What Is My The Strand Home Worth?

Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty

What Is Your Home in The Strand Worth Today?

A home in The Strand is worth what recent sales in its own neighborhood and floor plan say. Over the 12 months to September 26, 2026, 61 Strand homes sold at a median of $610,000: 49 condominiums and coach homes at $565,000 and 12 villas and houses at $1,265,000, per the Southwest Florida MLS.

The Strand is a gated golf community of 1,073 homes in 15 voting neighborhoods around a 27-hole Gordon Lewis course off Immokalee Road, and a Wedge Wood condominium and a Whisperwood Court house do not share a market. Our complete guide to The Strand covers the club, the associations, the flood maps and the schools; this page is about one number, your home's value, and how to reach it from the record. The Strand sits inside the North Naples market in our Naples guide. Before you ask any agent for a number, compare the teams in our guide to the best real estate agents in Naples, compared on the public record. Call Jesse McGreevy direct at (239) 898-6072 for a written valuation.

Data updated: September 2026 (Southwest Florida MLS Matrix, Development: The Strand, pulled September 26, 2026; Collier County recorded qualified sales, data files dated August 29, 2026)

The Short Answer by Neighborhood

Windows count back from September 26, 2026: the last 12 months run from September 27, 2025, and 60 months from September 27, 2021. The MLS neighborhood field is typed in by listing agents and is not consistent, so we assigned every sale by street. Any median with an even count is the mean of the two middle sales, and a neighborhood with one or two sales shows the sales, not a median.

Your Home Is Not the Community Median

The Strand's $610,000 median blends a 1,478-square-foot Wedge Wood condominium with a 3,133-square-foot house on Whisperwood Court. It describes no real home. The number that matters is the one built from your own building group: the three or four closest sales of your plan and size, adjusted for date, floor, view, garage, updates and condition, and then tested against what is for sale today.

Two Markets Behind One Gate

The Strand trades as two markets. In the last 12 months the 49 attached homes closed at a median of $565,000 after a median 67 days on market, while the 12 detached homes closed at $1,265,000 after a median 7 days. Price per square foot ran $309.87 for attached homes and $461.90 for detached homes. A valuation that treats them as one market is wrong for both.

Why Should McGreevy and Comisar Value Your Strand Home?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value a Strand home from all 307 Strand closings in the Southwest Florida MLS over five years, the county's recorded qualified sales back to 2019, the recorded condominium declarations and the club's printed fee schedule. The valuation is written, sourced and free, with no obligation to list.

The Credentials, Stated Plainly

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Those are career numbers across Lee and Collier County, not a claim about any one community. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and every Strand valuation we write is built the same way: from the record, with the source beside each figure.

What Goes Into Our Number

In the last 12 months we tracked 61 Strand closings in the Southwest Florida MLS Matrix, pulled September 26, 2026, plus the 46 closings of the year before, the 307 closings of the last five years and the 9 active and 5 pending listings on the pull date. We add the 51 Collier County recorded qualified sales of the 12 months to August 28, 2026, the county's sales history back to 2019, the published club dues and the one published association assessment. Each figure carries its source and date.

Who Does the Work

Jesse McGreevy builds the comparable set, the adjustments and the written valuation. Marc Comisar walks the home, the view and the building. Neither hands a valuation to an assistant. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read about the partnership on our about McGreevy and Comisar page.

What We Will Not Do

We will not quote you a high number to win a listing. On September 26, 2026 two Clubside condominiums had been listed for 202 and 271 days, and a Wedge Wood unit for 176 days, while a Grande Reserve coach home priced at its neighborhood's recent sales went pending in two days. An inflated number costs a Strand seller a season. You get the number the record supports.

Key Takeaways on The Strand Home Values

The Strand's home values in nine lines, each drawn from the Southwest Florida MLS Matrix pull of September 26, 2026 or the Collier County recorded qualified sales files dated August 29, 2026. Read them as the starting point for a valuation, not as the value of any single home in the community.

• 61 MLS closings in 12 months at a median of $610,000, $319.46 per square foot of living area, 96.36% of list and 51 days on market; 13 of 61 sold at or above list.
• Attached homes: 49 sales at a median of $565,000 and 67 days. Detached homes: 12 sales at $1,265,000 and 7 days. Price per square foot ran $309.87 against $461.90.
• Neighborhood medians over 60 months run from $445,000 in Wedge Wood to $1,750,000 in the single-family neighborhood, a spread of nearly four times behind one gate.
• The year before: 46 sales at $625,000 and $345.99 per square foot. More homes sold this year at a slightly lower median and a lower price per foot, and the softening sat in the attached segment.
• Detached values rose while attached values eased. Detached medians moved from $990,000 to $1,265,000 between the two 12-month windows, partly a change in which homes sold; attached medians eased from $575,000 to $565,000.
• Nine homes were for sale on September 26, 2026, at a median asking price of $618,000, 1.77 months of supply at the last year's pace and 0.84% of all homes.
• The county agrees on the middle. Collier County recorded 51 qualified sales in the 12 months to August 28, 2026 at a median of $610,000: 45 condominiums at $590,000 and 6 single-family homes at $1,415,000.
• Every owner pays $4,162 a year in mandatory club social dues with no initiation fee, and there is no CDD. Golf is optional, at a printed $40,000 to $100,000 initiation, per the club's 2026 Membership Brochure.
• The Strand sells in 51 days against 29 at Olde Cypress, the nearest rival, where every sale is a house at a $1,105,000 median.

Table of Contents

This valuation guide to The Strand runs from the short answer through how a Strand home is valued, values by neighborhood, plan and bedroom count, price per square foot, speed and sale-to-list, the five-year record, the competition, Olde Cypress, the club, the buyer's costs, disclosure, insurance, online estimates and the free valuation.

• What Is Your Home in The Strand Worth Today?
• Why Should McGreevy and Comisar Value Your Strand Home?
• Key Takeaways on The Strand Home Values
• How Is a Home in The Strand Actually Valued?
• What Are Homes in The Strand Worth Neighborhood by Neighborhood?
• What Are Strand Homes Worth by Floor Plan and Bedroom Count?
• What Does Price per Square Foot Tell You About a Strand Home?
• How Close to Asking Do Strand Homes Sell, and How Fast?
• How Have Strand Home Values Changed Over Five Years?
• What Is Your Strand Home Competing With Right Now?
• The Strand vs Olde Cypress: Which Holds More Value for a Seller?
• How Does The Strand Compare With Other North Naples Club Communities?
• What Does the Club Do to the Value of a Strand Home?
• What Costs Will a Strand Buyer Price Into Your Offer?
• What Must a Strand Seller Disclose, and When?
• How Do Flood Maps, Insurance and Building Age Affect a Strand Value?
• Why Do Online Estimates Miss on Homes in The Strand?
• What Moves the Number Before You List a Strand Home?
• Want a Free In-Person Valuation of Your Strand Home?
• What Do Sellers Say About Working With McGreevy and Comisar?
• Your Local Real Estate Experts
• Frequently Asked Questions, Seller Edition: Valuing a Home in The Strand
• Sources and Authoritative References
• Downloadable Documents
• How Do You Reach The Strand Valuation Team Today?

How Is a Home in The Strand Actually Valued?

A home in The Strand is valued three ways and reconciled: by comparable sales from its own neighborhood and floor plan in the Southwest Florida MLS, by price per square foot within its segment, and against the active and pending listings a buyer tours the same week. Collier County's recorded sales are the cross-check.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded qualified sales, data files dated August 29, 2026)

Method One: Comparable Sales From Your Building Group

We start with the sales in your own neighborhood and plan size, first from the last 12 months, then from the last 36 or 60 when the recent set is thin. A Grande Reserve owner with a 2,442-square-foot coach home is compared with the four 2,442-square-foot Grande Reserve sales of the last year, which ran $789,000 to $895,000, not with the 1,884-square-foot plan next door, which ran $530,000 to $625,000. Each comparable is adjusted for date, floor, view, garage, updates and condition, one line at a time, with the reason shown.

Method Two: Price per Square Foot Within the Segment

Price per square foot is a check that catches a comparable out of line. We use it only within a segment and a size band, because the attached median of $309.87 and the detached median of $461.90 describe different products. The figure uses MLS living area, not the county's adjusted area under roof.

