WEDGE WOOD AT THE STRAND, NAPLES
Value your Wedge Wood at The Strand condo with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. A written valuation from 60 MLS sales and the county record, adjusted for plan, floor, view and condition. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
A Wedge Wood at The Strand condo is worth what the last year's sales of its own plan and floor say. Over the 12 months to September 26, 2026, eleven Wedge Wood units closed through the Southwest Florida MLS at a median of $415,000, from $350,000 to $445,000, at a median $280.78 per square foot of living area.
Wedge Wood is the 152-unit, 19-building condominium neighborhood on Sand Wedge Lane inside The Strand, and our complete guide to Wedge Wood at The Strand covers its two declarations, its pool, its rules and its flood maps. Our guide to The Strand covers the gated community and club around it. This page is about one number, your unit's value, and how to reach it from the record rather than from an automated estimate. 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. When you are ready to act on the number, our guide to selling a home in Wedge Wood at The Strand covers marketing, negotiation and costs. Call Jesse direct at (239) 898-6072 for a written valuation.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Window ending September 26, 2026 | MLS closings | Median sold price | Median per sq ft of living area | Median sold to list | Median days on market | Range |
|---|---|---|---|---|---|---|
| 12 months | 11 | $415,000 (odd, observed) | $280.78 (odd, observed) | 94.32% (odd, observed) | 70 | $350,000 to $445,000 |
| 24 months | 20 | $427,500 (even, mean of $425,000 and $430,000) | $290.39 (even, mean of $289.86 and $290.93) | 93.68% (n=19) | 74 (n=19) | $350,000 to $520,000 |
| 36 months | 29 | $445,000 (odd, observed) | $301.08 (odd, observed) | 95.71% (n=28, mean of the middle pair) | 51.5 (n=28) | $350,000 to $590,000 |
| 60 months | 60 | $445,000 (even, both middle sales $445,000) | $299.87 (even, mean of $298.66 and $301.08) | 97.71% (n=58) | 22 (n=58) | $330,000 to $590,000 |
Southwest Florida MLS Matrix, Development THE STRAND, Sand Wedge Lane rows. The 12-month window is the first with ten or more closings, so it leads; the longer windows show where the number came from. A count of n=58 or n=19 means one or two sales entered in the MLS after closing, never marketed there, were left out of the ratio or the days figure. Even counts use the mean of the two middle sales.
The $415,000 median is one real sale: a 1,478 square foot unit at 5967 Sand Wedge Lane that closed March 9, 2026. It is a useful center, but it describes one unit on one floor with one view in one condition. Your number comes from the three or four closest sales of your plan, adjusted for floor, view, garage position, condition, any lease in place and the month of sale, then tested against what is listed today.
Every Wedge Wood building holds the same eight-unit menu: two units each at 1,449, 1,478, 1,490 and 1,540 square feet on the Collier County 2026 tax roll, 38 of each plan across the neighborhood. Wedge Wood also has the most sales of any Strand neighborhood, 60 in five years and 11 in the last year. Few condominium neighborhoods in Naples give a valuation that many same-plan comparables inside one gate, one club and one school zone. The hard part is not finding comparables. It is explaining why same-size units sell far apart.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, value a Wedge Wood condo from all 60 Wedge Wood closings in the Southwest Florida MLS over five years, every qualified Wedge Wood deed Collier County has recorded since 1999, the 2026 roll for all 152 units and the recorded declarations. The valuation is written, sourced and free, with no obligation to list.
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, and every Wedge Wood valuation we write is built the same way: from the record, with the source beside each figure. Learn more about the team at DomainRealtyGroup.com.
In the last 12 months we tracked all 11 Wedge Wood closings in the Southwest Florida MLS Matrix, retrieved 26 Sep 2026, plus the 9 closings of the year before, the 60 closings of the last five years and the 2 active and 2 pending listings on the pull date. We add the 10 Collier County qualified resales recorded since September 2025, the county's Wedge Wood sale history back to the first closings in 1999, the 2026 roll's values for all 152 units, the club's published dues and the recorded rules that a buyer prices in.
Jesse McGreevy builds the comparable set, the adjustments and the written valuation. Marc Comisar walks the unit, the view, the garage 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.
We will not quote you a high number to win a listing. On September 26, 2026 a 1,449 square foot Wedge Wood unit had been listed at $459,000 for 176 days, and the unit now pending with a contingency at $459,900 had been on the market 309 days, while the April 2026 sale priced near its neighborhood's recent sales went under contract in 14 days. An inflated number costs a Wedge Wood owner a season. You get the number the record supports.
These are the facts that set a Wedge Wood value in September 2026, drawn from the Southwest Florida MLS, Collier County's recorded sales and 2026 roll, and the recorded Wedge Wood documents.
This valuation guide runs from the short answer and how a Wedge Wood condo is valued, through plan-by-plan prices, price per square foot, sale-to-list and days on market, the price history since 1999, today's competition, the Feather Sound comparison, the county's view, the club, the buyer's costs, flood and building age, online estimates, what moves the number, and the questions owners ask.
