Strand shows how your buyer will read the same records.
These are the value questions Sawgrass at The Strand owners ask most, each answered from the Southwest Florida MLS Matrix pull of September 26, 2026, the county's recorded sales and 2026 preliminary roll, and the recorded Sawgrass declaration. A valuation is an opinion of market value, not an appraisal, and nothing here is tax advice.
It depends on your plan and condition. The 2,286 square foot plan closed at $980,000, $1,025,000 and $875,000 from November 2023 to February 2025; three- and four-bedroom homes closed at $824,900 to $1,135,000 over five years. A written valuation narrows it to your address.
We do not quote one. No MLS window holds ten Sawgrass sales, so we list all nine five-year sales, $690,000 to $1,135,000, and value from your plan.
No Sawgrass home closed from September 27, 2025 to September 26, 2026. The last sale closed July 7, 2025.
The nine sales ran $280.29 to $448.38 per MLS living square foot, with the larger homes at the low end. Use per-foot figures only within your plan.
More dollars, fewer dollars per foot. The 3,233 square foot home set the high at $1,135,000 but sold for $351.07 a foot; the 2,286 square foot plan reached $448.38.
$1,135,000 in April 2023 on the MLS in five years, and the county record shows no higher qualified Sawgrass sale.
$690,000 for a 2,317 square foot two-bedroom-plus-den home in February 2023, at 92.62% of list after 25 days.
First sales from 1998 to 2000 recorded a median of $330,100 in the county file; the 2,286 square foot plan reached $1,025,000 in 2024. One home recorded at $360,000 in 1998 sold for $1,025,000, 2.8 times as much.
The two 2025 sales, $875,000 and $824,900, came in below most 2022 to 2024 sales. Two sales are not a trend, but they are what an appraiser reads first.
The county's first sales from 1998 to 2000 ran $281,800 to $441,800, a median of $330,100, after the builder bought almost every lot for $55,200.
The 2005 county median was $683,900 on eight qualified sales, the busiest resale year in the street's history.
The roll is a tax assessment as of January 1, not a market price. The 2026 preliminary median of $687,945 sits below every Sawgrass sale since 2022.
No. Homestead bills are capped, so a long-held bill of $3,000 to $4,000 reflects your ownership history, not your value.
Yes. Every Sawgrass lanai faces Sabal hole 2, but tee, fairway and green views differ, and the south-end homes also look toward a lake. We adjust for it after walking the row.
Twenty-five of 29 homes have one, so a pool is expected; a home without one usually trades below a matching home with one.
It depends on the buyer's insurance quote, which depends on the roof's age and attachment. A documented recent re-roof supports the top of your plan's range.
They lower the buyer's insurance cost on a pre-2002 house, documented by a wind mitigation report, and buyers pay for that.
It helps. The declaration has the association paint and repair the exterior, including roof repair short of replacement, through the fee, which most detached Strand neighborhoods do not.
It can, if a buyer assumes the worst. We put the current invoice and budget in front of buyers as soon as you list.
Every Strand home carries the same $4,162 Social membership in 2026, so it does not separate your home from its neighbors inside the gate.
Yes. All 29 address points are unshaded Zone X on the effective and preliminary maps, while parts of other Strand neighborhoods read Zone AH on the effective map.
On the effective map the lot edge touches Zone AE; the preliminary map shows none. An elevation certificate and a lender's determination for the home settle it.
Mango Cay's seven sales ran $499,000 to $715,000 for smaller, newer condominium villas; per foot the two overlap. The comparison table above sets them side by side.
Ana's Place recorded a five-year median of $979,500 (n=12, even) and $362.14 per foot; its two-bedroom-plus-den homes are the closest outside comparables for the 2,286 square foot plan.
Too few sales, per-foot rates that run backwards by size, the county's base area and the Pelican Strand Replat 2 name all confuse models.
Possibly, for buyers sensitive to highway sound; the row sits roughly 500 feet from the nearest travel lane, with the fairway buffer, Strand Boulevard and a golf hole between.
