TURNBERRY WOODS AT THE STRAND, NAPLES
Find out what your Turnberry Woods at The Strand coach home is worth with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Plan-by-plan values from all nine MLS sales, free and in writing. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Turnberry Woods at The Strand coach home is worth what its own floor plan has recently sold for: the last two first-floor residences of 2,160 square feet closed at $670,000 and $660,000, and the last upstairs residence of 2,686 square feet at $699,900, in the Southwest Florida MLS. Building, outlook, elevator, condition and the flood file move the number from there.
This valuation guide sits beside our complete Turnberry Woods at The Strand neighborhood guide, which covers the 2001 declaration, the eight buildings, the rules and the schools, and our guide to The Strand, the gated golf community around it. Here we answer one question for an owner: what is my Turnberry Woods home worth, and how do we get to that number with only nine sales in five years? If you already know you want to sell, our guide to selling a home in Turnberry Woods at The Strand covers marketing, negotiation and costs. Call Jesse direct at (239) 898-6072 for a number on your own residence.
| Declared plan | Living area (MLS) | Homes (county roll) | Five-year MLS sales | Price range | Most recent sale |
|---|---|---|---|---|---|
| First floor, type I | 2,160 sq ft | 16 | 6 | $590,000 to $679,000 | $660,000, June 4, 2026 |
| Second floor, type I | 2,686 sq ft | 16 | 3 | $699,900 to $775,000 | $699,900, December 29, 2025 |
| First floor, type IV | 2,109 sq ft | None on the roll | 0 | Never sold | Declared but not built |
Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, retrieved September 26, 2026; unit types from Section 5.3 of the recorded declaration; unit counts from the county roll. No window in the record holds ten Turnberry Woods sales, so this page gives ranges and individual sales, not a median, as the market.
A blended Turnberry Woods figure mixes a 2,160 square foot residence with no stairs and a 2,686 square foot residence up a flight of stairs or an owner-maintained elevator, across four years and two flood zones. Average those and you describe no home on Ashford Lane. We value your residence against the sales of its own plan first, in date order, and adjust from there.
Turnberry Woods, Trophy Club and Grande Reserve are The Strand's three Bateman coach-home condominiums, with the same declared unit types in Trophy Club and Turnberry Woods and the same manager across all three. A buyer shops all three at once. With nine Turnberry Woods sales in five years, Trophy Club's 19 and Grande Reserve's 27 are the deeper record your value is tested against, and we show you that test line by line.
McGreevy and Comisar should value your Turnberry Woods home because a number built on nine sales needs judgment as well as data: we read every one of them by plan and building, test it against the two sister Bateman neighborhoods and the county record, and put the result in writing with the evidence. We have been Top 1% Real Estate Agents Nationally Since 2008.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate; learn more at DomainRealtyGroup.com. If you are comparing who should value and sell your home, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side.
We tracked every one of the 9 Turnberry Woods closings in the Southwest Florida MLS over five years, the 5 qualified sales the county recorded in its latest 24-month file, the 19 Trophy Club and 27 Grande Reserve closings over the same five years, and every Strand listing on September 26, 2026. Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. Read how the partnership works on our about McGreevy and Comisar page.
Jesse McGreevy builds the valuation: the comparable sales, the per-foot analysis, the Bateman benchmarks and the paperwork that moves value, from the estoppel figures to the FEMA letter. Marc Comisar walks the residence with you, notes condition, outlook and the elevator, and checks what buyers touring Trophy Club and Grande Reserve are comparing it with.
We will not inflate a number to win a listing, quote a median built on three sales as your value, or pretend to know the effect of the flood line when nine sales cannot show it. A valuation you can defend to a buyer's agent and an appraiser is worth more than a flattering one that costs you a season. That standard is how we have stayed Top 1% Real Estate Agents Nationally Since 2008.
A Turnberry Woods at The Strand home is valued by three methods reconciled into one number: the closed sales of its own plan, the price per living square foot within that plan, and the Bateman benchmark set by Trophy Club and Grande Reserve, cross-checked against the county's recorded sales and the live listings a buyer sees.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
We start with every Turnberry Woods sale of your plan, newest first, and adjust each for date, building, outlook, condition and, upstairs, the elevator. For a first-floor residence that means six sales, of which the three since September 2024 matter most. For an upstairs residence it means three sales two years apart, which is why the next two methods carry more weight upstairs.
Per-foot figures only compare like with like. Inside the first-floor plan, sales ran from $273.15 to $314.35 per living square foot, and the last three from $300.46 to $310.19. Inside the upstairs plan they ran from $260.57 to $288.53. Applying a first-floor per-foot figure to an upstairs residence overvalues it, because the market does not pay full price for square feet reached by stairs.