A Wedge Wood at The Strand condo is valued by comparing it with recent closings of the same plan, adjusting each for date, floor, view, garage position, condition and occupancy, reconciling the adjusted prices into a range, and then testing that range against the active listings and the county's recorded prices. Square footage alone cannot do it here.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Wedge Wood at The Strand closed 11 sales in the last year between $350,000 and $445,000, and two units were listed above that band on September 26, 2026. Get a free written valuation of your Wedge Wood at The Strand condo or call Jesse direct at (239) 898-6072. If you are buying instead, read how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
We start with the last 12 months, the first window with ten or more Wedge Wood closings, and pull every sale of your plan. Because each plan has only two or three sales a year, we reach into the 24-month window for more, adjusting for the market's movement between the dates. Both Wedge Wood declarations trade as one market (Wedge Wood I's 60-month median was $447,500 on 26 sales and Wedge Wood II's $445,000 on 34), so a sale in either declaration is a fair comparable.
The MLS living area is the number a listing agent typed in, and it does not always match the county's base area. In the last year one sale was entered at 1,470 square feet, a size the county roll does not carry; another unit entered at 1,478 on the MLS was recorded by the county on a 1,449 square foot base area. We match each comparable to one of the four county plans before we compare prices, and we never mix MLS living-area price per foot with the county's base-area figures.
The MLS does not code floor position or view consistently enough to publish a premium, so we read each comparable's remarks and photos to place it on the first or second floor and to judge its outlook: the lake south of Sand Wedge Lane, the golf holes and fountain lake to the north, or the street and parking. Marc then sees your unit's view in person.
Condition is the largest swing at Wedge Wood. In February 2026 a 1,540 square foot unit sold for $350,000; in April 2026 another 1,540 square foot unit sold for $442,000. We compare kitchens, baths, flooring (and whether its noise insulation plan was board-approved), air conditioning age, windows and the lanai finish against each comparable's photos.
Every unit has the exclusive use of one garage space under both declarations, so the adjustment is for position and convenience, not presence. A unit with a tenant in place sells to a narrower buyer pool until the lease ends. And a sale in January is a different market from a sale in July: nine of the last eleven closings fell between December and March.
The reconciled range is checked against the two active listings, the two pending sales, the county's recorded price for each comparable and the days each comparable spent on the market. A range that sits well above the record has to be justified by a visible difference, or it is lowered. The result is a recommended list price and the price we expect a buyer to pay.
Collier County recorded a $350,000 sale of a 1,540 square foot Wedge Wood I unit, built in 1999, on February 10, 2026; the MLS closed the same sale on February 19, 2026 at 5963 Sand Wedge Lane, building 2, after 74 days on market at 87.72% of a $399,000 list price, or $227.27 per square foot of MLS living area. On April 14, 2026 the county recorded a $442,000 sale of a 1,540 square foot Wedge Wood II unit, built in 2000; the MLS closed it on April 17, 2026 at 5944 Sand Wedge Lane, building 11, after 14 days at 96.30% of a $459,000 list, or $287.01 per square foot. Same county plan, same neighborhood, same club, $92,000 apart. The recording dates and the MLS close dates differ by a few days in each case, which is normal. What the pair tells a valuation: the lower sale closed about 12% under its list price after waiting two and a half months; the higher one closed less than 4% under its list and sold in two weeks. Price and presentation, not the plan, made the difference.
Wedge Wood condos are worth roughly the same across the four plans, which is the surprise in the record. Over five years the MLS medians ran $489,500 for units entered at 1,449 square feet, $450,000 at 1,478, $409,950 at 1,490 and $451,000 at 1,540, so the smallest plan carried the highest median. Floor, view and condition outweigh size.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| County base area | Units in Wedge Wood | Per building | MLS closings, 60 months (by MLS living area) | MLS median sold, 60 months |
|---|---|---|---|---|
| 1,449 sq ft | 38 | 2 | 12 | $489,500 (even, mean of $489,000 and $490,000) |
| 1,478 sq ft | 38 | 2 | 23 | $450,000 (odd) |
| 1,490 sq ft | 38 | 2 | 10 | $409,950 (even, mean of $404,900 and $415,000) |
| 1,540 sq ft | 38 | 2 | 12 | $451,000 (even, mean of $450,000 and $452,000) |
Units and areas: Collier County 2026 tax roll (preliminary, files dated August 29, 2026). Sales: Southwest Florida MLS Matrix, grouped by the living area the listing agent entered; three closings entered at 1,470 or 1,500 square feet are left out. The MLS area does not always match the county's, so treat the per-plan medians as a guide, not a rule.
| MLS living area | Sales, last 12 months | Sold prices | Sold to list |
|---|---|---|---|
| 1,449 sq ft | 3 | $445,000, $425,000, $420,000 | 89.36%, 96.81%, 96.55% |
| 1,470 sq ft | 1 | $395,000 | 92.07% |
| 1,478 sq ft | 3 | $420,000, $415,000, $360,000 | 97.67%, 94.32%, 87.80% |
| 1,490 sq ft | 2 | $404,900, $400,000 | 96.63%, 93.04% |
| 1,540 sq ft | 2 | $442,000, $350,000 | 96.30%, 87.72% |
With two or three sales per size, we list the sales instead of a per-plan median. The $445,000 sale of a 1,449 square foot unit in January 2026 had been listed at $498,000 for 121 days; the price it reached was still the year's high.