Method Three: The Competition a Buyer Sees

A value has to make sense next to what a buyer can tour. On September 26, 2026 there were nine active Strand listings at a median asking price of $618,000, three pending with a contingency and two pending. A home priced above the active listings in its own neighborhood loses the buyer to them; a home priced at them joins the ones that have waited six months.

The Cross-Check: Collier County Recorded Sales

The county counts only deeds its office classifies as qualified, arm's-length sales. Collier County recorded 51 qualified Strand sales in the 12 months to August 28, 2026 at a median of $610,000, matching the MLS median on a window one month earlier. We use the county record to confirm a sale price and to catch a sale the MLS missed, never as a separate price for your home.

Reconciliation

The three methods rarely land on the same number. We weight them for your home: comparable sales carry most of the weight where your plan sold several times in the last year, as the 1,633-square-foot Clubside plan did; the 36-month or 60-month set carries more for Eden, Sawgrass or Ana's Place, where the last 12 months hold one sale or none; the competition test trims any number that would sit above the active listings. You see all three and the weights.

What an Appraiser Will Do Differently

A buyer's lender sends an appraiser who relies on closed sales, usually from the last six to twelve months, and who may reach outside your neighborhood when your plan has not sold recently. For a Pinnacle, Mango Cay or Turnberry Woods home, with three or fewer sales in the last year, we prepare the appraiser package: the 60-month sales of your plan, the county's recorded prices and the reason for each adjustment. Call Jesse direct at (239) 898-6072.

Ready to Talk About Your Strand Home?

Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home, and you will have the comparable sales of your own plan, the active competition and a recommended list price on paper within days. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Buying in The Strand instead? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

What Are Homes in The Strand Worth Neighborhood by Neighborhood?

Homes in The Strand are worth very different amounts by neighborhood: over the 60 months to September 26, 2026, Wedge Wood condominiums sold at a median of $445,000, Clubside at $585,000, Grande Reserve coach homes at $664,000, Eden villas at $805,500, The Links at $1,167,500 and the single-family neighborhood at $1,750,000.

Data updated: September 2026 (Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, neighborhood assigned by street; Collier County recorded qualified sales, 24 months to August 28, 2026)

Wedge Wood: The Entry Point

Wedge Wood holds 152 condominium residences in 19 two-story buildings on Sand Wedge Lane, built in 1999 and 2000, and casts 153 votes on the master ballot. It is the lowest-priced way into The Strand. In the last 12 months 11 units sold at a median of $415,000, from $350,000 to $445,000, at a median of 94.32% of list and 70 days on market; none sold at or above list. Over 60 months, 60 sales ran a median of $445,000. On September 26, 2026 two Wedge Wood units were active at $494,000 and $459,000 and two more were pending, one with a contingency. Collier County's recorded sales agree: 8 Wedge Wood I sales at a median of $409,950 and 10 Wedge Wood II sales at $443,500 over the 24 months to August 28, 2026.

Feather Sound

Feather Sound is 64 condominium units in eight buildings on Heron Lane, built in 1998 and 1999. Four sold in the last 12 months, from $380,000 to $485,000, at a median of $472,500, the mean of $470,000 and $475,000, a small sample; 16 sold over 60 months at a median of $476,500. Feather Sound units closed nearer to list than any other attached neighborhood this year, at a median of 98.97%, and in a median 19 days. Two units were active on the pull date at $569,000 and $479,000.

Cypress Cove

Cypress Cove is 92 carriage homes, four to a building, on Whisperwood Boulevard and Sandlewood Court, with one building on Heron Lane, built in 1998 and 1999. Five sold in the last 12 months at a median of $590,000 and 45 days; 33 sold over 60 months at $555,000. The 1,633-square-foot plan has outsold the larger 1,793-square-foot plan over five years, $560,000 against $540,000, which tells you position and condition matter more here than size. One Cypress Cove home was active at $659,000.

Clubside

Clubside is 125 votes, 124 condominium units in 31 two-story buildings on Three Iron Drive plus a caretaker apartment, built in 1999 and 2000. Ten sold in the last 12 months at a median of $570,000, the mean of $560,000 and $580,000, but slowly: a median 91.5 days, the longest of any Strand neighborhood with more than two sales. Over 60 months, 33 sold at $585,000. The two active Clubside listings, at $695,000 and $675,000 for 2,136 square feet, had waited 202 and 271 days on September 26, 2026, so Clubside is priced first against its own unsold inventory.

Pinnacle

The Pinnacle is 112 coach homes in 28 two-story buildings on Pinnacle Lane, built from 2000 to 2003. Only two closed in the last 12 months, $565,000 after 140 days and $654,000 after 106 days, two sales and not a median. Over 60 months, 33 sold at a median of $570,000: 17 of the 1,633-square-foot plan at $562,000 and 15 of the 2,150-square-foot plan at $655,000. A Pinnacle valuation rests on the 36-month record, 15 sales at a median of $654,000.

Grande Reserve

Grande Reserve is 84 coach homes, four to a building, on Grande Reserve Way. Nine sold in the last 12 months at a median of $789,000, from $530,000 to $895,000, and 27 over 60 months at $664,000. The range is the two plans: four 2,442-square-foot homes sold at $789,000 to $895,000 this year and four 1,884-square-foot homes at $530,000 to $625,000. One 1,884-square-foot home was active at $618,000 on the pull date, and another went pending in two days at $545,000.

Trophy Club

Trophy Club is 88 coach homes in 22 buildings on Trophy Drive, built from 2000 to 2002. Five sold in the last 12 months at a median of $660,000 and 64 days; 19 over 60 months at $699,000. The 2,160-square-foot plan has sold at a five-year median of $695,000 and the 2,686-square-foot plan at $745,000, which means the larger plan sells for less per foot: $277.36 against $321.76.

Turnberry Woods

Turnberry Woods is 32 coach homes in eight buildings on Ashford Lane, built from 2001 to 2003. Three sold in the last 12 months, at $660,000, $670,000 and $699,900, a median of $670,000; nine sold over 60 months at the same $670,000 median. A thin, steady market: a Turnberry value moves with its last two or three sales and the Trophy Club sales of the same size.

Mango Cay and Mango Cay II

Mango Cay's 3 homes and Mango Cay II's 29 are detached villas on Mango Circle held legally as condominiums, built from 2005 to 2007 on the county roll. One sold in the last 12 months, at $650,000 after 12 days, one sale and not a median. Seven sold over 60 months at a median of $665,000, five of them 1,802-square-foot homes. The master association says Mango Cay II's quarterly fee covers certain exterior maintenance, painting and roofing, which a buyer values when comparing a villa here with one in Eden.

Eden

Eden is 55 zero-lot-line detached villas on Paradise Circle and Stem Drive, built from 2000 to 2005. No Eden home closed through the MLS in the last 12 months. Over 36 months six sold at a median of $836,250, the mean of $825,000 and $847,500, and over 60 months 14 sold at $805,500. The last recorded sale, in January 2025, closed at $849,900 at full list. An Eden valuation is a 36-month valuation, and we say so on it.

Sawgrass

Sawgrass is 29 detached single-family homes on Persimmon Way. No Sawgrass home closed in the last 12 months; one was pending with a contingency on September 26, 2026 at an asking price of $960,000. Over 60 months nine sold at a median of $980,000, from $690,000 to $1,135,000, and the nine closed at a median of 100% of list. Size spreads Sawgrass values: 2,206 to 3,233 square feet across those nine sales.

Ana's Place

Ana's Place is 32 detached pool villas on Ashford Lane, the addresses without unit numbers. One sold in the last 12 months, a 3,338-square-foot home at $1,125,000 in July 2026 after 69 days at 90.36% of its list price. Over 60 months 12 sold at a median of $979,500, the mean of $979,000 and $980,000, and the highest reached $1,229,000 in December 2024 at full list. Ana's Place has two size groups, near 2,200 and near 3,300 square feet, and we value each from its own.

The Links

The Links is 54 detached single-family villas on Fairway Court. Six sold in the last 12 months at a median of $1,265,000, the mean of $1,200,000 and $1,330,000, and half of them sold at full list; three recorded no days on market at all. The highest was $1,595,000 in January 2026. Over 60 months ten sold at $1,167,500. One Links villa was active at $1,325,000 for 2,533 square feet after 16 days, and another was pending at $1,295,000.