Trophy Club's 2,160 square foot plan closed at a $695,000 median on 11 sales over five years and its upstairs plan at $745,000 on 7, and Trophy Club as a whole at $699,000 on 19. Grande Reserve closed 27 times at a $664,000 median. Those figures, built on more sales than Turnberry Woods has, tell us whether a Turnberry Woods number sits inside the range a buyer will accept for the same Bateman floor plan.
The county's latest 12-month file holds 3 qualified Turnberry Woods sales at $670,000, $699,900 and $660,000, matching the MLS, and its 24-month file holds 5, from $649,000 to $699,900, one of them a sale the MLS does not show. An off-MLS sale in the county file is a reminder that the MLS is not the whole market, and we read both.
We weight the method with the best evidence for your residence. For a first-floor residence the plan's own recent sales usually lead. For an upstairs residence the Trophy Club upstairs record and the December 2025 Turnberry Woods sale lead, adjusted for the elevator and the building. The result is a recommended list price and a range, both in writing.
A buyer's appraiser needs closed comparables, usually recent and nearby, and at Turnberry Woods there are rarely three of the same plan inside a year. Expect the appraiser to reach into Trophy Club and Grande Reserve and to adjust for size and date. We give the appraiser a package of the Turnberry Woods and Bateman sales with our adjustments, which keeps a valid contract price from being cut at appraisal.
With no Turnberry Woods listing on the market and only nine sales in five years, a careful number is worth more here than almost anywhere in The Strand. Request a written valuation of your Turnberry Woods at The Strand home, or call Jesse direct at (239) 898-6072. Thinking of buying instead? Our Turnberry Woods at The Strand buyer guide covers the purchase side; call Marc at (239) 287-5873.
Turnberry Woods homes are worth different amounts by floor plan: the 2,160 square foot first-floor residences sold six times in five years from $590,000 to $679,000, and the 2,686 square foot upstairs residences three times from $699,900 to $775,000. The declared 2,109 square foot plan was never built.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Sixteen of the 32 residences are this plan, two in each building. Its six MLS sales were $590,000 (October 2022, 6057 building), $627,000 (December 2022, 6049), $679,000 (March 2023, 6049), $649,000 (September 2024, 6073), $670,000 (December 2025, 6049) and $660,000 (June 2026, 6057). Since the March 2023 high, the plan has traded in a $649,000 to $670,000 band. A well-kept first-floor residence with a good outlook, launched in season, belongs near the top of that band; one needing work belongs below it.
The other sixteen residences are upstairs, with an interior stair and, in many, a private elevator. The three MLS sales were $775,000 (August 2023, 6061 building, against an $819,000 list), $730,000 (May 2024, 6057, 24 days) and $699,900 (December 2025, 6045, 217 days at full list). Each sale was lower than the one before. Upstairs value has softened while first-floor value held, and an upstairs owner should expect a buyer to start from the December 2025 sale, not the 2023 one.
Section 5.3 of the 2001 declaration also defines a first-floor type IV of 2,109 square feet. No Turnberry Woods sale of that size appears in the MLS record and the county roll lists no unit of that size, so every Turnberry Woods residence is one of the two plans above. Trophy Club, whose declaration uses the same language, does have 2,109 square foot residences, which is one reason its sales need care as comparables.
| Close date | Plan | Building | Sold | $ per sq ft | Days on market |
|---|---|---|---|---|---|
| October 11, 2022 | First floor | 6057 Ashford Ln | $590,000 | $273.15 | 85 |
| December 1, 2022 | First floor | 6049 Ashford Ln | $627,000 | $290.28 | 4 |
| March 3, 2023 | First floor | 6049 Ashford Ln | $679,000 | $314.35 | 40 |
| August 1, 2023 | Upstairs | 6061 Ashford Ln | $775,000 | $288.53 | 69 |
| May 30, 2024 | Upstairs | 6057 Ashford Ln | $730,000 | $271.78 | 24 |
| September 9, 2024 | First floor | 6073 Ashford Ln | $649,000 | $300.46 | 112 |
| December 19, 2025 | First floor | 6049 Ashford Ln | $670,000 | $310.19 | 12 |
| December 29, 2025 | Upstairs | 6045 Ashford Ln | $699,900 | $260.57 | 217 |
| June 4, 2026 | First floor | 6057 Ashford Ln | $660,000 | $305.56 | 75 |
Southwest Florida MLS Matrix, retrieved September 26, 2026; per-foot figures are our arithmetic on MLS living area.
Listing agents described the first-floor plan as two bedrooms plus a den or three bedrooms plus a den, and the upstairs plan as three bedrooms plus a den or three bedrooms, all with the same declared area. The two highest first-floor prices were listed as three bedrooms plus a den, but so was the $627,000 sale. A den listed as a bedroom does not change the plan; condition and outlook do more.