Of the 60 Wedge Wood MLS closings in the last five years, 49 were listed as two bedrooms plus a den with two baths, 6 as two bedrooms and two baths, and 5 as three bedrooms and two baths. The den is the flex room: some owners list it as a third bedroom, which is why the same plan appears under different counts. For a valuation the bedroom label matters less than the plan, and every closing had two full baths.
Over 60 months Wedge Wood I (Sand Wedge Lane addresses 5948 to 5967) recorded 26 closings at a median of $447,500, and Wedge Wood II (5923 to 5945) recorded 34 at $445,000. In the last year Wedge Wood I recorded 7 closings at a median of $404,900 (odd) and Wedge Wood II four: $420,000, $360,000, $425,000 and $442,000. The declaration does not move the value.
Price per square foot tells a Wedge Wood owner where the market sits, not what one unit is worth. The 12-month median is $280.78 per square foot of MLS living area, against $299.87 over five years, but last year's per-foot prices ran from $227.27 to $307.11 across plans only 91 square feet apart.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The highest per-foot sale of the last year was $307.11, the $445,000 sale of a 1,449 square foot unit in January 2026; the lowest was $227.27, the $350,000 sale of a 1,540 square foot unit in February 2026. Because the four plans are so close in size, a per-foot figure mostly restates the price. It is useful as a market signal, not as a calculator.
The MLS per-foot figures above divide by the living area the listing agent entered. The county roll measures each unit's base area for tax purposes. They often agree at Wedge Wood, because the county carries exactly four plan sizes, but not always: the March 2026 sale at 5967 Sand Wedge Lane was entered at 1,478 square feet on the MLS and recorded by the county on a 1,449 square foot base area. We never divide an MLS price by a county area or compare an MLS per-foot figure with a county one.
At $299.87 over five years Wedge Wood sits in the middle of The Strand on a per-foot basis: below Feather Sound ($324.93), Cypress Cove ($329.06), Clubside ($342.93) and The Pinnacle ($320.93), and above Trophy Club ($286.67) and Turnberry Woods ($290.28), whose 2,100 to 2,700 square foot coach homes sell for more in total and less per foot. Wedge Wood is the lowest-priced Strand neighborhood by median sale, not by per-foot price.
Wedge Wood condos sold at a median 94.32% of list price after a median 70 days on market over the last 12 months, and none of the eleven sold at or above list. Over five years the median was 97.71% of list and 22 days, which shows how far the market has moved from the 2022 rush.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Calendar year | MLS closings | Median sold price | Median sale-to-list | Median days on market |
|---|---|---|---|---|
| 2022 | 16 | $447,500 | 101.13% | 5 |
| 2023 | 14 | $455,000 | 98.86% | 24 |
| 2024 | 10 | $515,000 | 96.77% | 29.5 |
| 2025 | 11 | $430,000 | 93.68% | 111 (mean of 85 and 137) |
| 2026 through September 26 | 7 | $420,000 | 94.32% | 70 |
Southwest Florida MLS Matrix, retrieved 26 Sep 2026. In 2022 a Wedge Wood unit sold above its list price in about five days; in 2025 the median unit sold more than 6% below list after more than three months. 2026 has steadied, with a faster median and a slightly better ratio than 2025.
The three lowest sale-to-list ratios of the year, 87.72%, 87.80% and 89.36%, came on units that had waited 74, 70 and 121 days. The three fastest sales, at 12, 14 and 28 days, closed at 94.32%, 96.30% and 96.55% of list. A valuation that produces a list price inside the band of recent sales is the one that produces the fast, high-ratio sale.
Two active Wedge Wood listings against 11 closings in twelve months is about 2.2 months of supply. Thin supply supports value; it has not lifted the ratio, because both active listings ask more than any closing of the last year.
Wedge Wood home values more than tripled from the first developer sales of 1999 to 2001, when Collier County recorded medians of $146,800 to $155,500, to a 2024 recorded median of $515,000. Since then the recorded median has eased to $434,000 in 2025 and $420,000 in 2026 through April 14.