The Single-Family Neighborhood

The Strand Homeowners' Association covers 121 detached houses on Whisperwood Court, Amberwood Drive, Barclay Lane, Marble Court, Rolling Oaks Court and Rolling Pines Drive, the top of The Strand's price range. Four sold in the last 12 months: $898,900, $1,550,000, $1,750,000 and $2,000,000, a median of $1,650,000. Over 60 months 25 sold at a median of $1,750,000 and $551.74 per square foot, and the highest reached $2,895,000 on Rolling Pines Drive in October 2023. Collier County recorded six single-family Strand sales in the 12 months to August 28, 2026 at a median of $1,415,000.

Neighborhood Values Side by Side

Source: Southwest Florida MLS Matrix, pulled September 26, 2026; 60 months are September 27, 2021 to September 26, 2026 and 36 months September 27, 2023 to September 26, 2026. Medians with an even count are the mean of the middle pair. Samples under 10 are small; we list them because a seller in each neighborhood deserves to see the record.

What Are Strand Homes Worth by Floor Plan and Bedroom Count?

Strand homes are worth more by bedroom count in a steady step: over the 12 months to September 26, 2026, two-bedroom homes, with or without a den, sold at a median of $480,000, three-bedroom homes at $660,000 and four-bedroom homes at $1,572,500. Within each count, the plan and the neighborhood set the value.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; bedrooms as entered by listing agents, a den counted with the bedrooms it adds to)

Values by Bedroom Count

Source: Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026 and September 27, 2021 to September 26, 2026. Bedroom counts are listing-agent entries and include both attached and detached homes.

Two-Bedroom Attached Homes

The most common Strand sale is a two-bedroom condominium or coach home, most with a den. Over the last 12 months 26 attached two-bedroom homes sold at a median of $472,500 on a median 1,540 square feet, 96.45% of list and 48 days. Over 60 months, 117 sold at $485,000. Those are mostly Wedge Wood, Feather Sound, Clubside and the smaller Cypress Cove and Pinnacle plans.

Three-Bedroom Attached Homes

Three-bedroom attached homes sold at a median of $654,000 over the last 12 months on 23 sales, but slowly: a median 94 days on market and 96.18% of list. Over 60 months 112 sold at $612,750. These are the larger Grande Reserve, Trophy Club, Turnberry Woods, Pinnacle and Clubside plans, and they are where pricing discipline pays most, because the buyer has several to compare.

Detached Villas and Houses

Detached two-bedroom villas, in Eden, Ana's Place, Sawgrass, Mango Cay and The Links, sold at a five-year median of $847,500 on 21 sales. Detached three-bedroom homes sold at $849,900 on 31 sales and four-bedroom homes at $1,595,000 on 23. The detached four-bedroom market is the one Strand segment that closed well below list over five years, at a median of 92.55%, because list prices there have led the sales.

Plan Sizes That Repeat

Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Living area is the MLS figure; the same plan can carry a slightly different number from one listing to the next. Medians with an even count are the mean of the middle pair.

Why the Same Size Sells Differently

Wedge Wood's four sizes sit within 91 square feet of one another, yet the five-year medians run from $409,950 to $489,500. The MLS alone does not say why; floor, view, garage position and updates are the usual reasons, and we check each against your unit before we use a sale.

Does a Den Add Value?

Most Strand condominiums and coach homes list as two bedrooms plus a den. Over 60 months, 106 attached two-bedroom-plus-den homes sold at a median of $486,000 and 11 attached two-bedroom homes without a den at $460,000, a small sample. A den that can close as a third bedroom widens the buyer pool; one that cannot is priced as office space.

Larger Plans Sell for Less per Foot

In every Strand neighborhood with two common plan sizes, the larger plan sold for less per square foot: Trophy Club's 2,686-square-foot plan at $277.36 against $321.76 for 2,160; Pinnacle's 2,150 at $304.65 against $344.15 for 1,633; Clubside's 2,136 at $311.33 against $352.11. That is why we never multiply a community per-foot figure by your square footage. Call Jesse direct at (239) 898-6072 to place your plan.

What Does Price per Square Foot Tell You About a Strand Home?

Price per square foot tells you where a Strand home sits against its own segment. Over the 12 months to September 26, 2026, the Southwest Florida MLS median was $319.46 per square foot of living area across The Strand: $309.87 for condominiums and coach homes and $461.90 for villas and houses.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded qualified sales, data files dated August 29, 2026)

The Range, Sale by Sale

Per square foot of MLS living area, the 60 Strand sales of the last 12 months with a recorded living area ran from $227.27, a 1,540-square-foot Wedge Wood unit at $350,000 in February 2026, to $638.37, a 3,133-square-foot single-family home at $2,000,000 in July 2026. Two Links villas sold above $580 per foot. The overall median of $319.46 is the mean of $315.82 and $323.10.

Attached and Detached, Measured Separately

Source: Southwest Florida MLS Matrix, pulled September 26, 2026. The prior 12 months run September 27, 2024 to September 26, 2025. Attached price per foot fell about 5.8% between the two windows while detached price per foot rose about 6.0%.

Three Numbers That Get Confused

The county's adjusted area is not living area, so its per-foot figure runs lower for the same sale; single-family homes, with large garages and lanais, show about $190 per adjusted foot on the county record against $461.90 per living foot on the MLS. Every figure names its denominator.

Why Size Changes the Per-Foot Figure

Larger plans sell for less per foot in The Strand, as the plan table above shows, and detached homes sell for more per foot than attached homes of the same size because the lot, the privacy and the pool come with them. We never apply a community per-foot figure to your square footage without adjusting for plan and segment.

How We Use It

Price per square foot is a check, not a method. We use it to spot a comparable that is out of line, to compare your plan with the nearest plan in another neighborhood, and to show you where your number sits in the range. Call Jesse direct at (239) 898-6072 for your own figure.

How Close to Asking Do Strand Homes Sell, and How Fast?

Strand homes priced for the market sell close to asking and fast: over the 12 months to September 26, 2026, the 24 homes that sold within 30 days closed at a median of 98.35% of list, while the 16 that took 31 to 90 days closed at 94.02%. Overall the median was 96.36% of list in 51 days.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026)

Sale-to-List, Measured Four Ways

Source: Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026. The ratio is the sale price over the final list price, so a home that was reduced before it sold shows its last asking price, not its first.

Days on Market by Segment

Source: Southwest Florida MLS Matrix. Two sales entered after closing carry no marketing period and are left out of the day counts, so the attached column totals 48 and the detached column 11.

Speed and Price Travel Together

Source: Southwest Florida MLS Matrix. The homes that sold fastest also sold closest to asking. The 19 homes that waited more than 90 days, a median of 164 days, closed at a median of 95.79% of their final list price, and only two reached full price.

The Year Before, for Comparison

In the prior 12 months, 46 Strand homes sold at a median of 96.76% of list and 41.5 days, and 10 sold at or above list. Over 60 months, a window that includes the 2022 market, the median was 98.17% of list and 15 days, with 121 of 307 sales at or above list. The pace has slowed for attached homes, not for detached homes.

What This Means for Your Value

The value of a Strand home is the price it sells for within a normal marketing period, not the highest price it could be listed at. On this record, the Strand homes that closed nearest their list price sold within a month, and the 16 attached homes that took more than 120 days gave up the most time and the most negotiating room. Call Jesse direct at (239) 898-6072.

How Have Strand Home Values Changed Over Five Years?

Strand home values roughly doubled between 2019 and 2023 and have held near that level since: Collier County's recorded median rose from $308,500 in 2019 to $652,500 in 2024, and the MLS calendar-year medians ran $553,000 in 2022, $650,000 in 2023, $651,250 in 2024, $617,750 in 2025 and $625,000 in 2026 to date.

Data updated: September 2026 (Southwest Florida MLS Matrix, closings 2021 to 2026, pulled September 26, 2026; Collier County recorded qualified sales, data files dated August 29, 2026)

Year by Year, MLS

Source: Southwest Florida MLS Matrix, pulled September 26, 2026. Medians with an even count are the mean of the middle pair (2024 all homes: $650,000 and $652,500; 2025: $610,500 and $625,000). The all-homes median moves with the mix: 2023 had 27 detached sales, the most of any year, which lifts its median.

Year by Year, Collier County Recorded Sales

Source: Collier County recorded qualified sales, data files dated August 29, 2026, for the 1,072 residential parcels at The Strand; qualified deeds of $100,000 or more. The county's single-family column counts only the 238 parcels coded single-family; Mango Cay's villas, held as condominiums, sit in the condominium column.