In the same month, December 2025, a first-floor residence closed at $670,000 ($310.19 per foot) and an upstairs residence at $699,900 ($260.57 per foot): $29,900 more for 526 more square feet. Buyers pay for the extra room upstairs, but they also pay for no stairs downstairs, and the upstairs owner carries the elevator. That is the single most important fact in a Turnberry Woods upstairs valuation, and the first one McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, put in front of an upstairs owner.
Price per square foot tells you where a Turnberry Woods sale sits within its plan, not what your home is worth on its own: Turnberry Woods sold from $260.57 to $314.35 per living square foot over five years, with every upstairs sale below every recent first-floor sale, so the figure is only useful plan by plan.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Sorted from lowest to highest per living square foot: $260.57 (upstairs, December 2025), $271.78 (upstairs, May 2024), $273.15 (first floor, October 2022), $288.53 (upstairs, August 2023), $290.28 (first floor, December 2022), $300.46 (first floor, September 2024), $305.56 (first floor, June 2026), $310.19 (first floor, December 2025) and $314.35 (first floor, March 2023). The four most recent first-floor sales all landed between $300 and $315 a foot.
| Neighborhood | Product | Five-year MLS record | Per living square foot |
|---|---|---|---|
| Turnberry Woods | Bateman coach homes, 2,160 and 2,686 sq ft | 9 sales, $590,000 to $775,000, each listed on this page | $260.57 to $314.35 sale by sale |
| Trophy Club | Bateman coach homes, same declared plans | 19 sales, median $699,000 | Five-year median $286.67 |
| Grande Reserve | Bateman coach homes | 27 sales, median $664,000 | Not compared here |
| The Strand condominium segment | All attached homes | 49 sales in 12 months, median $565,000 | 12-month median $309.87 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Medians are shown only where the neighborhood's record holds ten or more sales; Turnberry Woods' does not.
The MLS reports living area; the county roll reports its own adjusted and base areas. At Turnberry Woods the roll's adjusted areas match the declared 2,160 and 2,686 square feet, but other Strand neighborhoods do not line up so neatly, and a per-foot figure built on one measure cannot be compared with one built on the other. Every per-foot figure on this page is MLS sold price over MLS living area.
Turnberry Woods homes have sold at 94.63% to 100% of their final list price over five years, with two of nine at full list and none above, and they went under contract in 4 to 217 days. Speed followed price: the homes listed inside their plan's band sold quickly, and the ones listed above it waited.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window | MLS closings | Sold price range | Sold-to-list range | Days on market range |
|---|---|---|---|---|
| Last 12 months | 3 | $660,000 to $699,900 | 97.10% to 100.00% | 12 to 217 |
| Last 24 months | 3 | $660,000 to $699,900 | 97.10% to 100.00% | 12 to 217 |
| Last 36 months | 5 | $649,000 to $730,000 | 96.15% to 100.00% | 12 to 217 |
| Last 60 months | 9 | $590,000 to $775,000 | 94.63% to 100.00% | 4 to 217 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. None of the four windows reaches ten closings, so we report counts and ranges, not medians.
In 2022 the two sales took 85 and 4 days; in 2023, 40 and 69; in 2024, 24 and 112; in 2025, 12 and 217; and the one 2026 sale took 75. The market did not get uniformly slower. It became more selective: a first-floor residence still sold in 12 days in December 2025, while the upstairs residence that closed ten days later had waited since the spring.
The biggest discount from list in five years, $44,000, came on the $819,000 upstairs listing that closed at $775,000. The 112-day sale started at $675,000 and closed at $649,000. The two full-price sales were a first-floor residence priced at $679,000 in March 2023 and the upstairs residence that waited 217 days at $699,900. A list price inside the plan's recent band is what produces both a quick sale and a high percentage of list.
Turnberry Woods was built from 2001 to 2003 as Bateman's third Strand condominium, and in the five-year MLS record values rose from $590,000 in late 2022 to a $775,000 upstairs sale in 2023, then settled: every sale since August 2023 has closed between $649,000 and $730,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The declaration was recorded on July 10, 2001 with one building and the pool, and the other seven buildings were added by amendment through July 2, 2003. The first deed to a buyer was recorded on October 5, 2001 and the last developer deed on September 24, 2003. The county roll gives the 32 units a year built of 2001 to 2003. Original prices are in the individual deeds, which we do not reproduce here; what matters for your value is the resale record.
| Calendar year | MLS closings | Sales |
|---|---|---|
| 2022 | 2 | $590,000 and $627,000 |
| 2023 | 2 | $679,000 and $775,000 |
| 2024 | 2 | $730,000 and $649,000 |
| 2025 | 2 | $670,000 and $699,900 |
| 2026 to September 26 | 1 | $660,000 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Two sales a year are listed, not averaged.
