THE STRAND, NAPLES FLORIDA
What is your single-family home in The Strand worth? McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value it by plan and street from every MLS sale and the county record. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A single-family home in The Strand is worth what its own plan has recently sold for on its own street and the streets around it. Over the 36 months to September 26, 2026, four-bedroom-plus-den homes closed at a $1,985,000 median (n = 8, even), three-bedroom homes at $1,325,000 (n = 5, odd), and the whole neighborhood at $1,775,000 (n = 14, even).
This page answers the valuation question for the 121 homes of The Strand Homeowners' Association: Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive, Barclay Lane and three lots on Strand Boulevard. For the neighborhood itself, its replats, lots, fee, roof policy, flood map and schools, read our complete guide to Single Family Homes at The Strand. For the community around it, fifteen voting neighborhoods behind one gate at Immokalee Road and I-75 in North Naples, read our guide to The Strand. If you would rather hear a number for your own home, Call Jesse direct at (239) 898-6072.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Plan group | MLS sales, 36 months | Median sold price | Range | Median price per living sq ft |
|---|---|---|---|---|
| 4 bedrooms plus a den | 8 | $1,985,000 (even, the mean of $1,970,000 and $2,000,000) | $1,550,000 to $2,400,000 | $623.38 (n = 7, odd) |
| 3 bedrooms, with or without a den | 5 | $1,325,000 (odd, observed) | $898,900 to $1,675,000 | $528.11 (n = 5, odd) |
| 6 bedrooms or more | 1 | $2,895,000 (one sale) | one sale | $591.78 |
| All single-family homes | 14 | $1,775,000 (even, the mean of $1,750,000 and $1,800,000) | $898,900 to $2,895,000 | $586.89 (n = 13, odd) |
Southwest Florida MLS Matrix, closings September 27, 2023 to September 26, 2026. No plan group holds ten sales, so each plan median describes the sales listed rather than setting a market rate; the 14-sale neighborhood figure is the first window with ten or more closings.
The $1,775,000 neighborhood median is the mean of two sales, a $1,750,000 Whisperwood Court home and an $1,800,000 Whisperwood Court home, and no home sold at exactly that figure. It blends a 2,462 square foot three-bedroom home with a 4,892 square foot six-bedroom one. Your value starts from homes that look like yours.
Unlike The Links, where one developer built every house, the single-family lots were sold as land from 1997 to 2004 and built on by many builders, mostly from 1998 to 2005. Two homes of the same size on the same street can carry different plans, ceilings and finishes, which is why every valuation here is a comparable-by-comparable job. The lot-by-lot history, the four replats and the year-built counts are in our Single Family Homes at The Strand guide.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value Strand single-family homes from the full public record: all 24 MLS closings of the last five years read sale by sale, every recorded deed on the 121 lots back to 1997, the 2026 preliminary county roll for every home, FEMA's maps for every address point and every association notice on roofs and approvals.
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 agents before you ask anyone for a number, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side.
We tracked all 24 single-family MLS closings of the last five years and every recorded deed on the 121 lots for this page. Into your number go your plan's and street's sales over 36 months, widened to 60 when we need more; each sale's price per living square foot, sale-to-list ratio and days on market; the county's recorded qualified sales as a cross-check; The Links' sales, because a buyer's agent will cite them; and your home's own facts: lot, setting, roof and its approval, openings, pool and cage, and updates.
Jesse McGreevy and Marc Comisar, Top 1% Real Estate Agents Nationally Since 2008, split the work. Jesse builds the comparable set and writes the valuation. Marc Comisar walks the home, the roof line, the cage and the backyard view with you, because those are the items that move a single-family number here. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
We will not quote a number from an automated estimate, from the county's just value or from the $2,895,000 high. We will not claim a sale we cannot show you. And we will not tell you your home is worth more than its record supports to win a listing; the 128-, 177- and 218-day sales in the record show what that costs a seller.
This valuation guide runs from the short answer by plan, through how we value a home here, the sales one by one, sale-to-list and speed, five years of values, one valuation worked from the record, the competition, the comparison with The Links and the other Strand neighborhoods, the club, fee, tax, roof, flood and age items, why online estimates miss, what moves the number, the in-person valuation, reviews and the valuation FAQ.
A Strand single-family home is valued with three methods and one cross-check: comparable sales of the same plan on the same or a similar street, price per living square foot within that plan, and the competition a buyer can tour, checked against the county's recorded sales. We reconcile them into one number with a range, in writing.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
We start with homes of your bedroom count, den and size class sold in the 36 months to September 26, 2026, then widen to 60 months if the set is thin. For a four-bedroom-plus-den home of about 3,100 to 3,850 square feet, that set is eight sales from $1,550,000 to $2,400,000; for a three-bedroom home, five sales from $898,900 to $1,675,000.