The Windows Compared

Source: Southwest Florida MLS Matrix. Every window holds more than 10 sales, so every one carries a median.

What Drove the Rise

North Naples demand surged in 2021 and 2022. In 2022, 41 of 60 attached Strand sales closed at or above list, at a median of 5 days on market, and the county's condominium median rose from $340,000 in 2021 to $535,000 in 2022. By 2024 the attached median reached $620,000.

What Drove the Pause

From 2025 the attached market slowed: the 2025 attached median fell to $595,000 and its median time on market rose to 51.5 days, against 22 days in 2023 and 2024. Detached homes did not slow, with a 2025 median of 5.5 days. The Strand's attached buildings date from 1998 to 2007, and buyers now ask about roof age, insurance and association reserves before they offer. The MLS records alone do not isolate the cause of the slowdown, and we say so.

Quarter by Quarter, the Last Year

Source: Southwest Florida MLS Matrix. Quarterly counts are small and shift with the mix of attached and detached sales; read them as direction, not as a price for your home. Call Jesse direct at (239) 898-6072 for your home's five-year picture.

What Is Your Strand Home Competing With Right Now?

A Strand home listed today competes with nine active listings at a median asking price of $618,000 and five pending sales, on the Southwest Florida MLS of September 26, 2026. That is 1.77 months of supply overall: about 2.0 months for condominiums and coach homes and about 1 month for villas and houses.

Data updated: September 2026 (Southwest Florida MLS Matrix, active and pending listings on September 26, 2026)

The Active Listings

Source: Southwest Florida MLS Matrix, active listings on September 26, 2026. Asking prices are not values; they are what buyers have not yet agreed to pay.

The Pending Sales

Three homes were pending with a contingency: a Sawgrass home on Persimmon Way at $960,000, a Grande Reserve coach home at $545,000 and a Wedge Wood condominium at $459,900. Two more were pending: a Links villa on Fairway Court at $1,295,000 and a Wedge Wood condominium at $459,000. The pending prices will become comparable sales when they close.

Supply by Segment

Eight of the nine active listings were attached homes, against 49 attached sales in the last year: about 2.0 months of supply. One detached home was active against 12 detached sales: about 1 month. Nine listings is 0.84% of The Strand's 1,073 homes. A detached seller faces almost no competition inside the gate; an attached seller faces the unsold units in the same neighborhood first.

Where Your Listing Would Sit

For a Clubside owner the two 2,136-square-foot listings at $675,000 and $695,000, both past 200 days, are the ceiling a buyer sees. For a Wedge Wood owner the $459,000 to $494,000 band of actives and pendings is the ceiling. For a Links owner the $1,295,000 pending and $1,325,000 active are the market. We price your home to sit where the next buyer will choose it. Call Jesse direct at (239) 898-6072.

The Strand vs Olde Cypress: Which Holds More Value for a Seller?

The Strand and Olde Cypress are both gated North Naples golf communities off Immokalee Road with privately owned clubs, mandatory social membership and no CDD, but they sell different homes. The Strand sold 61 homes at a $610,000 median in 51 days; Olde Cypress sold 26 houses at $1,105,000 in 29 days, on pulls taken the same day.

Data updated: September 2026 (Southwest Florida MLS Matrix, both pulls September 26, 2026, closed sales in the trailing 12 months; Olde Cypress figures as published and cited in our Olde Cypress guide)

The Value Decision Table

Source for the market rows: Southwest Florida MLS Matrix, pulled September 26, 2026 for both communities. Olde Cypress facts are taken from our Olde Cypress guide, where each is cited to its primary source.

Compare Like With Like

The $495,000 gap between the two medians is mostly product mix: four of every five Strand sales were condominiums or coach homes, and every Olde Cypress sale was a house. Compare houses with houses and the picture flips. The 12 detached Strand sales closed at a median of $1,265,000, above the Olde Cypress median, and in 7 days against 29.

What That Means for a Strand Villa or House Seller

A Strand detached seller is selling into the tighter market of the two. Villas and houses in The Strand went under contract in a median 7 days in the last 12 months, and only one detached Strand home was active on September 26, 2026. A buyer who wants a house on a private course near the I-75 interchange and has toured Olde Cypress arrives at The Strand ready to act.

What That Means for a Strand Condominium Seller

A Strand condominium or coach home does not compete with Olde Cypress at all; Olde Cypress has no attached product. Its competition is the other attached homes inside The Strand and the condominium stock in neighboring clubs. The price case for an attached Strand home is club living at a lower entry price, with the Social initiation waived and 27 holes available.

The Published Club Price Is a Selling Point

At The Strand the club's 2026 brochure prints Social dues, golf initiation and golf dues. The Club at Olde Cypress publishes none of its dues or initiation figures, per our Olde Cypress guide. A buyer weighing both can price The Strand before writing an offer, and a Strand listing should put that schedule in front of the buyer on day one.

Distance From the Interstate Work

The Strand's gate sits 0.4 miles from the I-75 ramp at Immokalee Road, which buyers value for access. I-75 widening under FDOT project 452544-1 begins construction in fall 2026, and the diverging diamond interchange at Immokalee Road under FDOT 454099-1 is expected to start in early 2027. Olde Cypress sits about 1.3 miles east of I-75 on the north side of Immokalee Road, farther from that work. A Strand buyer will ask; your listing should answer.

Owners Valuing Next Door

Owners in neighboring communities can compare methods in our Stonebridge Country Club home valuation guide, our Island Walk home valuation guide and our Falls of Portofino home valuation guide. Call Jesse direct at (239) 898-6072.

How Does The Strand Compare With Other North Naples Club Communities?

Among eight North Naples club communities in our published MLS pulls, The Strand is the value entry to private-club golf: its $610,000 median on 61 closings is third lowest of the eight, its 51-day median time on market second fastest, and its 96.36% sold-to-list third best.

Data updated: September 2026 (Southwest Florida MLS Matrix pulls published in our community guides, July 1 to September 26, 2026)

The Eight-Community Benchmark

Source: Southwest Florida MLS Matrix, closed sales in the trailing 12 months ending on each pull date, as published in our community guides. Pulls ran on different dates; read the pull date before comparing any two rows.

What the Benchmark Says to a Seller

A Strand seller has a faster market than every club in the set except Olde Cypress, and closes closer to list than all but Olde Cypress and Sterling Oaks. Only The Vineyards and Heritage Bay recorded more closings, which gives most Strand neighborhoods a real set of recent comparable sales. The Strand's detached homes, at a 7-day median, are among the quickest sales in North Naples.

The Closest Price Neighbors

Heritage Bay, at a $482,500 median on 70 sales, is the nearest price neighbor and also plays 27 holes; its homes sold in a median 86 days against 51 at The Strand. The Vineyards, at $725,000 on 153 sales, has optional club membership. A buyer choosing between them weighs the club model as much as the price, and our guide to The Strand sets out the structural differences.

What Does the Club Do to the Value of a Strand Home?

The Club at The Strand shapes every Strand value in one way: every homeowner must be a Social member at $4,162 a year, with no initiation fee, per the club's 2026 Membership Brochure. Golf is optional and priced separately, so a Strand home carries a known, published club cost rather than an unknown one.

Data updated: September 2026 (The Club at The Strand 2026 Membership Brochure; Florida Commerce Official List of Special Districts, report dated September 23, 2026)

Social Membership: Mandatory, $4,162, No Initiation

The club's 2026 Membership Brochure says Social membership "is mandatory for all homeowners" and that there is "NO initiation fee for homeowners within the Strand community." A non-resident joining at the Social level pays a $10,000 initiation. For a buyer, the homeowner waiver is part of what a Strand home delivers, and a listing should say so plainly.

Golf Is Optional and Priced by Age

Sport membership is a $40,000 initiation with $7,652 in dues. Single Golf is $80,000 with dues of $12,380 at 56 and older, $10,532 from 40 to 55 and $9,920 at 39 and under. Full (Family) Golf is $100,000 with dues of $15,861, $12,691 and $11,121 by the same age bands. The brochure prints the homeowner waiver only on the Social line, so whether a resident upgrading to golf pays the full printed initiation is a question for the club's membership office before a golf buyer prices your home.

No Club Assessments, Per the Club

The brochure states "NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums." The club has been privately owned by The Strand at Naples, LLC since 2014, when the Business Observer reported an $8.2 million purchase. Members hold no equity and no vote in the club, and the owner carries the capital risk. For a seller, that means no pending club assessment to disclose or negotiate.