The 2022 and early 2023 sales reflected the post-pandemic Southwest Florida run-up, when seasonal buyers competed for every large condominium with a garage. Since 2023, insurance costs, the post-Surfside condominium laws and higher mortgage rates have made buyers more careful about older condominiums, even two-story ones outside the milestone mandate. Turnberry Woods first-floor values held through that period; upstairs values gave ground. The 2024 roofs help the next sale by answering the question insurers ask first.
Your Turnberry Woods home is competing with an empty shelf: on September 26, 2026 the Southwest Florida MLS showed no Turnberry Woods listing and no Trophy Club listing, and the nearest Bateman coach-home competition was a Grande Reserve home asking $618,000. The Strand as a whole had 9 actives.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
With zero listings in either of the two neighborhoods with identical declared plans, a buyer who wants a Bateman coach home with a golf and preserve view has nothing to compare your home with on the day it lists except the closed sales. That helps a seller who prices to the record, and it does nothing for one who prices above it, because the buyer will simply wait.
The Strand had 9 active listings against 61 closings in 12 months, about 1.77 months of supply, and its condominium segment closed 49 sales at a $565,000 median. A Turnberry Woods buyer who will not wait can move to Grande Reserve or to a smaller condominium elsewhere behind the gate, which caps how far above the record any Turnberry Woods list price can go.
This is a public-record sale. A second-floor residence of 2,686 square feet in the 6045 Ashford Lane building, at the north end of the row in a building that tests Zone X and is named in FEMA's 2012 letter, closed on December 29, 2025 at $699,900, its full final list price, after 217 days on market, at $260.57 per living square foot. The listing described three bedrooms and three baths. Ten days earlier a first-floor residence in the 6049 building, next door, had closed at $670,000 after 12 days. Two readings follow, both judgment rather than record. The upstairs residence found its buyer at the price the market would pay, but only after most of a year; a launch at that price in the fall would likely have sold in season. And the $29,900 gap between the two plans that month is the most current measure we have of what an upstairs residence is worth over a downstairs one.
Trophy Club has the deeper record and a five-year median of $699,000 on 19 sales against Turnberry Woods' nine sales from $590,000 to $775,000, but the two share declared plans, a manager and a buyer pool. Turnberry Woods holds value on setting, scale, new roofs and simpler family transfers; Trophy Club on its clubhouse, lakes and Zone X street point.
Trophy Club's own valuation guide, what a Trophy Club at The Strand home is worth, publishes beside this one, and our Trophy Club at The Strand neighborhood guide covers that neighborhood in full.
| Value factor | Turnberry Woods at The Strand | Trophy Club at The Strand |
|---|---|---|
| Homes | 32 in 8 buildings | 88 in 22 buildings |
| Five-year MLS sales | 9, $590,000 to $775,000 | 19, median $699,000 |
| Last 12 months | 3: $670,000, $699,900, $660,000 | 5, median $660,000 |
| Downstairs 2,160 plan, five years | 6 sales, $590,000 to $679,000 | 11 sales, median $695,000 |
| Upstairs 2,686 plan, five years | 3 sales, $699,900 to $775,000 | 7 sales, median $745,000 |
| Per living square foot, five years | $260.57 to $314.35 sale by sale | Median $286.67 |
| County qualified sales, 24 months | 5, $649,000 to $699,900 | 6, median $672,500 |
| Listings, September 26, 2026 | None | None |
| Neighborhood amenities | Pool and spa | Clubhouse, pool and spa |
| Setting | Golf west, preserve east | Lakes and golf |
| Recent capital work | 2024 roofs and building program, assessed | 2023 pool resurfacing |
| Flood, effective panel | Zone AH at five of eight building points | Zone X at the tested street point |
| Family and trust transfers | Exempt from approval | Board approval required |
Sources: Southwest Florida MLS Matrix, retrieved September 26, 2026; county recorded qualified sales, files dated August 29, 2026; the recorded declarations; FEMA's National Flood Hazard Layer.
Trophy Club's 2,160 square foot plan, at a $695,000 five-year median on 11 sales, sits above every Turnberry Woods first-floor sale since March 2023. Its upstairs plan, at $745,000 on 7, sits above the last two Turnberry Woods upstairs sales. A buyer's agent will point that out as evidence Turnberry Woods is the value buy; we point out the setting, the new roofs and the transfer rules, and price a Turnberry Woods residence in a Zone X building closer to the Trophy Club figures than one in a Zone AH building.