Price per living square foot only works inside one plan group and one measure. The 36-month four-bedroom-plus-den sales ran $484.38 to $651.49 per living square foot, median $623.38 (n = 7); the three-bedroom sales ran $313.21 to $623.60, median $528.11. We apply the range, never one figure, and we never divide an MLS price by the county roll's base area.
On September 26, 2026 no single-family home was listed or pending on the six streets, so the competition a buyer sees is The Links' golf-front homes, the villa neighborhoods and single-family homes in nearby gated communities. With zero direct competition, your list price has no neighbor to undercut it, and also no neighbor to make it look reasonable.
The county's sales file, in data files dated August 29, 2026, records 11 qualified single-family sales in the 36 months to August 28, 2026 at a median of $1,970,000 and 20 over 60 months at $1,740,000 (even, the mean of the middle pair). It also codes each deed as qualified or not; the October 2025 Barclay Lane sale at $898,900 was coded not qualified, which is why we do not lean on it.
Where the three methods agree, the number is easy. Where they disagree, we weight the closest comparable sales most, then explain the gap: a newer roof, a lake view, a larger lot, an older kitchen. You see every adjustment and its reason.
A buyer's lender orders an appraisal that leans on closed sales, usually the most recent three to six, and may reach outside The Strand when the six streets produce too few. That is why we price with the appraisal in mind: a list price that the closed record cannot support may sell and then fail to appraise.
Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand single-family home, and you will have your plan's comparable sales, the county cross-check and a recommended range in writing. If you already know you want to list, read how we sell a single-family home in The Strand.
Strand single-family homes closed 14 times through the Southwest Florida MLS in the 36 months to September 26, 2026, from $898,900 on Barclay Lane to $2,895,000 on Rolling Pines Drive, at a $1,775,000 median and a $586.89 median price per living square foot. Every one of the fourteen is listed below, with its plan and its price per foot.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Closed | Street | Plan in the MLS | Living area | Sold | Price per living sq ft | Sale-to-list | Days on market |
|---|---|---|---|---|---|---|---|
| September 28, 2023 | Whisperwood Court | 3 plus den, 3 baths | 2,462 sq ft | $1,325,000 | $538.18 | SDE record | SDE record |
| October 24, 2023 | Amberwood Drive | 4 plus den, 3.5 baths | 3,133 sq ft | $1,970,000 | $628.79 | 91.63% | 10 |
| October 30, 2023 | Rolling Pines Drive | 6 or more, 6.5 baths | 4,892 sq ft | $2,895,000 | $591.78 | 100.00% | 6 |
| November 13, 2023 | Barclay Lane | 3 plus den, 3 baths | 2,686 sq ft | $1,675,000 | $623.60 | 95.71% | 37 |
| August 2, 2024 | Amberwood Drive | 4 plus den, 3.5 baths | 3,850 sq ft | $2,400,000 | $623.38 | 96.19% | 128 |
| December 3, 2024 | Rolling Pines Drive | 4 plus den, 3.5 baths | 3,706 sq ft | $2,175,000 | $586.89 | 92.55% | 33 |
| January 29, 2025 | Whisperwood Court | 3 plus den, 3 baths | 2,806 sq ft | $1,225,000 | $436.56 | 90.74% | 218 |
| March 26, 2025 | Whisperwood Court | 3 plus den, 2 baths | 2,935 sq ft | $1,550,000 | $528.11 | 92.54% | 177 |
| May 30, 2025 | Whisperwood Court | 4 plus den, 3 baths | not entered | $1,800,000 | not entered | SDE record | SDE record |
| June 11, 2025 | Whisperwood Court | 4 plus den, 3.5 baths | 3,185 sq ft | $2,075,000 | $651.49 | 90.22% | 0 |
| October 3, 2025 | Barclay Lane | 3 bedrooms, 3 baths | 2,870 sq ft | $898,900 | $313.21 | 100.00% | 0 |
| May 11, 2026 | Marble Court | 4 plus den, 4 baths | 3,200 sq ft | $1,550,000 | $484.38 | 91.18% | 47 |
| July 31, 2026 | Whisperwood Court | 4 plus den, 3.5 baths | 3,133 sq ft | $2,000,000 | $638.37 | 90.91% | 51 |
| September 25, 2026 | Whisperwood Court | 4 plus den, 3.5 baths | 3,408 sq ft | $1,750,000 | $513.50 | 97.22% | 0 |
Southwest Florida MLS Matrix, closings September 27, 2023 to September 26, 2026. An SDE record is a sale entered in the MLS after closing and not marketed on the MLS; it counts in the price median and volume but carries no meaningful sale-to-list ratio or days on market. Street addresses only.