What Happens to Your Membership at Sale

Your buyer does not inherit your membership. Your buyer joins as a Social member because they own a home. A golf membership is your own relationship with the club, and the club publishes no transfer, resale or refund terms for golf initiation. Ask the membership office what happens to your golf membership at sale before you list, and we will put the answer in the marketing.

No CDD, and Why That Matters for Value

The Strand has no Community Development District: none appears among the 2,096 districts on the Florida Commerce Official List of Special Districts, report dated September 23, 2026, and the Collier County CDD layer shows none at any Strand point. A buyer comparing The Strand with a CDD community sees no bond assessment on the tax bill, which helps your price.

The Course Itself

The club's golf page describes three Gordon G. Lewis nines, Savannah, Sabal and Preserve, par 72 on every combination and up to about 7,200 yards. The Florida State Golf Association record rates Sabal and Preserve from the Black tees at 76.5 with a slope of 155. A golf view or a fairway lot is part of why The Links and the single-family streets sell for more per foot, and we adjust for your view.

What Costs Will a Strand Buyer Price Into Your Offer?

A Strand buyer prices four recurring costs into an offer: the $4,162 mandatory club social dues, the neighborhood association assessment, any master assessment billed separately and property taxes, plus insurance. Only one Strand neighborhood, the single-family association at $1,525 a quarter, publishes its assessment; the master assessment is not public.

Data updated: September 2026 (The Club at The Strand 2026 Membership Brochure; The Strand Homeowners' Association forms page; master association transponder form; Florida Department of Revenue Collier levies table)

The Recurring Costs at a Glance

Unknown Fees Lower Offers

Most Strand association assessments are not published, and a buyer discounts for what cannot be seen. A seller who hands over the estoppel figures, the adopted budgets and the club's dues statement early removes that discount. The master association is managed by Dorrill Management Group, per its management page, which routes estoppel requests.

The Single-Family Owner's Published Floor

For the single-family neighborhood, $1,525 a quarter is $6,100 a year, and with the $4,162 club dues that is $10,262 a year before golf, taxes, insurance and any master share billed separately. That is our arithmetic from two first-party figures, and a buyer comparing The Strand with Olde Cypress will do the same sum.

Property Tax Reset at Sale

Your tax bill may reflect a homestead exemption and the Save Our Homes cap, which do not transfer to a buyer. A buyer budgets on the purchase price times the current millage, which is usually higher than your bill, and prices that into the offer. If you are homesteaded and buying again in Florida, the Department of Revenue's Save Our Homes portability guidance explains how to carry your accumulated benefit to the next home.

What Sellers Pay at Closing

A Florida seller customarily pays the documentary stamp tax on the deed, $0.70 per $100 of the price under section 201.02, about $4,270 on a $610,000 sale, along with the commission, the owner's title policy by Collier County custom and prorated taxes. Who pays each item is a contract term. We build your net sheet with your valuation. Call Jesse direct at (239) 898-6072.

What Must a Strand Seller Disclose, and When?

A Strand seller owes the buyer disclosure before the contract is signed, and which regime applies depends on what you own. The master association is a Chapter 720 homeowners association; the 780 condominium units sit under Chapter 718; the single-family and villa neighborhoods are Chapter 720 associations of their own.

Data updated: September 2026 (Florida Statutes sections 720.401, 718.503, 720.30851, 718.116 and 689.302, retrieved September 2026; The Strand master declaration, O.R. Book 2292, Page 1637)

Section 720.401 and the Master Association

The Strand Master Property Owners Association, Inc. operates under Chapter 720, and every Strand home sits under the master declaration at O.R. Book 2292, Page 1637. Section 720.401 requires that a prospective parcel owner be presented a disclosure summary before executing the contract for sale, supplied by the parcel owner on a resale, and the contract must carry the statutory voidability clause in conspicuous type. If the summary is not provided first, the buyer may void the contract within 3 days after receiving it or before closing, whichever comes first, and that right cannot be waived; it ends at closing.

The Single-Family and Villa Associations

The Strand Homeowners' Association, which covers the 121 single-family homes, and the villa associations for Eden, The Links, Ana's Place and Sawgrass are homeowners' associations. For a seller in one of those neighborhoods the section 720.401 summary plainly applies, and it is delivered before the buyer signs, not at closing. Our research did not establish whether the master declaration or any neighborhood declaration restates this duty or names who owes it, so this page makes no claim about the covenants, only about the statute.

The Fork: Condominium Sellers

Section 720.401 states that it does not apply to an association regulated under Chapter 718, and Wedge Wood, Clubside, Pinnacle, Cypress Cove, Trophy Club, Grande Reserve, Feather Sound, Turnberry Woods, Mango Cay and Mango Cay II are condominiums with their own associations under that chapter. A condominium unit in The Strand also sits inside the Chapter 720 master association. Which disclosure package governs a given sale therefore depends on what you own, and a condominium seller may owe both the condominium package and the master association's summary. Confirm the correct package with your closing agent or attorney. This is general information, not legal advice.

The Condominium Resale Package

Under section 718.503, a condominium resale buyer is entitled to the declaration, articles, bylaws, rules, the annual financial statement and budget and the association's question-and-answer sheet, and a contract signed before those documents arrive gives the buyer a statutory window to cancel. Most Strand condominium associations do not publish their budgets, so we start the package the week you decide to sell.

Estoppel Certificates

The estoppel certificate, governed by section 720.30851 for homeowners' associations and section 718.116 for condominiums, states the regular assessment and its frequency, what is paid through closing and any capital contribution or transfer charge. A Strand sale usually needs one from the master association and one from your neighborhood association. We order them early so the figures are in the listing file before an offer arrives.

Flood Disclosure on Every Sale

Section 689.302 requires a seller of residential property to give the buyer a flood disclosure at or before the contract, covering flood insurance claims, federal flood assistance and whether the home has flooded while you owned it. It applies to every Strand sale, attached or detached.

How Do Flood Maps, Insurance and Building Age Affect a Strand Value?

Flood maps help Strand values: every one of 17 Strand street points tested sits in FEMA Zone X on the effective map, outside the Special Flood Hazard Area. Building age cuts the other way, because most Strand buildings date from 1998 to 2003, so roof age and wind mitigation drive a buyer's insurance quote and, through it, the offer.

Data updated: September 2026 (FEMA National Flood Hazard Layer, effective and preliminary; Collier County hurricane evacuation zone layer; Collier County milestone buildings list, January 2026)

Zone X Across the Homesites

The effective FEMA National Flood Hazard Layer places all 17 tested Strand street points in Zone X; the lakes and golf low areas carry AE and AH zones with base flood elevations of 10 to 12 feet, against homesites of 13.9 to 15.3 feet. The preliminary map keeps every tested point in Zone X; its appeal period, opened by Collier County on August 19, 2026, runs before the map takes effect. Zone X means no federal flood insurance mandate, though a lender may still require it.

Evacuation Zone D

Every tested Strand point sits in Evacuation Zone D on the Collier County hurricane evacuation zone layer, inland of the coastal zones. The National Hurricane Center's storm surge risk maps show no surge at the tested Strand points in Category 1 or 2 scenarios, which is a point in your favor with an out-of-state buyer.

Building Age and the Insurance Quote

Most Strand neighborhoods were built from 1998 to 2003, largely before the statewide Florida Building Code of March 1, 2002. Insurers price roof age, roof-to-wall connection and opening protection, and Florida law under section 627.0629 requires filed wind mitigation discounts. A current wind mitigation report on the OIR-B1-1802 form and a roof permit in the listing file keep a buyer's quote from derailing a contract.

Milestone Inspections

No Strand building appears on Collier County's milestone buildings list of January 2026, and the recorded plans show two-story condominium buildings, below the three-story threshold that triggers milestone inspections and structural integrity reserve studies; Feather Sound's story count is not in the records we read. That is our reading of the record, not a legal opinion, and it is a meaningful difference from mid-rise condominiums elsewhere in Naples.

Community Rating System Discount

Unincorporated Collier County is a Class 5 community in FEMA's Community Rating System, which the county's floodplain management page ties to a 25% discount for eligible NFIP policies. A buyer who does carry flood coverage at a Strand home pays less for it than the map zone alone would suggest. Call Jesse direct at (239) 898-6072 to put your flood and insurance file together before you list.