Data updated: September 2026 (Collier County recorded sales, DOR-qualified, sales file indexed September 26, 2026; Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Recorded year | Qualified sales | Median recorded price | Parity | Low | High |
|---|---|---|---|---|---|
| 1999 (first sales, Wedge Wood I) | 41 | $146,800 | odd | $136,000 | $170,400 |
| 2000 | 66 | $152,050 | even, mean of $151,800 and $152,300 | $136,500 | $173,200 |
| 2001 | 49 | $155,500 | odd | $137,800 | $189,200 |
| 2005 | 10 | $312,000 | even | $249,900 | $330,000 |
| 2008 | 6 | $217,500 | even | $205,000 | $243,000 |
| 2010 | 9 | $160,000 | odd | $154,000 | $180,000 |
| 2016 | 8 | $240,250 | even | $210,000 | $272,000 |
| 2020 | 7 | $230,000 | odd | $185,000 | $250,000 |
| 2021 | 16 | $282,500 | even | $228,000 | $340,500 |
| 2022 | 15 | $445,000 | odd | $330,000 | $495,000 |
| 2023 | 14 | $455,000 | even, both middle sales $455,000 | $410,000 | $502,000 |
| 2024 | 9 | $515,000 | odd | $445,000 | $590,000 |
| 2025 | 10 | $434,000 | even, mean of $430,000 and $438,000 | $395,000 | $520,000 |
| 2026 through April 14 | 6 | $420,000 | even, mean of $415,000 and $425,000 | $350,000 | $445,000 |
Collier County recorded sales, selected years; the full year-by-year series is available on request. This is a separate record from the MLS figures above and covers years before the MLS pull.
Wedge Wood sold new for about $150,000, rode the 2005 peak above $300,000, fell to $160,000 by 2010, climbed slowly through the 2010s, then jumped with the rest of Naples in 2021 and 2022. The 2024 median was the recorded high, and 2025 and 2026 have settled 16% to 18% below it. Across all of The Strand the county's medians ran from $308,500 in 2019 to $652,500 in 2024 and $610,250 in 2025, a step back of about 6% against Wedge Wood's 16%. Condominium buyers have weighed association costs and insurance more heavily since 2024, and the smallest, least expensive plans in the gate have felt it first.
An owner who bought before 2021 is almost certainly holding a gain on the recorded medians. An owner who bought in 2023 or 2024 may be near or below the purchase price today, and that owner's valuation needs the most care, because the instinct is to list at what was paid. We show you the record and let it make the case.
Your Wedge Wood unit is competing with two active listings, at $459,000 and $494,000, and with buyers who know the last year's eleven closings topped out at $445,000. On September 26, 2026 one more unit was pending with a contingency at $459,900 and one pending at $459,000, per the Southwest Florida MLS.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Status | Building address | Beds and baths | MLS living area | Asking price | Asking per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|---|
| Active | 5936 Sand Wedge Ln (Wedge Wood II) | 2 bed + den, 2 bath | 1,449 sq ft | $494,000 | $340.92 | 8 |
| Active | 5959 Sand Wedge Ln (Wedge Wood I) | 2 bed + den, 2 bath | 1,449 sq ft | $459,000 | $316.77 | 176 |
| Pending with contingency | 5937 Sand Wedge Ln (Wedge Wood II) | 2 bed, 2 bath | 1,490 sq ft | $459,900 | $308.66 | 309 |
| Pending | 5932 Sand Wedge Ln (Wedge Wood II) | 2 bed, 2 bath | 1,478 sq ft | $459,000 | $310.55 | 29 |
The four listings ask $308.66 to $340.92 per square foot, against a 12-month median closing of $280.78. Asking prices tell you what owners hope; closings tell you what buyers paid. A pending price is not public until the sale closes, so we treat the two contracts as evidence of demand near $459,000, not as proof of value at that price.
Feather Sound at The Strand has held its value slightly better than Wedge Wood on the MLS record: a $476,500 five-year median against $445,000, and a last-year median 98.96% of list against 94.32%. Wedge Wood has the deeper market, with 60 sales against 16, and no board approval of the sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026; Collier County 2026 tax roll)
| Value measure | Wedge Wood at The Strand | Feather Sound at The Strand |
|---|---|---|
| MLS closings, last 12 months | 11 | 4 |
| Median sold, last 12 months | $415,000 (odd, observed) | $472,500 (mean of $470,000 and $475,000) |
| Median sold to list, last 12 months | 94.32% | 98.96% |
| Median days on market, last 12 months | 70 | 19 |
| First window with ten or more closings | 12 months: 11 at $415,000 | 24 months: 11 at $475,000 |
| MLS closings, 60 months | 60 | 16 |
| Median sold, 60 months | $445,000 | $476,500 |
| Median per living sq ft, 60 months | $299.87 | $324.93 |
| Active on September 26, 2026 | 2, at $459,000 and $494,000 | 2, at $479,000 and $569,000 |
| County just value, median unit | $355,485 | $375,485 |
| Plan sizes (county roll) | 1,449 to 1,540 sq ft, four plans | The same four plans on 62 of 64 units |
| Year built | 1999 to 2001 | 1998 to 1999 |
| Stories | Two | Two, per the recorded phase floor plans |
| Approval to sell | None | Board's advance written approval |
| Leasing | 30-day minimum, board approval | 30 days to 12 months, three a year, 25% cap |
| Flood, effective map | Zone X at the Sand Wedge Lane test point | Zone X at the address points; lake AE line clips seven of eight footprints |
MLS figures from the Southwest Florida MLS Matrix, retrieved 26 Sep 2026; roll figures from the Collier County 2026 tax roll (preliminary, files dated August 29, 2026); Feather Sound rules and flood from our Feather Sound at The Strand guide.