Eight sales, $1,550,000 to $2,400,000, and per-foot figures from $484.38 to $651.49 with five of the seven between $586.89 and $651.49. The two low per-foot sales, $484.38 on Marble Court in May 2026 and $513.50 on Whisperwood Court in September 2026, are the most recent, which is the first thing a buyer's agent will point to. The answer is condition and plan, sale by sale, not a trend line drawn through two points.
Five sales, $898,900 to $1,675,000, and a wider per-foot spread, $313.21 to $623.60, because three-bedroom homes on these streets range from a lightly updated Barclay Lane home to a fully renovated one. Set aside the not-qualified $898,900 deed and the other four ran $1,225,000 to $1,675,000.
Not reliably. The 4,892 square foot six-bedroom home sold at $591.78 per foot, below several 3,100 square foot homes. On these streets, condition, roof, lot and setting move the per-foot figure more than size does, so we compare per-foot figures only within a plan group.
In the MLS a den is a den: "4 plus den" and "5 bedrooms" are typed differently, and buyers search them differently. A den with a closet and an adjoining bath can be marketed as a fifth bedroom option, but we value it against four-bedroom-plus-den sales unless the plan was built and permitted as five bedrooms.
Strand single-family homes closed at a median 92.55% of their final list price over 36 months (n = 12, even, the mean of 92.54% and 92.55%) after a median 35 days on market, with the two records entered after closing left out. Homes priced to the record sold near asking in days; homes priced above it sold for less, months later.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | Closings | Median sale-to-list | Median days on market |
|---|---|---|---|
| 12 months | 4 | 94.20% (n = 4, even, the mean of 91.18% and 97.22%) | 23.5 (n = 4, even, the mean of 0 and 47) |
| 24 months | 9 | 91.86% (n = 8, even, the mean of 91.18% and 92.54%) | 40 (n = 8, even, the mean of 33 and 47) |
| 36 months | 14 | 92.55% (n = 12, even, the mean of 92.54% and 92.55%) | 35 (n = 12, even, the mean of 33 and 37) |
| 60 months | 24 | 92.55% (n = 21, odd, observed) | 10 (n = 21, odd, observed) |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Sale-to-list is sold price over final list price; SDE records are excluded from both columns.
The three homes that waited longest in 36 months, 128, 177 and 218 days, closed at 96.19%, 92.54% and 90.74% of their final list prices. Three homes closed with 0 days on market at 90.22% to 100.00%. In this record, the first price is the one that decides the outcome.
Two 2022 sales closed far above asking: a Rolling Pines Drive three-bedroom-plus-den home at 120.00% of its $1,195,000 list and a Barclay Lane four-bedroom home at 118.74% of its $950,000 list. Both were list prices set before the market repriced, not a pattern a seller should plan on in 2026.
A valuation here is a forecast of the price a buyer will pay after seeing your home against a record that buyers can read. Our recommended range sits where the comparable sales and the per-foot band agree, and we tell you what a list price above it is likely to cost in time.
Strand single-family values repriced in 2022 and 2023 and have held a plateau since. MLS calendar-year medians ran $1,281,000 in 2022 (n = 4), $1,879,500 in 2023 (n = 10), $2,287,500 in 2024 (n = 2), $1,550,000 in 2025 (n = 5) and $1,750,000 in 2026 to date (n = 3). With so few sales, the swings since 2023 are mostly mix.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Year | Closings | Median sold |
|---|---|---|
| 2022 | 4 | $1,281,000 (even, the mean of $1,128,000 and $1,434,000) |
| 2023 | 10 | $1,879,500 (even, the mean of $1,849,000 and $1,910,000) |
| 2024 | 2 | $2,287,500 (even, the mean of $2,175,000 and $2,400,000) |
| 2025 | 5 | $1,550,000 (odd, observed) |
| 2026, to September 25 | 3 | $1,750,000 (odd, observed) |
Southwest Florida MLS Matrix, retrieved September 26, 2026. No MLS closing is recorded on the six streets from October to December 2021.