Why Do Online Estimates Miss on Homes in The Strand?

Online estimates miss on homes in The Strand because they blend 15 neighborhoods and two markets, mix plan sizes, lean on county records that count garages as area and cannot see the club, the view or the condition. With attached and detached homes selling $700,000 apart at the median, a model that averages them is wrong for both.

Two Markets Blended

An automated model sees a Strand address and reaches for nearby sales. Within one gate those sales run from $350,000 in Wedge Wood to $2,000,000 on Whisperwood Court in the same 12 months. Unless the model separates attached from detached and neighborhood from neighborhood, it lands in the middle, where no real home sits.

Plans Treated as Interchangeable

A model that knows square footage but not plan prices a 2,686-square-foot Trophy Club coach home on the same per-foot figure as a 2,160-square-foot one. The Strand record shows the larger plan selling for about $44 less per square foot over five years.

Portal Estimates Where Sales Are Thin

Automated estimates on the listing portals are least reliable where sales are thin and homes are unlike their neighbors. Eden, Sawgrass and Ana's Place recorded no more than one MLS sale in the last 12 months, and the single-family neighborhood only four. An estimate there rests on sales years old or outside the gate.

County Area Is Not Living Area

Many estimates lean on the county's adjusted area under roof, which counts garages and covered areas. On the county's own figures, a Strand single-family home sells at about $190 per adjusted foot and $461.90 per living foot on the MLS. A model that mixes the two denominators misprices the home.

What No Model Sees

No model knows your floor, your fairway or lake view, your roof date, your wind mitigation report, your updates or whether your golf membership question has been answered. Those are the adjustments that separate a sale at 98% of list in two weeks from a sale at 94% in five months. Our valuation starts there. Call Jesse direct at (239) 898-6072 for a number built from the record.

What Moves the Number Before You List a Strand Home?

Condition, presentation, paperwork and timing move a Strand home's value most before listing. An updated home with a recent roof, a wind mitigation report, the estoppels and the club's dues letter in hand sells at the top of its plan's range; a dated home with unknown fees and an old roof sells near the bottom.

Data updated: September 2026 (Southwest Florida MLS Matrix, 307 closings over 60 months, pulled September 26, 2026)

Condition and Updates

Most Strand homes were built from 1998 to 2007. Kitchens, baths, flooring, paint, the air handler and the water heater carry the most weight with buyers, and within one Grande Reserve plan the last year's sales spread $95,000. Condition and presentation explain much of that spread.

Paperwork in Hand

The master and neighborhood estoppels, the adopted budgets, the club's dues statement and your golf membership answer, the roof permit, the wind mitigation report and any elevation certificate answer a buyer's first questions. Without them, buyers discount for the unknown.

Timing: The Season Is January to May

Of 307 Strand closings over the last 60 months, 172 closed from January through May, with March (46) and April (42) the busiest months, and July (13), August (13) and September (14) the slowest. A home listed by early January meets the season's buyers while they are in Naples. Detached homes still sell in summer; the 12-month detached median was 7 days.

Out-of-State Owners

On the 2026 preliminary county roll, 415 of The Strand's 1,072 residential parcels carry an out-of-state owner mailing address, a seasonal-owner indicator. We run the whole sale while you are away, from access through the staffed gatehouse on Strand Boulevard to the closing table, and we can value from photos and a walkthrough video.

The Interstate Work Ahead

I-75 widening along The Strand's east edge begins construction in fall 2026 under FDOT project 452544-1, and the Immokalee Road interchange rebuild under FDOT 454099-1 is expected in early 2027. A seller listing before construction peaks avoids a buyer's questions about it; a seller listing during it should price the question in. Call Jesse direct at (239) 898-6072 for the plan that fits your timing, and read our guide to selling a home in The Strand.

Want a Free In-Person Valuation of Your Strand Home?

A free in-person valuation of your Strand home starts with a call to Jesse McGreevy at (239) 898-6072 or a request online, and ends with a written opinion of value built from the Southwest Florida MLS sales of your own plan and neighborhood, the active competition and the county record. There is no cost and no obligation to list.

What You Receive

The 12-month, 36-month and 60-month sales of your plan with dates, days on market and sale-to-list ratios; the active and pending listings in your neighborhood; the county's recorded prices; the club and association cost your buyer will see; a net sheet; and a recommended list price with a defensible range. Request it through the McGreevy and Comisar valuation form.

How the Visit Works

Marc Comisar walks the home, the view and the building; Jesse McGreevy builds the comparable set and writes the valuation. Both have been Top 1% Real Estate Agents Nationally Since 2008, and neither hands a valuation to an assistant. You get the written valuation within a few days.

When You Are Out of Town

Many Strand owners live elsewhere for part of the year. We can value from photos and a walkthrough video, and Marc can see the home with a key holder or a property manager, clearing access with the gatehouse in advance. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.

The Credentials Behind the Valuation

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact Details

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

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).

What Do Sellers Say About Working With McGreevy and Comisar?

Jesse McGreevy is a top-reviewed listing agent for The Strand and across Southwest Florida, 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, and none is presented as a Strand sale.

Read the full set on the McGreevy and Comisar Google reviews profile.

A Seller Who Valued the Follow-Through

★★★★★ "Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through." Verified Google review

A Repeat Seller

★★★★★ "Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!" Verified Google review

Clients Who Both Sold and Bought

★★★★★ "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

A Client Guided Step by Step

★★★★★ "Working with Jesse and his team was truly an amazing experience. From the very beginning, they were professional, attentive, and incredibly knowledgeable. They guided us through every step of the process with patience and clarity, always making sure we felt comfortable and informed with every decision." Verified Google review

Your Local Real Estate Experts

McGreevy and Comisar are Naples REALTORS who value and sell Strand homes from the Southwest Florida MLS, Collier County's recorded sales, the recorded condominium declarations and the club's published schedule. Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.

Jesse McGreevy

Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty and one half of McGreevy and Comisar. He started in Southwest Florida real estate in October 2004 and launched his own team in October 2008. He runs pricing, data and the association and club paperwork. Reach him at (239) 898-6072 and read his Jesse McGreevy agent page.

Marc Comisar

Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs showings, walkthroughs and the on-site work, including gate access for every showing. Reach him at (239) 287-5873 and read his Marc Comisar agent page.

Valuations Elsewhere in North Naples

Every North Naples community values differently. Stonebridge Country Club bundles its club into the home, as our Stonebridge Country Club home valuation guide explains; Island Walk is a single-family community with no golf, covered in our Island Walk home valuation guide; and The Falls of Portofino is a condominium community valued on its rent record, in our Falls of Portofino home valuation guide.

The Seller and Buyer Guides for The Strand

When your valuation is done, our guide to selling a home in The Strand covers marketing, negotiation, costs and the paperwork, and our guide to buying a home in The Strand covers the other side of the same transaction. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Frequently Asked Questions, Seller Edition: Valuing a Home in The Strand

These are the questions Strand owners ask when they want to know what their home is worth, each answered from the Southwest Florida MLS Matrix pull of September 26, 2026, Collier County's recorded sales and the published club and association documents. Nothing here is an appraisal, or tax or legal advice; a written valuation for your address is free.

What is my home in The Strand worth?

Start with your neighborhood and plan. Over the 12 months to September 26, 2026, Wedge Wood condominiums sold at a median of $415,000, Clubside at $570,000, Grande Reserve at $789,000, The Links at $1,265,000 and single-family homes at $1,650,000. Your plan size, floor, view and condition set your number within that range, tested against the active listings.

What is the median home price in The Strand?

The Southwest Florida MLS shows a 12-month median sale price of $610,000 on 61 sales, an observed middle sale. Attached homes sold at $565,000 and detached homes at $1,265,000. Collier County recorded 51 qualified sales in the 12 months to August 28, 2026 at the same $610,000 median.

What is the price per square foot in The Strand?

The 12-month MLS median is $319.46 per square foot of living area: $309.87 for condominiums and coach homes and $461.90 for villas and houses. Over 60 months the median is $327.62.

How much is a Wedge Wood condominium worth?

Eleven Wedge Wood units sold in the last 12 months from $350,000 to $445,000, at a median of $415,000; 60 sold over five years at $445,000. Two were active at $459,000 and $494,000 on September 26, 2026.

How much is a Clubside condominium worth?