With the same four plan sizes, the $31,500 five-year gap comes from setting and supply: 64 homes in one row just inside the main gate, a higher year-round share (42.2% homesteaded against 34.2%), and fewer units ever for sale at once. Four sales in a year is also a small sample, and one of them, $380,000 in July 2026, shows Feather Sound can trade at Wedge Wood levels too.
A Wedge Wood valuation stands on eleven sales in twelve months; a Feather Sound valuation needs 24 months to reach eleven. More sales mean tighter evidence and fewer surprises at appraisal. Wedge Wood buyers also face no sale approval, no three-lease cap and no flood determination question at the lake line, each of which can narrow the Feather Sound buyer pool. Feather Sound owners can compare their own number on the Feather Sound at The Strand home valuation page, published with this one.
Wedge Wood is the lowest-priced neighborhood in The Strand by median sale and the busiest by sales count. Its $445,000 five-year median sits below every other Strand neighborhood, and its 60 MLS closings are nearly a fifth of the community's 307. On price per square foot it sits mid-pack.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Neighborhood | Homes | Product | MLS closings, 60 months | 60-month median sold | 60-month median per living sq ft | MLS closings, 12 months | 12-month median sold |
|---|---|---|---|---|---|---|---|
| Wedge Wood | 153 | 8-unit two-story condominium | 60 | $445,000 | $299.87 | 11 | $415,000 |
| Feather Sound | 64 | 8-unit two-story condominium | 16 | $476,500 | $324.93 | 4 | $472,500 (pair) |
| Cypress Cove | 92 | 4-unit carriage homes | 33 | $555,000 | $329.06 | 5 | $590,000 |
| The Pinnacle | 112 | 4-unit coach homes | 33 | $570,000 | $320.93 | 2 | $565,000 and $654,000, listed |
| Clubside | 125 | 4-unit two-story condominium | 33 | $585,000 | $342.93 | 10 | $570,000 (pair) |
| Grande Reserve | 84 | 4-unit coach homes | 27 | $664,000 | $318.33 | 9 | $789,000 |
| Trophy Club | 88 | 4-unit coach homes | 19 | $699,000 | $286.67 | 5 | $660,000 |
| The Strand, all neighborhoods | 1,073 | Mixed | 307 | $605,000 | $327.62 | 61 | $610,000 |
Southwest Florida MLS Matrix, Development THE STRAND, retrieved 26 Sep 2026; neighborhoods assigned by street; homes from the master association's 2026 ballot. "Pair" means the median is the mean of the middle two sales.
Your buyer sees Wedge Wood as the way into The Strand. Moving up to Cypress Cove or Clubside costs a buyer $110,000 or more at the five-year medians. That gap is your value's ceiling: a Wedge Wood unit priced near a four-unit carriage home's median has to show why a buyer should not cross the street. Our guide to home values across The Strand sets all 15 neighborhoods side by side.
The Collier County 2026 tax roll (preliminary, files dated August 29, 2026) values every Wedge Wood unit between $348,270 and $362,700, with a median total just value of $355,485. That is the county's mass-appraisal figure as of January 1 for taxes, not a price; recorded Wedge Wood sales in the last year ran $350,000 to $445,000.
A just value is set by the county for every parcel at once, from models, without walking your unit or seeing your view. The tight Wedge Wood band, about $14,000 from lowest to highest across 152 units (the roll detail is summarized in our Wedge Wood at The Strand guide), shows how little a mass appraisal can tell one unit from another. The market spread in the last year was $95,000.
The roll tells a buyer what the taxes will be, roughly. Its tax figure for a unit without a homestead exemption has a median of about $3,270; homesteaded units carry less because of the exemption and the Save Our Homes cap. A buyer's own bill resets toward market value in the year after the purchase, so the roll's number is a floor for the buyer's tax estimate, not a ceiling. Final bills are mailed in November by the Collier County Tax Collector.
Of the 152 units, 52 (34.2%) carry a homestead exemption and 78 (51.3%) mail to a Florida address; the rest mail to other states, led by New York (12), Ohio (8) and Massachusetts (7), and six to Canada. For a valuation that matters because seasonal buyers set the winter pace of sales.
The Club at The Strand adds to a Wedge Wood condo's value by making it the least expensive way into a private golf club with no initiation fee for homeowners, and subtracts from it through mandatory Social dues of $4,162 a year in 2026 that every buyer carries on top of the condominium fee and taxes.
Social membership brings the clubhouse, dining at Tavern 59, The Grille and the Veranda, the heated Junior Olympic pool, fitness, social events and access to racquet sports, per the club's 2026 Membership Brochure. The club advertises "NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums."
Sport membership carries a $40,000 initiation and $7,652 in dues; Single Golf an $80,000 initiation and age-based dues of $9,920 to $12,380; Full (Family) Golf a $100,000 initiation and dues of $11,121 to $15,861. A golfing buyer adds those to a Wedge Wood price; a non-golfing buyer does not. Golf initiation does not transfer to your buyer, so it does not belong in your value.