The county's qualified improved sales trace two full cycles: medians of $535,000 to $700,000 from 2001 to 2004, $970,000 in 2005 and $1,175,000 in 2006, then $725,000 to $911,500 a year from 2008 to 2019. The climb began at $875,000 in 2020, reached $935,000 in 2021, $1,357,000 in 2022 and $1,879,500 in 2023. The 2023 county median sits 60% above the 2006 peak.
In 2022 four homes sold at $950,000 to $1,800,000, two of them far above asking. In 2023 ten sold, and nine of the ten closed at $1,675,000 or more. That is the step that moved the four-bedroom-plus-den home from the $1.4 million range to the $1.9 million range.
Since the start of 2024, ten sales have closed from $898,900 to $2,400,000, and the four-bedroom-plus-den homes among them have held between $1,550,000 and $2,400,000. The 2025 median of $1,550,000 reflects three three-bedroom sales among five; the 2026 median reflects three four-bedroom-plus-den homes.
A year with two sales of 3,700 and 3,850 square feet, like 2024, will always show a higher median than a year with three three-bedroom homes, like 2025. We compare like with like before we say a value has risen or fallen.
The clearest valuation lesson in the record is the Amberwood Drive four-bedroom-plus-den home of 3,850 square feet that listed at $2,495,000, waited 128 days and closed on August 2, 2024 at $2,400,000, $623.38 per living square foot, 96.19% of list. The comparable set before it pointed to almost exactly that price.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The four-bedroom-plus-den sales of 2023 were the evidence a buyer had: $1,910,000 on Marble Court at $604.81 per foot, $1,990,000 on Rolling Oaks Court at $618.01 and $1,970,000 on Amberwood Drive itself at $628.79, a per-foot band of about $605 to $629. Applied to 3,850 square feet, that band gives about $2,330,000 to $2,420,000.
At $2,495,000 the home asked $648.05 per foot, above every four-bedroom-plus-den sale of the previous year. Size, the lake loop and Amberwood Drive's standing as the most valuable street on the county's own measure were real arguments, but the per-foot record did not reach that far.
The home closed at $2,400,000, inside the band the 2023 sales drew, after 128 days on market. It remains the highest four-bedroom-plus-den price in five years and the second-highest single-family sale of any plan.
The record found the price; the list price only decided how long it took. A valuation built from the per-foot band of your plan's recent sales, applied to your living area and adjusted for your street and condition, is the number the market is likely to pay. A list price above it buys time on market, not a higher sale.
Your single-family home competes with nothing on its own streets today: on September 26, 2026 the MLS showed no active, no pending and no contingent listing on Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive or Barclay Lane. The competition a buyer weighs is The Links, the villa neighborhoods and gated single-family homes outside The Strand.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Four single-family homes sold in the last twelve months and none was listed on September 26, 2026. The next listing will be the only single-family home a buyer can tour behind The Strand's gate, and the most recent sale, on Whisperwood Court, closed with 0 days on market.
The Links at The Strand closed 6 homes in the last twelve months at a $1,265,000 median (even). A buyer who wants a detached pool home behind this gate and cannot find a single-family listing looks there next, which is why The Links sets a floor under three-bedroom values here.
A four-bedroom-plus-den home priced inside its plan's $1,550,000 to $2,400,000 band would face no direct competition; a three-bedroom home would sit beside The Links' sales. We show you both pictures before you choose a list price.
Single Family Homes at The Strand holds more value per home and per foot than The Links at The Strand: a five-year MLS median of $1,775,000 against $1,167,500 and $557.76 per living square foot against $425.17. The Links offers golf frontage on every lot at a lower entry price; the single-family streets carry the land and the size.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Measure | Single Family Homes at The Strand | The Links at The Strand |
|---|---|---|
| Homes | 121 | 54 |
| Five-year MLS closings | 24 | 10 |
| Five-year median sold price | $1,775,000 (even n) | $1,167,500 (even n) |
| Five-year median $ per living sq ft | $557.76 (n = 23) | $425.17 |
| Last 12 months | 4 closings, median $1,650,000 (even n) | 6 closings, median $1,265,000 (even n) |
| MLS living area, five-year sales | 2,462 to 4,892 sq ft | 2,091 to 3,300 sq ft |
| Lot size, county roll | 0.25 to 0.46 acres, median 0.32 | 0.17 to 0.28 acres, median 0.19 |
| Built | Mostly 1998 to 2005, many builders | 2000 to 2003, one developer |
| Setting | Lakes, preserve and golf, by street | Golf frontage on Savannah holes 4, 5 or 6 |
| Association fee | Published, $1,525 a quarter in 2026 | Not published |
| Approval to buy | Tenant Evaluation; the board decides | None under the recorded declaration |
| Non-homestead tax median, 2026 roll | $11,251.15 | $7,791.12 |
Sources: Southwest Florida MLS Matrix, retrieved September 26, 2026; the 2026 preliminary county roll; the association's forms page; The Links declaration recorded with the Collier County Clerk. Our guide to The Links at The Strand has the full record.