Trophy Club's 2024 restatement requires Board approval of gifts, inheritances and transfers to trusts, limits ownership to two units per person and lets non-related guests stay without the owner twice a year. Turnberry Woods' 2001 declaration exempts family and trust transfers but treats any unaccompanied occupant as a lessee. For an owner-occupant both work; for an estate plan Turnberry Woods is simpler, and that is worth saying in a listing. The full Turnberry Woods rule set, section by section, is in our Turnberry Woods at The Strand neighborhood guide.
Fees and the club shape what a buyer can pay for a Turnberry Woods home: the club's $4,162 Social dues are mandatory, the Turnberry Woods assessment is not published, and the 2024 roof and building assessment must show as paid. A buyer converts every recurring cost into a lower offer, so a documented cost file protects your value.
The Club at The Strand's 2026 Membership Brochure makes Social membership "mandatory for all homeowners," with "NO initiation fee for homeowners within the Strand community" and dues of $4,162 a year. It adds value for a buyer who will use the clubhouse, tennis, pickleball, fitness and pool, and costs value with one who will not. Golf is optional, sold separately from $40,000 to $100,000 in initiation.
We found no public Turnberry Woods assessment figure; the budget sits behind the owners' portal, and assessments are collected quarterly in advance under Section 15.9. A buyer who cannot see the number assumes the worst. We obtain the estoppel figures and the adopted budget before launch so the buyer underwrites a real number.
The recorded May 2025 affidavit confirms owners were assessed for the improvements under the October 2024 notices of commencement. A paid assessment is value already in the home: new roofs on every building. An unpaid balance is a cost the buyer subtracts from the offer. Either way the estoppel certificate states it.
The Strand has no Community Development District, per the Florida Commerce Official List of Special Districts, so there is no CDD assessment on the tax bill to depress value, unlike many newer Collier communities.
Your buyer's taxes reset to the purchase price. The countywide general fund alone is 3.0107 mills for FY 2025-26, per the Florida Department of Revenue's Collier levies table, and the full rate is on the TRIM notice. A buyer budgets on the new bill, not yours.
Section 9 of the declaration puts windows, screens, doors, air conditioning, plumbing, appliances, floor coverings and, upstairs, the elevator on the owner. A buyer's inspector prices each of them. Recent replacements, with invoices, are value you can show.
Flood maps, insurance and building age affect a Turnberry Woods value through the buyer's monthly cost. Five of eight building points test Zone AH on the 2024 effective panel 12021C0192J and three test Zone X; FEMA lists the 2012 LOMA 13-04-0191A as not incorporated into that panel. The buildings date from 2001 to 2003 and are two stories.
Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary layer, queried September 27, 2026)
On FEMA's effective panel, the building points at 6045, 6049 and 6053 Ashford Lane are in unshaded Zone X, and those at 6057, 6061, 6065, 6069 and 6073 in Zone AH, while FEMA's preliminary map shows all eight in Zone X. The ground at the eight building points reads 15.3 to 16.2 feet on the USGS elevation service, against effective base flood elevation lines of 11.0 to 12.0 feet within 200 meters. Five of the nine five-year sales were in southern buildings and four in northern ones, too few to measure a price difference; we value the question through the buyer's flood premium and lender requirement instead.
FEMA's Letter of Map Amendment 13-04-0191A, issued October 11, 2012 against the earlier panel 12021C0192H, removed seven structures from the Special Flood Hazard Area: 6045, 6053, 6057, 6061, 6065, 6069 and 6073 Ashford Lane. FEMA's letters-of-map-change layer lists it with a revalidation status of "Not incorporated" on the current panel. A new letter, supported by an elevation certificate, is the route an owner or the association can take; it would protect value at the south end of the row until the preliminary map takes effect.
The buildings were added from October 2001 to July 2003, straddling the March 1, 2002 start of the statewide Florida Building Code, per the Florida Housing Finance Corporation briefing. Insurers price the building's permit era, roof and opening protection. The 2024 roofs, permitted under today's code, improve the wind quote for every building.
Florida's milestone inspection and Structural Integrity Reserve Study mandates attach to condominium buildings of three or more habitable stories. The declaration describes two-story buildings, and Collier County's milestone buildings list has no Turnberry Woods building. That keeps a cost and a buyer worry off your value, though reserves still matter under section 718.112.
The association's master policy covers the condominium property; the buyer's HO-6 covers what Section 9 leaves to the owner, which at Turnberry Woods is a long list. Match loss assessment coverage to the master policy's hurricane deductible under section 627.714. A current wind mitigation report on Form OIR-B1-1802 lowers the buyer's quote and supports your price.