Ten Clubside units sold in the last 12 months at a median of $570,000, the mean of $560,000 and $580,000, after a median 91.5 days. The 1,633-square-foot plan has sold at a five-year median of $575,000 and the 2,136-square-foot plan at $665,000.

How much is a Grande Reserve coach home worth?

Nine sold in the last 12 months at a median of $789,000. The 2,442-square-foot plan sold at $789,000 to $895,000 and the 1,884-square-foot plan at $530,000 to $625,000, so the plan decides most of the value.

How much is a Pinnacle coach home worth?

Only two Pinnacle homes closed in the last 12 months, at $565,000 and $654,000. Over 36 months 15 sold at a median of $654,000, and over 60 months the 1,633-square-foot plan sold at $562,000 and the 2,150-square-foot plan at $655,000.

How much is a Trophy Club or Turnberry Woods home worth?

Trophy Club sold five homes in the last 12 months at a median of $660,000, and Turnberry Woods three at $670,000. In both, the 2,686-square-foot plan sells for less per foot than the 2,160-square-foot plan.

How much is a Cypress Cove or Feather Sound home worth?

Cypress Cove sold five in the last 12 months at a median of $590,000; Feather Sound four at $472,500, the mean of $470,000 and $475,000. Feather Sound units closed at a median 98.97% of list, the nearest to asking of any attached neighborhood.

What is an Eden villa worth?

No Eden home closed through the MLS in the last 12 months. Over 36 months six sold at a median of $836,250, and the most recent, in January 2025, closed at $849,900 at full list.

What is a Links villa worth?

Six Links villas sold in the last 12 months at a median of $1,265,000, the mean of $1,200,000 and $1,330,000, three with no days on market. One was active at $1,325,000 and one pending at $1,295,000 on September 26, 2026.

What is a single-family home in The Strand worth?

Four sold in the last 12 months at $898,900, $1,550,000, $1,750,000 and $2,000,000, a median of $1,650,000. Over 60 months 25 sold at a median of $1,750,000 and $551.74 per living square foot.

What is a Sawgrass or Ana's Place home worth?

Sawgrass had no sale in the last 12 months; nine sold over 60 months at a median of $980,000, and one was pending at an asking price of $960,000. Ana's Place had one sale, $1,125,000 in July 2026, and a 60-month median of $979,500 on 12 sales.

What is a Mango Cay villa worth?

One Mango Cay villa sold in the last 12 months, at $650,000 after 12 days. Seven sold over 60 months at a median of $665,000, five of them 1,802-square-foot homes.

What is the highest price a Strand home has sold for?

$2,895,000, a 4,892-square-foot single-family home on Rolling Pines Drive in October 2023, per the Southwest Florida MLS. The highest in the last 12 months was $2,000,000 on Whisperwood Court in July 2026.

What is the lowest recent Strand sale?

$350,000, a 1,540-square-foot Wedge Wood unit in February 2026, the lowest Strand closing of the last 12 months.

How fast do Strand homes sell?

The 12-month median was 51 days on market: 67 days for condominiums and coach homes and 7 days for villas and houses. Correctly priced homes sold within a month; 16 attached homes took more than 120 days.

How close to asking do Strand homes sell?

The 12-month median was 96.36% of the final list price, and 13 of 61 sales closed at or above list. Homes that sold within 30 days closed at a median 98.35%; those that took 31 to 90 days at 94.02%.

Did Strand home values go down?

Not across the board. The 12-month median of $610,000 sits close to the prior year's $625,000. Attached price per foot eased about 5.8%, from $329.06 to $309.87, while detached price per foot rose about 6.0%, from $435.67 to $461.90.

How much have Strand values risen since 2019?

Collier County's recorded median rose from $308,500 in 2019 to $652,500 in 2024 and was $610,250 in 2025, roughly double over five years. The MLS calendar-year median was $553,000 in 2022 and $625,000 in 2026 to date.

How many homes are for sale in The Strand right now?

Nine were active on September 26, 2026 at a median asking price of $618,000, with three pending with a contingency and two pending. That is 1.77 months of supply at the last year's pace and 0.84% of The Strand's 1,073 homes.

Is my county assessed value what my home is worth?

No. The county's just value is a mass-appraisal estimate as of January 1 for tax purposes, and your assessed value can be lower still under a homestead cap. The county's recorded sale prices are useful; its assessed value is not a price.

Why is the county's price per square foot lower than the MLS figure?

The county divides by adjusted area under roof, which counts garages and covered areas, while the MLS uses living area. For the same sales the county figure runs lower, most of all for single-family homes.

Does the club membership add to or subtract from my value?

It adds certainty. Social membership is mandatory at $4,162 a year with no initiation for homeowners, and the club prints its golf prices and states it charges no assessments. A buyer can price the club before offering, which helps your sale.

Does my golf membership transfer to my buyer?

Not as a membership you sell. Your buyer joins as a Social member because they own a home. The club publishes no transfer or refund terms for golf initiation, so ask the membership office before you list.

What are the HOA fees in The Strand?

Only the single-family association publishes its assessment: $1,525 a quarter in 2026, plus a capital contribution of one quarter's assessment collected from the buyer. The master and other neighborhood assessments are not published; the estoppel certificate states them.

Does The Strand have a CDD?

No. No district named Strand or Pelican Strand appears on the Florida Commerce Official List of Special Districts, report dated September 23, 2026, and the Collier County CDD layer shows none at any Strand point.

Is The Strand in a flood zone?

Every one of 17 tested Strand street points is in FEMA Zone X on the effective map, outside the Special Flood Hazard Area, and the preliminary map keeps them in Zone X. The lakes and golf low areas carry AE and AH zones.

Do I have to give my buyer an HOA disclosure summary?

If your home is in a Chapter 720 association, section 720.401 requires a disclosure summary before the buyer signs. Condominium sellers fall under Chapter 718 and section 718.503's document package, and may also owe the master summary. Confirm the package with your closing agent or attorney; this is not legal advice.

Will an appraiser agree with your number?

A lender's appraiser relies on closed sales, and for a plan with few recent sales may reach outside your neighborhood. We give the appraiser our comparable package, the 60-month sales of your plan and the county's recorded prices, with the reason for each adjustment.

Why do online estimates miss on Strand homes?

They blend attached and detached homes selling $700,000 apart at the median, mix plan sizes and lean on county area figures. Our valuation uses your own plan's sales and your home's condition.

When is the best time to sell a home in The Strand?

List by early January if you can. Of 307 Strand closings over the last 60 months, 172 closed from January through May, with March and April the busiest months.

How often should I update my valuation?

When a home in your neighborhood sells or an active listing changes price, since each move shifts a small market. At minimum, every season before you decide to list.

How long does a valuation take?

A few days from the walkthrough, or from photos and a video if you are out of town. Estoppel figures follow when the associations respond.

Does a valuation obligate me to list?

No. The written valuation is free and carries no obligation. Many Strand owners use it to decide whether to sell now, after the season or not at all.

How do I request a free Strand valuation?

Call Jesse McGreevy at (239) 898-6072, call Marc Comisar at (239) 287-5873, or use the McGreevy and Comisar valuation form. Have your neighborhood, plan size and any golf membership details ready.

Sources and Authoritative References

Every figure in this Strand valuation guide traces to a primary source below, as of September 26, 2026: the Southwest Florida MLS, Collier County's recorded sales and records, the master and neighborhood associations, The Club at The Strand, Florida Statutes and state agencies, FEMA and FDOT. No listing portal or competing brokerage is cited.

Southwest Florida MLS figures come from a member-only system and are cited in the text as "Southwest Florida MLS Matrix, pulled September 26, 2026." County sale figures come from Collier County recorded qualified sales for the 1,072 residential parcels at The Strand, in data files dated August 29, 2026, cited in the text by that name.