A three-bedroom single-family home of 2,700 square feet and a Links home of the same size are close substitutes, and their values sit closest. A four-bedroom-plus-den home of 3,400 square feet has no Links equivalent, since The Links' plans top out around 3,300 square feet, and its value should not be argued down with Links per-foot figures.
The per-foot gap, about 31%, is not only size: it is the lot, about two-thirds larger at the median, the custom build, the lake and preserve settings and the published, budgetable fee. Those are the items we put in your valuation and your buyer's mind.
If you own on Fairway Court, or you are comparing a Links home with yours, our valuation guide for The Links at The Strand works its golf-front sales the same way.
Single-family values sit at the top of The Strand on every measure in the record: the highest five-year MLS median, $1,775,000 across 24 sales, and the highest five-year median price per living square foot, $557.76. The next tier, The Links, sits about $600,000 lower, and the condominium neighborhoods sit at a fraction of the single-family figure.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Neighborhood | Product | Five-year MLS closings | Five-year median sold price | Five-year median $ per living sq ft | Closings, last 12 months |
|---|---|---|---|---|---|
| Single Family Homes at The Strand | Detached custom pool homes, homeowners' association | 24 | $1,775,000 (even n) | $557.76 | 4 |
| The Links at The Strand | Detached golf-front pool homes, homeowners' association | 10 | $1,167,500 (even n) | $425.17 | 6 |
| Ana's Place | Detached pool villas, homeowners' association | 12 | $979,500 (even n) | $362.14 | 1 |
| Eden at The Strand | Villas, most sharing a party wall, homeowners' association | 14 | $805,500 (even n) | $391.32 | 0 |
| Trophy Club at The Strand | Two-story coach homes, condominium | 19 | $699,000 (odd n) | $286.67 | 5 |
| The Pinnacle at The Strand | Two-story coach homes, condominium | 33 | $570,000 (odd n) | $320.93 | 2 |
| Wedge Wood at The Strand | Condominium buildings of eight | 60 | $445,000 (even n, both middle sales $445,000) | $299.87 | 11 |
Yardstick: Southwest Florida MLS Matrix closings, retrieved September 26, 2026, five-year median sold price and price per living square foot, as published in our neighborhood guides. Even-count medians are the mean of the two middle values. Sawgrass and Mango Cay recorded fewer than ten five-year sales, so we list no median for them here.
Only The Links comes close: its five-year median of $1,167,500 sits inside the single-family three-bedroom range of $898,900 to $1,700,000. Every other neighborhood in the table carries a five-year median under $1,000,000, which is why a single-family valuation never borrows from them.
Across The Strand's 61 MLS closings of the last twelve months the median was $610,000. A single-family home is roughly three times that figure, and a seller who hears "Strand homes sell for about $600,000" is hearing a condominium number. For the whole community's figures, see our guide to The Strand.
The club, the association fee and property taxes shape what a buyer will pay for a Strand single-family home because they set the yearly cost of owning it. In 2026 the association fee is $6,100 a year and published, the club's mandatory Social dues are $4,162 with no initiation, and the buyer's property taxes reset to the purchase price.
The Club at The Strand's 2026 Membership Brochure makes Social membership mandatory for every Strand homeowner, with no initiation fee for Strand homeowners and annual dues of $4,162. Golf is an optional upgrade at a $100,000 initiation for a Full or Family Golf membership. Buyers coming from Naples clubs with six-figure equity initiations see the Social tier as a bargain, which supports value.
The association's forms page states "2026 Quarterly Assessment: $1,525.00," which is $6,100 a year. It is the only published neighborhood assessment in The Strand, so a single-family buyer can budget the fee to the dollar before writing an offer. Whether it carries the master association's share is not published; the estoppel certificate confirms it.
The buyer pays a capital contribution of one quarter's assessment, $1,525 at the 2026 rate, at closing. It is a buyer's cost, not a deduction from your value, but a buyer adds it to the price when comparing homes.
On the 2026 preliminary roll the median non-homestead tax on the six streets was $11,251.15 (n = 39, odd) and the median homestead tax $7,035.91 (n = 82, even). Florida's homestead cap resets after a sale, so a buyer paying about $1.75 million will budget a bill above the non-homestead median, and a long-held homestead bill tells a buyer nothing.