Online estimates miss on Turnberry Woods homes because nine sales in five years is too thin for a model, the two plans get blended, the off-MLS sale in the county file goes unseen, and no model knows which building, outlook or elevator your residence has. A Turnberry Woods value needs a person who has read the record.
An automated estimate that averages Turnberry Woods sales mixes $260 a foot upstairs with $310 a foot downstairs. It overvalues an upstairs residence and undervalues a first-floor one, sometimes by tens of thousands of dollars.
With two sales a year, a model reaches for older sales or other neighborhoods to fill the gap, often without adjusting for date or product. A 2022 sale at $590,000 is not evidence of a 2026 value.
The county's 24-month file holds one more qualified Turnberry Woods sale than the MLS. A model that reads only one source misses either the off-MLS sale or the MLS details, and we read both.
No model knows whether your upstairs residence has a working elevator, whether your lanai faces the longer stretch of golf, whether your 2024 assessment is paid, or whether your building tests Zone X or Zone AH. Those facts decide a Turnberry Woods price.
Four things move a Turnberry Woods number before you list: condition of the owner-maintained items, a complete paperwork file, the launch date, and, upstairs, the elevator record. Each one is cheaper to fix before launch than to concede in a negotiation.
Fresh paint, Board-approved flooring, a serviced air conditioner, clean lanai screens and working garage doors are the items buyers ask about on a Turnberry Woods inspection. A full renovation rarely pays back on a short timeline, and any hard flooring needs Board approval with sound insulation under Section 19.10.
The estoppel figures, the adopted budget, the 2024 permits, the FEMA letter and a flood determination for your building, the elevator record and the wind mitigation report together turn a buyer's unknowns into numbers. Unknowns cost value; numbers protect it. As Top 1% Real Estate Agents Nationally Since 2008, we assemble that file for you before launch; call Jesse direct at (239) 898-6072 to start it.
Three of the nine five-year sales closed in December, and the two slowest sales were launched into, or carried through, the summer. A residence ready by early November meets the season's buyers at the start of their search.
For an upstairs owner, an inspected, serviced elevator with a maintenance contract is the clearest way to narrow the gap between the upstairs and first-floor plans. Without it, a buyer prices the replacement.
FDOT's I-75 widening, the interchange rebuild at Immokalee Road and the Livingston Road flyover will be in the news while you sell. They do not change your plan's value, but a buyer who hears about them from someone else discounts for uncertainty; one who hears the facts from us does not.
You get a free in-person valuation of your Turnberry Woods home by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. Marc walks the residence, Jesse builds the number from your plan's sales and the Bateman benchmarks, and you receive a written value, a recommended list price and the evidence, at no cost.
Every Turnberry Woods sale of your plan with date, building, list, sold and days on market; the Trophy Club and Grande Reserve sales of the same plans; the county record; your building's flood result and FEMA letter; the buyer's carrying cost; and a recommended list price with a range. Request it through our Turnberry Woods at The Strand valuation form.
Your building address and floor, any updates and their dates, the elevator's age and service record if you are upstairs, any Board approval letters, and your timeline. If you have your last estoppel or assessment statement, bring it.
Nothing, unless you want it to. Some owners list that season, some wait for the December buyers, and some hold. If you decide to sell, our Turnberry Woods at The Strand seller guide shows how we market, negotiate and close. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the valuation is yours to keep.
McGreevy and Comisar are a top-reviewed real estate team on Google, and the quotes below are genuine five-star client reviews from that 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.
★★★★★ "We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest." Michael Kaprove, verified Google review
A valuation is only as good as the honesty behind it, and at Turnberry Woods honesty means saying when nine sales cannot answer a question.
★★★★★ "Their attention to detail communication and dedication was known the moment we spoke. Would highly recommend." Kaitlyn Heffner, verified Google review
★★★★★ "Jesse and Marc are extremely knowledgeable about Southwest Florida real estate! If you are looking to buy or sell property, look no further than Domain Realty and their amazing team!" Ryan Mitchell, verified Google review
★★★★★ "I highly recommend Jesse and his brokerage for any of your real estate needs. They offer 'white glove' service from beginning to end." Rafael Lazcano, verified Google review
These are the value questions Turnberry Woods owners ask us most, answered from the Southwest Florida MLS Matrix (retrieved September 26, 2026), the county's recorded sales, the recorded 2001 declaration and FEMA's maps.
Start with your plan. The last two first-floor sales closed at $670,000 (December 2025) and $660,000 (June 2026), and the last upstairs sale at $699,900 (December 2025). Building, outlook, condition, the elevator and the flood file move your number from there; request a written valuation of your home for the figure.