Governance, zoning and recorded documents

• Collier County Ordinance 02-57, the Pelican Strand PUD (Collier County Clerk of the Circuit Court, Board Minutes and Records; accessed September 2026)
• The Strand Master Property Owners Association's 2026 annual meeting notice (The Strand Master Property Owners Association; accessed September 2026)
• Master association property management page, Dorrill Management Group (The Strand Master Property Owners Association; accessed September 2026)
• The Strand Homeowners' Association forms page (The Strand Homeowners' Association; accessed September 2026)
• Gate transponder form (The Strand Master Property Owners Association; accessed September 2026)
• List of Collier County PUD Ordinances (LDC Appendix F) (Collier County Land Development Code (Municode); accessed September 2026)
• PUD Master List dated June 11, 2026 (Collier County Government; accessed September 2026)
• Sunbiz record, N97000001156 (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• The Strand Master Property Owners Association home page (The Strand Master Property Owners Association; accessed September 2026)
• Master association notices page (The Strand Master Property Owners Association; accessed September 2026)
• 2025 annual meeting notice (The Strand Master Property Owners Association; accessed September 2026)
• Neighborhood roster (The Strand Master Property Owners Association; accessed September 2026)
• Collier Clerk official records search (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Master association Mango Cay page (The Strand Master Property Owners Association; accessed September 2026)
• Master association Comcast page (The Strand Master Property Owners Association; accessed September 2026)
• Collier County CDD layer (Collier County GIS; accessed September 2026)
• October 2021 Comcast service letter (The Strand Master Property Owners Association; accessed September 2026)
• Wedge Wood II at Pelican Strand, a Condominium (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Clubside I at Pelican Strand (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Clubside II (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Clubside III (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• The Pinnacle I at The Strand, a Condominium (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• The Pinnacle II (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Cypress Cove at Pelican Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Trophy Club at The Strand, a Condominium (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Grande Reserve at Pelican Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Feather Sound at Pelican Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Links declaration of covenants (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Turnberry Woods at The Strand declaration (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Mango Cay II at The Strand, a Phase Condominium (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Sawgrass declaration of covenants (Collier County Clerk of the Circuit Court, Official Records; accessed September 2026)
• Eden at The Strand declaration (Eden at The Strand Homeowners' Association; accessed September 2026)
• Amended and Restated Declaration, labeled Draft 2 (Eden at The Strand Homeowners' Association; accessed September 2026)

The club and golf

• The club's membership page (The Club at The Strand; accessed September 2026)
• 2026 Membership Brochure (The Club at The Strand (2026 Membership Brochure); accessed September 2026)
• The Strand at Naples, LLC (Florida Department of State, Division of Corporations (Sunbiz); accessed September 2026)
• Business Observer report of September 12, 2014 on the club sale (Business Observer; accessed September 2026)
• Club membership page, current (The Club at The Strand; accessed September 2026)
• 2026 Membership Brochure, linked from the club's membership page (The Club at The Strand (2026 Membership Brochure); accessed September 2026)
• Club's home page (The Club at The Strand; accessed September 2026)
• Club + Resort Business report of August 5, 2022 on the clubhouse renovation (Club + Resort Business; accessed September 2026)
• Club golf page (The Club at The Strand; accessed September 2026)
• Club record for The Club at The Strand (Florida State Golf Association; accessed September 2026)
• Peacock + Lewis announcement of the 2024 Sand Dollar Award (Peacock + Lewis Architects; accessed September 2026)

Flood, storm, insurance and buildings

• FEMA's National Flood Hazard Layer (FEMA; accessed September 2026)
• Collier County's floodplain management page (Collier County Government; accessed September 2026)
• CRS program page (FEMA; accessed September 2026)
• Preliminary National Flood Hazard Layer (FEMA; accessed September 2026)
• August 2026 release on the proposed Flood Insurance Rate Map (Collier County Government; accessed September 2026)
• FEMA Flood Map Service Center (FEMA Flood Map Service Center; accessed September 2026)
• Hurricane evacuation zone layer (Collier County GIS; accessed September 2026)
• Know Your Zone program from the Florida Division of Emergency Management (Florida Division of Emergency Management; accessed September 2026)
• Storm Surge Risk Maps viewer (National Hurricane Center; accessed September 2026)
• National Weather Service Miami Hurricane Irma report (National Weather Service; accessed September 2026)
• Milestone Inspections page (Collier County Government; accessed September 2026)
• DBPR condominium FAQs (Florida Department of Business and Professional Regulation; accessed September 2026)
• Collier County milestone buildings list, January 2026 (Collier County Government; accessed September 2026)
• SIRS reporting database page (Florida Department of Business and Professional Regulation; accessed September 2026)
• Risk Rating 2.0 pricing approach (FEMA; accessed September 2026)
• Citizens eligibility statute (Citizens Property Insurance Corporation; accessed September 2026)
• Florida Statutes section 627.0629 (Florida Legislature; accessed September 2026)
• Citizens discounts page (Citizens Property Insurance Corporation; accessed September 2026)

Market context, taxes, schools and location

• Florida Commerce Official List of Special Districts (Florida Commerce, Special District Accountability Program; accessed September 2026)
• Florida Department of Revenue Collier levies table (Florida Department of Revenue; accessed September 2026)
• Collier County Public Schools 2026-2027 address register (Collier County Public Schools; accessed September 2026)
• U.S. Census Bureau American Community Survey tables via Census Reporter (U.S. Census Bureau ACS via Census Reporter; accessed September 2026)
• FDOT Transportation Data and Analytics, 2025 annual average daily traffic (Florida Department of Transportation; accessed September 2026)
• I-75 widening, FDOT project 452544-1 (Florida Department of Transportation, District One; accessed September 2026)
• FDOT project 454099-1 (Florida Department of Transportation, District One; accessed September 2026)
• Gulfshore Business report on the Livingston Road flyover design contract (Gulfshore Business; accessed September 2026)
• 2024-25 School Grades workbook (Florida Department of Education; accessed September 2026)
• NCH North Naples Hospital (Florida Agency for Health Care Administration; accessed September 2026) Florida Statutes, state forms and our own records
• Florida Statutes section 720.401, disclosure summary before contract (Florida Senate; accessed September 2026)
• Florida Statutes section 718.503, condominium resale disclosure (Florida Senate; accessed September 2026)
• Florida Statutes section 720.30851, homeowners' association estoppel certificates (Florida Senate; accessed September 2026)
• Florida Statutes section 718.116, condominium assessments and estoppel certificates (Florida Senate; accessed September 2026)
• Florida Statutes section 689.302, flood disclosure in residential sales (Florida Senate; accessed September 2026)
• Florida Statutes section 201.02, documentary stamp tax on deeds (Florida Senate; accessed September 2026)
• Florida Statutes section 193.155, Save Our Homes assessment limitation (Florida Senate; accessed September 2026)
• Florida Department of Revenue PT-112, Save Our Homes portability (Florida Department of Revenue; accessed September 2026)
• Florida Department of Revenue, documentary stamp tax (Florida Department of Revenue; accessed September 2026)
• Uniform Mitigation Verification Inspection Form OIR-B1-1802 (Florida Office of Insurance Regulation; accessed September 2026)
• Collier County Tax Collector, real estate property taxes (Collier County Tax Collector; accessed September 2026)
• McGreevy and Comisar Google reviews profile (Google; accessed September 2026)

Downloadable Documents

Every row below links the authority that publishes or holds the document, so a Strand seller or buyer sees the official, current version rather than a copy: the Collier County Clerk, Collier County, the master and neighborhood associations, the club, FEMA and the state. We host nothing ourselves.

Three Strand records that matter to value are not public and cannot be linked: the master association's adopted budget and assessment, behind the owners' login; most neighborhood association budgets and assessments, which appear on the estoppel certificates; and the club's terms for golf memberships at a sale, which the membership office answers in writing.

How Do You Reach The Strand Valuation Team Today?

You reach 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 Strand is part of the North Naples market they work every week.

If you are thinking, "I need to know what my 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 in Wedge Wood, Clubside, Grande Reserve, Eden, The Links or on Whisperwood Court, 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.

The Accolades, Verbatim

• Top 1% Real Estate Agents Nationally Since 2008
• 5 Star Award for Customer Satisfaction for 21 Straight Years. Only 5 out of 21k+ Licensees (Gulfshore Life Magazine)
• #1 Team in Southwest Florida since 2012
• McGreevy and Comisar and their Domain Realty Group team have sold over $2.5 Billion in Real Estate
• McGreevy and Comisar alone have over $900 million in Sales
• Nationally Recognized Top Producing Realtors
• Platinum Sales Production Award Winners

Contact McGreevy and Comisar

• Jesse McGreevy: (239) 898-6072 · [email protected]
• Marc Comisar: (239) 287-5873
• Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

When you are ready to sell, read our guide to selling a home in The Strand; if you are buying, see buying a home in The Strand, or call Marc at (239) 287-5873.

Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com. Nothing on this page is legal, tax or insurance advice, and a valuation is not an appraisal.

Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.