The Strand carries no community development district; Florida Commerce's Official List of Special Districts lists none for it. That keeps a bond assessment off the tax bill and off the buyer's yearly cost.
The roof, the flood map and the home's age affect a Strand single-family value more than finishes do. The board approves every roof project and generally requires full replacement of an older tile roof, 111 of 121 address points are unshaded Zone X, and 92 of the homes were completed before the March 2002 statewide building code.
The association's November 2022 notice says "Any roof repair of tiles must be an exact match to the original tiles, in color, shape and size," and that on older roofs the board "will require full replacement of the roof" in most cases. A buyer therefore prices an original tile roof as a replacement waiting to happen, and an insurer prices it as risk. A roof replaced with its permit and approval on file adds value here that it would not add in most neighborhoods.
On FEMA's effective map, 111 of the 121 address points are unshaded Zone X and 4 are shaded Zone X; six fall in Zone AH, three on Barclay Lane, one on Marble Court and two on the Strand Boulevard lots. FEMA's preliminary maps put all 121 in Zone X. For the six AH homes, an elevation certificate can move both the insurance quote and the value conversation.
By the county roll, 92 of the 121 homes were completed from 1998 to 2001 and 29 in 2002 or later; the statewide Florida Building Code took effect March 1, 2002. An older home with impact windows, a newer roof and documented roof-to-wall connections can insure like a newer one, and a wind mitigation report under section 627.0629 is how a buyer sees that.
Lots run 0.25 to 0.46 acres on the county roll, median 0.32; Barclay Lane's median is 0.26 and Rolling Pines Drive's 0.34. A preserve or lake behind the pool is the setting buyers pay for, and the aerial in your listing is where they see it.
Online estimates miss on Strand single-family homes because they blend six streets, three pods and many builders into one model, work from a thin record of 24 sales in five years, often mix the county's base area with MLS living area, and cannot see the roof's approval, the backyard or the not-qualified 2025 deed.
A model that treats Barclay Lane and Amberwood Drive as one neighborhood will overvalue one and undervalue the other: their five-year sales ran $898,900 to $1,680,000 and $1,849,000 to $2,400,000 respectively.
Four sales in twelve months, nine in 24. A model that needs ten recent sales will either reach into other communities or lean on the county roll, and neither describes your home.
The county roll records base area, 2,234 to 4,114 square feet for the main building, median 3,133; listings record living area. Dividing an MLS price by the county's area produces a per-foot figure that matches no sale.
The 2026 preliminary just values run $876,057 to $1,705,771, median $1,239,478, and every 2026 single-family sale closed above its home's just value. An estimate anchored to the roll starts low.
Whether your roof was replaced and approved, which way the backyard faces, whether the pool cage survived Ian, whether the kitchen is from 1999 or 2024, and whether a comparable was an open-market sale. Those are the adjustments that decide the number.
Before you list, the items that move a Strand single-family value are the roof file, documented openings and wind mitigation, the pool and cage, approvals for past exterior work, timing to the winter season, and an owner's plan for showings if you are out of town. Each one changes either the buyer's price or the buyer's confidence.
Permit, final inspection date, board approval, material and warranty. If the roof is original, get a roofer's condition report and a replacement quote so the buyer prices a known number rather than a guess.
Impact windows and doors or approved shutters, with permits, and a current wind mitigation report. They lower the buyer's insurance quote, and a lower yearly cost supports a higher price.
Every home has a pool on the county roll, and the association's post-Irma notice put a replacement cage at "$30 to $50 K." A sound cage, fresh screens and serviced pool equipment remove an inspection item.
Any exterior change needs an Architectural Review Board approval. A buyer's attorney may ask; find yours with the manager before listing.
Winter buyers tour The Strand from December to April, and five of the 14 sales of the last 36 months closed from January to June. A home valued and prepared in the fall is in front of them on their first visit.
Thirty owners on the six streets have a mailing address in another state. We handle the walk-through, the vendors and the showings so the valuation and the listing happen without a flight.
You get a free in-person valuation of your Strand single-family home by requesting one online or calling Jesse McGreevy at (239) 898-6072. Marc or Jesse walks the home, the roof line, the cage and the backyard with you, and you receive a written value range built from your plan's and street's sales, with every adjustment explained. There is no cost and no obligation.
Your plan's 36-month and 60-month sales with dates, streets, per-foot figures, sale-to-list ratios and days on market; the county's recorded prices; The Links comparison; the club, fee and tax picture your buyer will see; a seller net sheet; and a recommended list price with a range.