Yes. When the 2,286 square foot home pending at a $960,000 list closes, it becomes that plan's most recent comparable.
Whenever a Sawgrass home closes, and at least once a season if you are considering a sale.
No. Ours is a broker's opinion of value for pricing; a lender's appraisal is a licensed appraiser's report for a loan.
The same way, plus the date-of-death value your attorney or CPA may need. We can provide an opinion as of a past date from the recorded sales around it.
Nothing. Request a free Sawgrass at The Strand home valuation or call Jesse direct at (239) 898-6072.
In our Sawgrass at The Strand neighborhood guide, and in the declaration at the Collier County Clerk.
Every Sawgrass at The Strand value figure on this page comes from a recorded instrument, a state, county or federal record, the master association's or the club's own published documents, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them and numbered continuously, and the data files we worked from are named in plain text at the end.
The official Sawgrass at The Strand documents below are the ones that shape a Sawgrass value, published by the Collier County Clerk, the master association, The Club at The Strand, Collier County, Collier County Public Schools and the State of Florida. Clerk files open in the Clerk's public viewer.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Declaration of Covenants, Conditions and Restrictions for Sawgrass at the Strand | Recorded with the Collier County Clerk | Made February 1998 | Assessments, lawn and exterior maintenance, insurance, architectural review, use, sign, vehicle, pet, transfer and lease rules | Sawgrass declaration |
| Official records search | Collier County Clerk | Current | Find the 1999 Sawgrass instrument at O.R. 2615, Page 1938, and any later amendment | Clerk document search |
| 2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Votes by neighborhood, including Sawgrass's 29 | 2026 annual meeting notice |
| Board agenda with the "ARC Sawgrass" item | The Strand Master Property Owners Association | May 20, 2025 | Sawgrass architectural matters at the master board | May 2025 agenda |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, optional golf and sport upgrades | 2026 Membership Brochure |
| Gate transponder form | The Strand Master Property Owners Association | 2025 | $20 transponders; residents, members and approved renters | Transponder form |
| Ordinance 02-57, Pelican Strand PUD | Collier County, via the Clerk's board records | November 5, 2002 | Zoning, the 1,160-home cap and the 35-foot height limit | Ordinance 02-57 |
| 2024 flood protection newsletter | Collier County | 2024 | Flood insurance, the Community Rating System and elevation certificates | Flood protection newsletter |
| Building Bulletin 21 | Collier County | Current | Surveys and elevation certificates | Building Bulletin 21 |
| Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation inspection an insurer reads | Form OIR-B1-1802 |
| PT-112, Save Our Homes portability | Florida Department of Revenue | Current | Moving a homestead benefit to a new Florida home | PT-112 guide |
| Official List of Special Districts | Florida Commerce | Current | Confirms no CDD at The Strand | Official List of Special Districts |
| 2026 Accountability Brief | Collier County Public Schools | July 1, 2026 | Grades for the three schools zoned for Persimmon Way | 2026 Accountability Brief |
Three Sawgrass records are not public and cannot be linked: the Sawgrass association's adopted budget and quarterly assessment, the master association's adopted budget and assessment, and any rules the Sawgrass board has adopted under the declaration. Each comes with the estoppel certificates or from the association itself, and we request them before a listing goes live or an offer is written.
You reach the Sawgrass at The Strand valuation team by calling Jesse McGreevy at (239) 898-6072, calling Marc Comisar at (239) 287-5873, or requesting a free valuation online. McGreevy and Comisar work from an office in Bonita Springs and value homes across Naples, Estero, Bonita Springs, Fort Myers and Babcock Ranch, including every neighborhood of The Strand.
Request a free Sawgrass at The Strand home valuation, or call Jesse direct at (239) 898-6072. If you are buying, read our guide to buying a home in Sawgrass at The Strand and call Marc at (239) 287-5873.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. A valuation is an opinion of value, not an appraisal, and nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.