We do not publish one as a market rate. No window in the five-year MLS record holds ten Turnberry Woods sales, and a median of nine sales across two plans describes no real residence. All nine sales are listed on this page instead.
$775,000, for an upstairs residence in the 6061 Ashford Lane building on August 1, 2023, after 69 days and against an $819,000 list. It is the top of the five-year MLS record.
$590,000, for a first-floor residence in the 6057 building on October 11, 2022. Since March 2023 no first-floor sale has closed below $649,000.
From $260.57 to $314.35 per living square foot over five years. The four most recent first-floor sales ran $300.46 to $314.35; the three upstairs sales $260.57 to $288.53.
In December 2025 the gap was $29,900: $699,900 upstairs against $670,000 downstairs, ten days apart. Earlier upstairs sales at $775,000 and $730,000 showed a wider gap, which has narrowed as upstairs values softened.
It changes who can buy your home, which affects how fast it sells and how firmly the price holds. No public record counts which upstairs residences have one, so we price it from the residence and its service record rather than from a formula.
First-floor values have held in a $649,000 to $670,000 band since 2024; upstairs values have drifted down from $775,000 in 2023 to $699,900 in December 2025. With two sales a year, read that as direction, not a trend line.
The three sales of the last 12 months took 12, 217 and 75 days. Over five years, four of nine sold in under 45 days.
Between 94.63% and 100% of the final list price over five years, with two of nine at full list and none above it.
It can, through outlook, distance to the pool and spa, and the flood zone at the building point. Five of eight building points test Zone AH on the effective panel and three test Zone X; the record is too thin to price the line directly, so we price its effect on the buyer's lender and premium.
Every Turnberry Woods home has both, which is part of why the neighborhood trades near the top of The Strand's condominium market. Which side your main living area and lanai face, and how open the view is, are adjustments we make on site.
On effective panel 12021C0192J, the building points at 6057 to 6073 Ashford Lane are in Zone AH and those at 6045 to 6053 in Zone X. FEMA's 2012 LOMA removed seven structures on the earlier panel and is listed as not incorporated into the current one. It matters to a buyer's monthly cost, which is why we document it.
FEMA's letters-of-map-change layer lists it as "Not incorporated" into the 2024 panel. A lender may or may not accept it; a current determination and, if needed, a new letter answer the question for your building.
The declaration describes two-story buildings and no Turnberry Woods building appears on Collier County's milestone list, which would place Turnberry Woods outside both mandates. That keeps a cost off your buyer's worry list.
New roofs on every building help a buyer's insurance quote and remove a near-term capital worry, which supports price. The assessment behind them must be shown as paid, or its balance accounted for, on the estoppel certificate.
Every recurring cost lowers what a buyer can pay, and an unpublished one lowers it more because the buyer assumes the worst. We obtain the estoppel and budget figures so the buyer underwrites a real number.
For a buyer who will use the clubhouse, tennis, pickleball and pool, the mandatory $4,162 Social membership is part of the appeal; for one who will not, it is a cost. The Strand's buyers are mostly the first kind.
Trophy Club has the same declared plans and a deeper record, 19 sales at a $699,000 five-year median, so buyers and appraisers use it to test a Turnberry Woods price. We show both sides of that test in your valuation.
Grande Reserve, the third Bateman neighborhood, closed 27 times in five years at a $664,000 median and had one listing at $618,000 on September 26, 2026. It is the competition a Turnberry Woods buyer sees when Turnberry Woods and Trophy Club have none.
Because it blends two plans, reaches for old or distant sales, and cannot see your building, outlook, elevator or assessment status. We read the record sale by sale.
Very little. The county's assessed value is a tax figure, often capped for a homesteaded owner, and it is not a market price. We use the county's recorded sales, not its assessments.
We build the valuation the way an appraiser will test it, with the Turnberry Woods sales of your plan and the Trophy Club and Grande Reserve sales of the same plans, and we hand the appraiser that package. That keeps a fair contract price from being cut.
The county's 24-month file holds five qualified sales from $649,000 to $699,900, one more than the MLS shows, but we have not identified which one is the off-MLS sale, so we do not quote its price separately.
Usually not fully. Paint, approved flooring, lighting and a serviced air conditioner pay back; a full kitchen on a short timeline rarely does. Ask us before you spend.
No. Listings described the same 2,160 square foot plan as two bedrooms plus a den or three bedrooms plus a den, and prices did not follow the label. The declared plan and condition decide.
The original developer prices are in the 2001 to 2003 deeds, not in the MLS record we use, and they have little bearing on value today. Your value comes from resales of your plan.
An approved lease that runs past closing narrows your buyer pool to investors, who generally pay less than owner-occupants. If you can, time the sale to the end of a lease.