The $4,162 is a known, published number, which is more than a buyer can say about the condominium fee before the estoppel arrives. Buyers weigh it against the amenity set and against clubs with five-figure initiations. A valuation states the dues plainly so the buyer's lender and the buyer's budget see the whole cost on day one.
A Wedge Wood buyer prices four recurring layers into an offer, the condominium fee, the master assessment it collects, $4,162 in club dues and a reset property tax, plus one-time closing costs and any insurance surprise. The fee and master layers are not published, which is why the estoppel figure belongs in your valuation file.
Neither the Wedge Wood condominium fee nor The Strand master assessment is posted on any public page we could find. Any "HOA fee" on a Wedge Wood listing is typed by an agent and may be stale. The estoppel certificate under section 718.116 states the exact assessment, its frequency and anything due at closing. The 1999 neighborhood restrictions record a developer guarantee of no more than $817.44 per unit per year for one of three layers, without reserves; that is history, not a fee.
Buildings built from 1999 to 2001 are entering the years when roofs, paint, balconies and plumbing come due. Both declarations require a budget with reserves unless owners vote to waive or reduce them, under section 718.112. A pending special assessment lowers what a buyer will pay; a well-funded reserve supports it. We ask the manager for the budget, the reserve schedule and any assessment under discussion before we set a number.
The Strand has no Community Development District, per the Florida Commerce Official List of Special Districts, and the 2026 roll carries no non-ad valorem assessment on the median Wedge Wood unit. That removes a cost buyers in many newer Naples communities have to price.
Flood maps support a Wedge Wood value: FEMA's effective map puts the Sand Wedge Lane test point in Zone X on panel 12021C0211H, with ground at about 14.3 feet, and the preliminary maps keep it there. Building age cuts the other way, because 1999 to 2001 construction predates the statewide Florida Building Code of March 1, 2002.
A federally backed lender does not require flood insurance in Zone X. The lakes around Wedge Wood are mapped Zone AE, with nearby base flood elevations of 11.5 to 12.0 feet, two to three feet below the test point's ground, per FEMA's National Flood Hazard Layer and the preliminary layer. Compared with Feather Sound, where the lake's AE line clips seven of eight building footprints on the effective map, Wedge Wood's flood answer is simpler for a buyer's lender.
The master association describes 19 two-story buildings, and no Wedge Wood address appears on Collier County's milestone buildings list. Florida's milestone inspection and structural integrity reserve study mandates attach to buildings of three or more habitable stories, per the DBPR condominium FAQs, so neither appears to apply. In a market where some Florida condominium buyers discount for those studies, a clean answer holds value.
The association insures the buildings, including windstorm, under both declarations; the owner carries an HO-6 policy. Insurers price roof age, roof-to-wall connections and opening protection, and at Wedge Wood shutters and other exterior attachments need the association's written consent. A building with a recent roof and documented wind mitigation supports a higher number than one with an aging roof and no file.
Online estimates miss on Wedge Wood condos because they see square footage and recent sales nearby, not floor, view, condition, garage position or a lease in place, and at Wedge Wood those are what separate same-size units by as much as $92,000. They also struggle with agent-entered areas that do not match the county roll.
We use the same sales the model sees, but we read each one: its listing remarks, its photos, its days on market and its county recording. Then Marc sees your unit. The result is a number with a reason for every adjustment.
The number moves most with condition, presentation and timing. Fresh paint, repaired lanai screens, serviced air conditioning, documented approvals for any flooring change, and a listing ready by October or November move a Wedge Wood value more than any project a buyer cannot see in photos.
Paint, light fixtures, cabinet hardware, a deep clean, lanai screens, air conditioning service records and a water heater date the inspector will not flag. Each costs little and shows in the first photograph.
Hard-surface flooring needs a board-approved noise insulation plan under the declarations; exterior changes need written consent; contractors must be licensed in Collier County, insured to at least $250,000 per occurrence and $500,000 aggregate, registered with the manager and on site only from 8:00 a.m. to 5:00 p.m., Monday through Saturday. Start approvals early or skip the project.
We rarely advise a full kitchen or bath renovation in the months before a Wedge Wood sale: it needs approvals, it pushes the listing date past the winter buyers, and the record's top sale of the year, $445,000, is the ceiling a buyer will measure it against. A clean, priced-right original unit sells; a half-finished renovation does not.
A free in-person valuation of your Wedge Wood condo 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 plan, the active competition and the county record for Sand Wedge Lane. There is no cost and no obligation to list.
The 12-month, 24-month and 60-month Wedge Wood sales of your plan with dates, days on market and sale-to-list ratios; the active and pending listings; the county's recorded price for each comparable; the club and association cost your buyer will see; a net sheet; and a recommended list price with a defensible range. Request it through a free valuation of your Wedge Wood at The Strand condo or the McGreevy and Comisar valuation form.
Marc Comisar walks the unit, the view, the garage 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.