At the home we cover the plan and the updates, the roof and its paperwork, the pool and cage, the backyard view and your timeline. The written valuation follows, with every comparable and adjustment shown.
We can value from photos, your roof and permit records and a video walk-through, then confirm on site when you return or with your permission while you are away.
Call Jesse direct at (239) 898-6072 or email [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request your free Strand single-family valuation. When you are ready to list, our seller guide for the single-family streets sets out pricing, marketing and costs, and the community-wide method is on The Strand home valuation page.
Jesse McGreevy is a top-reviewed Strand single-family 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.
★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end." Verified Google review
At the top of The Strand's market, the service is the paperwork done before anyone asks for it.
★★★★★ "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
Strand single-family owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Jesse has been in the business since October 2004, the team launched in October 2008, and both read every single-family sale of the last five years, the county's deed history for all 121 homes and the association's notices before writing this page.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He builds the comparable set and writes every valuation. Reach him at (239) 898-6072, and read his profile on the 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 home with you and reads the roof, cage and setting items that move the number. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Once you have a number, our seller guide for Strand single-family homes covers marketing, negotiation, costs and disclosure, and our buyer guide for the same streets shows what your buyer will be told about the roof, the fee and the application.
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, Florida license SL3101296. Marc Comisar, Florida license BK3060671. Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134.
These are the valuation questions Strand single-family owners ask us, with each answer drawn from the Southwest Florida MLS Matrix (retrieved September 26, 2026), the county's recorded sales and 2026 preliminary roll, the association's published forms and notices, and FEMA's maps. For the full selling process, see selling a single-family home in The Strand.
It depends first on the plan. Over 36 months, four-bedroom-plus-den homes closed at a $1,985,000 median (n = 8, even) and three-bedroom homes at $1,325,000 (n = 5). Your street, lot, roof and condition place your home within that band.
$1,775,000 over 36 months (n = 14, even, the mean of $1,750,000 and $1,800,000), and $1,775,000 over five years (n = 24, even). The last 12 months held four sales at a $1,650,000 median.
Eight sold in 36 months from $1,550,000 to $2,400,000, at a $1,985,000 median and $623.38 per living square foot (n = 7).
Five sold in 36 months from $898,900 to $1,675,000, at a $1,325,000 median; set aside the not-qualified $898,900 deed and the range was $1,225,000 to $1,675,000.
$586.89 per living square foot over 36 months (n = 13, odd) and $557.76 over five years (n = 23, odd), both medians of MLS living area.
Not reliably. The 4,892 square foot home sold at $591.78 per foot, below several 3,100 square foot homes; condition, roof and setting move the per-foot figure more than size.
Yes. Over five years Amberwood Drive's four sales ran $1,849,000 to $2,400,000 and Barclay Lane's five had a $1,128,000 median on smaller lots. Every street holds fewer than ten sales.
Yes, but with 24 sales in five years it cannot be measured statistically. We compare your home with the closest sales of the same setting.
$2,895,000, a six-bedroom home of 4,892 square feet on Rolling Pines Drive, at its full asking price after 6 days in October 2023.
$898,900 for a three-bedroom Barclay Lane home in October 2025, which the county coded as not qualified. The lowest marketed, qualified sale in 36 months was $1,225,000 on Whisperwood Court.
A median 35 days over 36 months (n = 12), from 0 to 218 days. Price set the pace.
A median 92.55% of final list price over 36 months (n = 12) and over five years (n = 21), with the records entered after closing left out.
Sold Data Entry: a sale entered in the MLS after closing and not marketed on the MLS. Two of the 36-month sales are SDE records; they count in the price median but not in sale-to-list or days on market.
The calendar-year medians moved with the mix: $1,879,500 in 2023, $2,287,500 in 2024 on two large homes, $1,550,000 in 2025 with three three-bedroom sales, and $1,750,000 in 2026. The four-bedroom-plus-den band has held at $1,550,000 to $2,400,000.
The county's qualified median rose from $935,000 in 2021 to $1,879,500 in 2023, and the 2023 figure sits 60% above the 2006 peak.
None. On September 26, 2026 the MLS showed no active or pending listing on the six streets.
Eleven qualified sales in the 36 months to August 28, 2026 at a $1,970,000 median, the first county window with ten or more.
No. The 2026 preliminary just values run $876,057 to $1,705,771, and every 2026 single-family sale closed above its home's just value.
Not in practice. Social membership is mandatory at $4,162 for 2026 with no initiation for Strand homeowners, which buyers from equity clubs often see as a bargain.