Documentary stamp tax of $0.70 per $100 (for example $4,690 on $670,000), two estoppel fees capped at $299 each for standard delivery, the association's approval fee, prorations, any assessment balance and the negotiated brokerage fee. Our Turnberry Woods seller guide sets out a full net sheet.
Whenever a Turnberry Woods, Trophy Club or Grande Reserve sale of your plan closes, which happens a handful of times a year, and before any listing decision.
No. It is free and in writing, and it carries no obligation to list.
Call Jesse direct at (239) 898-6072 or request a valuation online, and have your building address, your floor and your updates ready. For the neighborhood background, read our Turnberry Woods at The Strand neighborhood guide; for The Strand as a whole, our guide to The Strand; and for how we value homes across all fifteen Strand neighborhoods, our Strand home valuation guide.
Every value figure on this Turnberry Woods at The Strand valuation guide traces to a primary source below, as of September 26, 2026: the recorded Turnberry Woods declaration and its amendments, the association's, the master association's and the club's own documents, Florida statutes and agencies, FEMA, Collier County and its school district, FDOT, and the Southwest Florida MLS Matrix.
Each document below is linked at the authority that records or publishes it, so a Turnberry Woods owner reads the official version behind every value factor on this page. We host nothing ourselves.
| Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
| Declaration of Condominium, Turnberry Woods at The Strand, a Condominium (74 pages, with articles and bylaws) | Turnberry Woods at The Strand Limited Partnership, recorded with the Collier County Clerk | July 10, 2001 | Unit types, garages, elevators, maintenance, insurance, occupancy, leasing, pets and the approval of every sale | Collier County Clerk, 2001 declaration |
| Phase 8 amendment | Turnberry Woods at The Strand Limited Partnership, recorded with the Collier County Clerk | July 2, 2003 | The eighth and last building added to the condominium | Collier County Clerk, Phase 8 amendment |
| Certificate of Amendment, Second Amendment to Bylaws | Turnberry Woods at The Strand Condominium Association, recorded with the Collier County Clerk | April 20, 2017 | A Board of three to seven directors, an odd number, owners or their spouses | Collier County Clerk, 2017 bylaws amendment |
| Notice of Commencement, roofing | Turnberry Woods at The Strand Condominium Association, recorded with the Collier County Clerk | August 1, 2024 | Roofing materials and labor at the Turnberry Woods addresses | Collier County Clerk, 2024 roofing notice |
| Notice of Commencement, all eight buildings | Recorded with the Collier County Clerk | October 22, 2024 | All eight building addresses and more than a dozen county permit numbers | Collier County Clerk, October 2024 notice |
| Affidavit on the 2024 improvements | The association's property manager, recorded with the Collier County Clerk | May 7, 2025 | Owners assessed for the improvements under the October 2024 notices | Collier County Clerk, 2025 affidavit |
| Certificate of Approval for Sale | Advanced Property Management Service, Inc. for the association, recorded with the Collier County Clerk | June 8, 2026 | The one-page approval recorded for each resale, conditioned on fees and assessments being current | Collier County Clerk, June 2026 certificate |
| 2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, no initiation for Strand homeowners, golf tiers | The Club at The Strand brochure |
| Vehicle transponder form | The Strand Master Property Owners Association | 2025 | Gate transponders at $20 each, issued to residents, members and approved renters only | Master association transponder form |
| Milestone buildings list, as of January 2026 | Collier County | January 2026 | Every condominium building in the county subject to milestone inspection; no Turnberry Woods building | Collier County milestone list |
| Building Bulletin 21, surveys and elevation certificates | Collier County | Current | What an elevation certificate is and when a survey is needed, the first step toward a new FEMA letter | Collier County Building Bulletin 21 |
| Form OIR-B1-1802, uniform mitigation verification inspection | Florida Office of Insurance Regulation | Current | The wind mitigation report a buyer's insurer reads | Florida Office of Insurance Regulation form |
Three value inputs are not public and cannot be linked: the association's adopted budget and reserve schedule, behind the owners' portal; the estoppel figures for your residence, issued on request; and the amount of the 2024 special assessment on each residence, which the estoppel certificate states.
You reach the Turnberry Woods valuation team 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 Turnberry Woods sits inside the North Naples golf-community market they work every week.
If you are thinking, "What is my Turnberry Woods at The Strand home worth?", McGreevy and Comisar helps owners price with a local method built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own a first-floor or an upstairs residence, at the north or south end of the row, you receive plan-level evidence and a number you can defend. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008. Request your free Turnberry Woods valuation, or if you are buying, read our Turnberry Woods at The Strand buyer guide and how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
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, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax, appraisal or insurance advice; a valuation is a broker's opinion of value, not an appraisal.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.