About half of Wedge Wood's owners mail their tax bills outside Florida. We can value from photos and a walkthrough video, and Marc can see the unit with a key holder or the property manager, clearing access with the gatehouse in advance. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC). Jesse McGreevy, Florida license SL3101296; Marc Comisar, Florida license BK3060671.
Jesse McGreevy is a top-reviewed listing agent for Wedge Wood at 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.
Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." Verified Google review
A valuation is only as good as the reading of the market behind it.
★★★★★ "No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional." Verified Google review
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" 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!" Verified Google review
McGreevy and Comisar are Naples REALTORS who value and sell Wedge Wood condos from the Southwest Florida MLS, Collier County's recorded sales, the recorded Wedge Wood 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 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 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 on Sand Wedge Lane. Reach him at (239) 287-5873 and read his Marc Comisar agent page.
When your valuation is done, our guide to selling a home in Wedge Wood at The Strand covers marketing without signs, negotiation, costs and the paperwork, and our guide to buying a home in Wedge Wood at 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.
If you own elsewhere in the gate, the benchmark table above sets Wedge Wood beside the other Strand neighborhoods, and the full Wedge Wood record, from the 1999 declarations to the 2026 roll, is in the Wedge Wood at The Strand neighborhood guide.
These are the valuation questions Wedge Wood at The Strand owners ask most, each answered in one paragraph from the Southwest Florida MLS, Collier County's recorded sales and 2026 roll, and the recorded Wedge Wood documents. A valuation is an opinion of market value, not an appraisal, and nothing here is tax or legal advice.
Most likely between $350,000 and $445,000 if it is priced like the last year's eleven closings, which had a median of $415,000 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026). Your plan, floor, view, garage position and condition place it inside or above that band. Request a free valuation of your Wedge Wood condo or call Jesse direct at (239) 898-6072.
$415,000 over the last 12 months (n=11, odd, an observed sale), $427,500 over 24 months (n=20, even) and $445,000 over 60 months (n=60, even, both middle sales $445,000), per the Southwest Florida MLS. The county's qualified resales since September 2025 had a median of $417,500 (n=10).
$280.78 per square foot of MLS living area over the last 12 months and $299.87 over 60 months. Because the four plans are within 91 square feet of each other, per-foot prices mostly restate the sale prices; last year's ran from $227.27 to $307.11.
If you bought before 2021, almost certainly: the county's recorded median was $282,500 in 2021 and $230,000 in 2020. If you bought in 2023 or 2024, at recorded medians of $455,000 and $515,000, you may be near or below your price today.
The recorded Wedge Wood median fell from $515,000 in 2024 to $434,000 in 2025 and $420,000 in 2026 through April 14. Buyers returned in the last year (11 MLS closings against 9) but at lower prices, and none paid list or more.
Not reliably. Over five years the units entered at 1,449 square feet carried a higher MLS median ($489,500) than those at 1,540 ($451,000), and last year two 1,540 square foot units sold $92,000 apart.
The MLS does not record floor position consistently, so we do not publish a floor premium. We place each comparable on its floor from listing remarks and photos before we compare it with yours.
The MLS does not code views consistently enough to measure a premium. Views are the likeliest reason, after condition, for gaps between same-size sales, and we judge them sale by sale and in person.
We do not publish a renovation premium, because the MLS rows do not flag renovation consistently. The $92,000 spread between two same-plan sales in early 2026 is the best evidence that condition matters, and we compare your finishes with each comparable's photos.
No. Over five years Wedge Wood I's MLS median was $447,500 on 26 sales and Wedge Wood II's $445,000 on 34. The declaration does not move the value.
The 2026 roll's just values run from $348,270 to $362,700, median $355,485. That is a tax figure as of January 1, not a market value; recorded sales in the last year ran $350,000 to $445,000.
Online models see size and nearby sales, not floor, view, condition, garage position or a lease, and at Wedge Wood those decide the price. Models can also trust agent-entered areas that do not match the county's four plans.
They set your competition, not your value. Both active units asked more than any closing of the last year, at $459,000 and $494,000, and one had waited 176 days. Buyers compare your price with closings first.
The 12-month median was 70 days on market, from 12 to 219. The three fastest sales of the year closed at 94% to 97% of list, which is what pricing inside the band buys.
The 12-month median was 94.32%, and none of the eleven sold at or above list. Price close to where the record says a buyer will pay, and the ratio rises.
Feather Sound's roll carries the same four plan sizes, so buyers compare. Its five-year median is $476,500 and its last four sales closed at a median 98.96% of list, but every Feather Sound sale needs board approval and Wedge Wood's does not.
Both. Social membership with no initiation makes Wedge Wood the cheapest way into a private golf club, and the $4,162 annual dues add to a buyer's carrying cost. A clear statement of the dues keeps it from becoming a negotiating point.
It can, if a buyer discovers a different number at the estoppel stage. We get the current budget figure from the manager before listing, so the buyer prices the real fee from the start.
Yes. A pending or likely special assessment lowers what a buyer will pay, and buyers will ask about roofs and paint on buildings from 1999 to 2001. The estoppel certificate shows any adopted special assessment.