$1,525 a quarter for 2026, $6,100 a year, published on the association's forms page; the buyer pays a capital contribution of one quarter at closing.
Yes. The board approves every roof project and generally requires full replacement of older tile roofs, so a replaced, approved roof supports value and an original roof is priced as a coming cost.
Most homes are unshaded Zone X. For the six Zone AH address points on Barclay Lane, Marble Court and the Strand Boulevard lots, an elevation certificate can change the insurance quote and the buyer's comfort.
No. Florida Commerce's Official List of Special Districts lists none for The Strand.
Over five years, $1,775,000 and $557.76 per living square foot against $1,167,500 and $425.17 at The Links, on lots about two-thirds larger at the median.
Our number is built from the same closed sales an appraiser uses, so it should. A list price above the closed record can sell and then fail to appraise.
They blend six streets and many builders, work from a thin record, mix county area with living area and cannot see the roof's approval or the backyard.
We value a den against four-bedroom-plus-den sales unless the plan was built and permitted as five bedrooms.
In the fall, so the home is ready for the winter buyers who tour from December to April.
Whenever a single-family home sells on your street or in your plan; with four sales a year, each one matters.
No. It is free and carries no obligation. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
Yes. We value from photos, your roof and permit records and a video walk-through, then confirm on site when convenient.
Request your free Strand single-family valuation or Call Jesse direct at (239) 898-6072.
Every Single Family Homes at The Strand value on this page comes from the Southwest Florida MLS Matrix, retrieved September 26, 2026, the county's recorded sales and 2026 preliminary roll, the association's published forms and notices, a recorded instrument, or a state, county or federal record. Primary sources are grouped by who issued them and numbered continuously.
The official Single Family Homes at The Strand documents below are published by The Strand Homeowners' Association, the master association, The Club at The Strand, Collier County or the State of Florida. They are the documents behind the value items on this page, and every row links the authority that holds the current version.
| Document | Issued by | Date | What it covers | Official link |
|---|---|---|---|---|
| Tenant Evaluation sales and lease application | The Strand Homeowners' Association | Current | Buyer and tenant screening under community code 14703; the board makes the final decision | Download the application |
| Architectural Review Board change or maintenance form | The Strand Homeowners' Association | 2022 | Approval for any exterior change, including roofs, cages and paint | Download the ARB form |
| Roof Replacement/Repair notice | The Strand Homeowners' Association | November 16, 2022 | Section 4.1 roof approval and the full-replacement policy | Download the roof notice |
| Business use notice | The Strand Homeowners' Association | February 2, 2022 | Declaration section 10.27 on home businesses | Download the business use notice |
| Revised Rules and Regulations cover letter, revision 9 | The Strand Homeowners' Association | December 2022 | Rules conformed to the April 2022 master amendments on pets, signage, golf carts and parking | Download the cover letter |
| Repaving notice | The Strand Homeowners' Association | May 17, 2023 | The six roadways of the single-family association | Download the repaving notice |
| Irrigation letter to owners | The Strand Homeowners' Association | June 2026 | Centrally managed irrigation and water limits | Download the irrigation letter |
| 2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Votes by neighborhood, including Single Family Homes' 121 | Download the 2026 notice |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, optional golf and sport tiers | Download the club brochure |
| Gate transponder form | The Strand Master Property Owners Association | 2025 | $20 transponders and the renter rule | Download the transponder form |
| Ordinance 02-57, Pelican Strand PUD | Collier County, via the Clerk's board records | November 5, 2002 | Zoning: 1,160-unit cap, 35-foot height limit | Download Ordinance 02-57 |
| Building Bulletin 21 | Collier County | Current | Surveys and elevation certificates | Download Bulletin 21 |
| Uniform mitigation verification form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation form an insurer reads | Download the form |
Three records that decide a single-family sale here are not public and cannot be linked: the recorded declaration and current rules, kept in the association's owners-only section; the association's budget and whether the $1,525 quarterly figure carries the master share; and the master association's assessment. Each appears in the owners' documents or on the estoppel certificates, and we request them by name.
You reach the Strand single-family valuation team, McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, by calling Jesse McGreevy direct 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 the single-family streets of The Strand sit inside the North Naples market they work every week.
If you are thinking, "What is my single-family home in The Strand 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. The full neighborhood record is in our guide to Single Family Homes at The Strand.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request a free valuation of your Strand single-family home and Call Jesse direct at (239) 898-6072, or, if you are buying, read our guide to buying a single-family home in The Strand and Call Marc at (239) 287-5873.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Buyers can also read how we represent buyers in Southwest Florida. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.