Yes. Zone X at the Sand Wedge Lane test point on FEMA's effective map, kept in Zone X on the preliminary maps, means no lender-required flood insurance, a clean point against Feather Sound's lake-line question.
They appear not to. The buildings are two stories, and Florida's mandates attach at three or more habitable stories; no Wedge Wood address is on Collier County's milestone buildings list. That is our reading, not a legal opinion.
It narrows the buyer pool to investors until the lease ends, which can lower the price or lengthen the sale. Every Wedge Wood lease needs board approval and runs at least 30 days, so the end date is on paper.
Indirectly. The roll's tax figure for a non-homesteaded unit has a median of about $3,270, and a buyer's tax resets toward the purchase price after the sale. Buyers who budget for that pay with fewer surprises.
No. Our valuation is a written broker opinion of market value for pricing a listing. A lender's appraisal is done by a state-licensed appraisal professional for the buyer's loan. A well-supported list price usually appraises because it rests on the same closed sales.
A first number can come the same day by phone; the written valuation, after Marc's visit and Jesse's comparable work, usually within a few days.
Yes, with no obligation to list. Many Wedge Wood owners use it to decide whether to sell this season or next.
Yes, from photos and a walkthrough video, which suits the many Wedge Wood owners who are away part of the year. An in-person visit sharpens the condition and view adjustments.
Whenever a new Wedge Wood sale closes in your plan, and at least before each season. With eleven sales a year, the record changes every few weeks in winter.
Then you have choices before you list: improve presentation, wait for the season, lease for a term with board approval, or price to the record and sell. The number is information, not a commitment.
Yes. Buyers get the same comparable work before they offer; read our guide to buying a home in Wedge Wood at The Strand or call Marc at (239) 287-5873.
The agent who reads every Wedge Wood sale, the county record and the declarations, and walks your unit before naming a number. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.
Every Wedge Wood at The Strand value on this page comes from a recorded instrument, a state, county or federal record, the master association's or the club's published documents, or the Southwest Florida MLS Matrix, retrieved 26 Sep 2026. Primary sources are grouped by who issued them and numbered continuously; valuation and tax authorities follow the base list.
The official documents below are the ones that set or explain a Wedge Wood at The Strand value: the recorded declarations a buyer's lender reads, the club schedule a buyer budgets, the county lists that answer the condominium-law question, and the statutes behind the estoppel and the tax reset. Clerk files open in the Clerk's public viewer.
| Document | Issued by | Date | What it does to value | Link |
|---|---|---|---|---|
| Declaration of Condominium, Wedge Wood I at Pelican Strand | Recorded with the Collier County Clerk | September 29, 1999 | No transfer restriction, garage space, leasing and pet rules | Wedge Wood I declaration |
| Declaration of Condominium, Wedge Wood II at Pelican Strand | Recorded with the Collier County Clerk | March 27, 2000 | The same rules for buildings 10 to 12 and 14 to 20 | Wedge Wood II declaration |
| Declaration of Restrictions for Wedge Wood at Pelican Strand Neighborhood | Recorded with the Collier County Clerk | September 29, 1999 | Own pool and clubhouse; the sign ban that shapes marketing | Wedge Wood neighborhood restrictions |
| Feather Sound at Pelican Strand declaration | Recorded with the Collier County Clerk | March 4, 1998 | The rival with the same four plan sizes | Feather Sound declaration |
| 2026 Membership Brochure | The Club at The Strand | 2026 | The $4,162 dues every buyer carries | 2026 Membership Brochure |
| Milestone buildings list | Collier County | As of January 2026 | No Wedge Wood entry | Collier County milestone list |
| Official List of Special Districts | Florida Commerce | September 2026 | No CDD at The Strand | Official List of Special Districts |
| Collier County levies table | Florida Department of Revenue | Current table | The millage behind a buyer's reset tax | Collier levies table |
| Section 718.116, estoppel certificates | Florida Legislature | 2026 statutes | Where the unpublished fee becomes a number | Section 718.116 |
| PT-112 portability guide | Florida Department of Revenue | Current guide | Carrying a homestead benefit to your next home | PT-112 |
Three records that matter to a Wedge Wood value are not public and cannot be linked: the Wedge Wood association's adopted budget and reserve schedule, the master association's adopted assessment, and the Wedge Wood board's current rules. We request them from the managers for your valuation file.
You reach the Wedge Wood 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 Wedge Wood at The Strand is part of the North Naples market they work every week.
If you are thinking, "I need to know what my Wedge Wood condo is worth before I decide," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own a 1,449 square foot unit in Wedge Wood I or a 1,540 square foot unit in Wedge Wood II, request your number through a free valuation of your Wedge Wood at The Strand condo or call Jesse direct at (239) 898-6072; McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
When you are ready to sell, read our guide to selling a home in Wedge Wood at The Strand; if you are buying, see buying a home in Wedge Wood at The Strand, or call Marc at (239) 287-5873. The community around Sand Wedge Lane is covered in our guide to The Strand.
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.