The Strand - Clubside

McGreevy and Comisar are the team Clubside owners call first when they are ready to sell, and the team buyers call when they want the recorded facts rather than a listing description: what each of the three Clubside floor plans has actually sold for, why ten sales in the last year took a median of three months while two listings sat past 200 days, what the original 1999 and 2000 declarations say about leasing, pets and resale, and what a Clubside owner really pays once the condominium, master association and mandatory club membership are stacked together. Clubside is a two-story condominium neighborhood of 124 homes inside the master-planned community of The Strand in Naples, Florida. It lines one street, Three Iron Drive, Naples, FL 34110, in 31 buildings of four homes each, recorded as three condominiums (Clubside I and Clubside II in 1999, Clubside III in 2000) around a neighborhood clubhouse, pool and three lakes. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008.

One naming note before anything else. This page is about Clubside inside The Strand in North Naples, ZIP 34110, the gated golf community off Immokalee Road that was called Pelican Strand until 1999, which is why all three Clubside declarations still read "Clubside at Pelican Strand." It is not Clubside Reserve at The Vineyards, a separate 84-unit condominium elsewhere in North Naples, and it is not any Clubside Drive address. Every home described below has a Three Iron Drive street address.

This guide is built from the recorded Clubside I, Clubside II and Clubside III declarations of condominium and the Clubside neighborhood declaration of restrictions, the master association's and the management company's published pages, Florida Division of Corporations filings, the Collier County Property Appraiser 2026 preliminary tax roll and its recorded sales file, Collier County's public GIS parcel layer, FEMA's flood map, Collier County Public Schools' zone database, and every Clubside closing in the Southwest Florida MLS Matrix for the last five years, pulled September 26, 2026. If you own at Clubside and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, fee, flood and rules detail below will tell you whether Clubside fits before you tour.

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

Why McGreevy and Comisar Are the Best Realtor for Clubside at The Strand

McGreevy and Comisar are the best realtor for Clubside at The Strand because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Clubside market read built from every MLS closing and every qualified county sale, not an automated estimate.

If you're searching for the best realtor for Clubside at The Strand in The Strand, Naples, whether you're ready to sell your Clubside at The Strand home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.

That matters at Clubside for a reason specific to Three Iron Drive. A Clubside condominium is not priced against Naples condominiums in general; it is priced against its own three floor plans and against the neighborhoods under the same gate that sell a nearly identical product. The Pinnacle, at the north end of The Strand on Pinnacle Lane, was built by the same Jack Parker organization in the same two-story, four-home format, with plans of 1,633 and 2,150 square feet against Clubside's 1,633, 1,793 and 2,136. Every owner in both neighborhoods pays the same mandatory club membership. What differs is the association, the manager, the recorded rules on leasing and resale, the setting, and the recorded price. A listing agent who prices a Clubside 2,136 square foot home off a Strand average, or off a Naples condominium index, misses the comparison a buyer makes in the first five minutes, and on September 26, 2026 two Clubside listings had been waiting more than 200 days for exactly that reason.

Recent Clubside at The Strand track record (last 12 months): In the last 12 months Clubside at The Strand has seen 10 resales in the Southwest Florida MLS Matrix (pulled September 26, 2026, closings September 27, 2025 to September 26, 2026), totaling $5,759,000, at a median of $570,000 (n=10, an even count, so the median is the mean of the middle pair, $560,000 and $580,000), from $512,000 to $680,000, at a median of 96.47% of the final list price and a median of 91.5 days on market (the mean of 77 and 106). Ten sales is the first window that qualifies, so this is the figure we lead with. The Matrix pull behind this page recorded the Clubside closings, prices, living areas and days on market, not the listing office on each, so we do not state a represented-sale count here; ask us and we will walk you through all 33 Clubside closings of the last five years one by one.

For Clubside sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Clubside that marketing has to reach buyers before they reach the gate, because Section 12(G) of each Clubside declaration bars "For Sale" signs on any unit or common element, or visible from outside a unit, without the board's prior written approval, and the neighborhood declaration bars "For Sale" and "Open House" signs outright. We build the paperwork file before the first showing: the governing documents, both estoppel certificates, the club membership details, the flood facts for your building, and the answers to the questions every condominium buyer now asks about stories, reserves and Florida's condominium safety laws.

For Clubside buyers: the first question is the plan, because at Clubside the plan is the price: over five years the 1,633 square foot plan closed at a median of $575,000 (24 sales) and the 2,136 square foot plan at a median of $660,000 (5 sales), per the Southwest Florida MLS Matrix. The second is the rules, because the original Clubside declarations set a 30-day minimum lease with board approval and place no restriction on the transfer of ownership, which is looser than some neighbors under the same gate. The third is the layered cost, because the Clubside assessment, the master association and a $4,162 club social membership all come with the deed. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Clubside building; we answer them below.

Honors and recognition:

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

We tracked every one of the 33 Clubside at The Strand closings in the Southwest Florida MLS over the last five years and all 29 qualified Clubside resales the county recorded in the same five years, and in the last 12 months we tracked all 61 closings across The Strand, so a Clubside valuation from us starts from the full neighborhood record. You can read how the team was built on our about McGreevy and Comisar page.

Selling your Clubside at The Strand home? Get a free valuation of your Clubside at The Strand home or call Jesse direct at (239) 898-6072, and read our guide to selling a home in The Strand.

Buying a home in Clubside at The Strand? Call Marc at (239) 287-5873 for a personalized buyer consultation, see our guide to buying a home in The Strand, or read how we represent buyers in Southwest Florida.

Table of Contents: Clubside at The Strand Guide

This table of contents lists every section of our guide to Clubside at The Strand, the 124-home, two-story condominium neighborhood on Three Iron Drive in North Naples. Sellers usually start with the market snapshot and the seller section; buyers usually start with living, fees, leasing and flood. Every section opens with a short answer, then the detail and the sources.

• Living at Clubside at The Strand as a homebuyer
• Clubside at The Strand market snapshot
• How Clubside came to be
• The homes: three floor plans in 31 buildings
• Amenities inside Clubside and across The Strand
• HOA and condo fees at Clubside
• Layered costs: assessments, master association, club and taxes
• The Clubside declarations, bylaws and rules
• Is Clubside a 55+ community?
• Renting out a Clubside condominium
• Pet rules at Clubside
• Selling a Clubside home: transfer and approval
• Milestone inspections, SIRS and Florida condo law
• Hurricanes, flood zone and insurance
• Schools serving Clubside
• County permits and recorded work
• What is being built nearby
• Daily logistics
• How Clubside compares with the other Strand neighborhoods
• Clubside vs The Pinnacle at The Strand
• Honest pros and cons
• Selling your Clubside home
• Your local real estate experts
• Frequently asked questions, buyer edition
• Frequently asked questions, seller edition
• Sources and authoritative references
• Downloadable documents

Living at Clubside at The Strand as a Homebuyer

Living at Clubside at The Strand means owning a 1999 or 2000 condominium in a four-home, two-story building on a curving street between two golf holes and three lakes, a short walk from The Club at The Strand, with a neighborhood clubhouse and pool, an attached garage in every home and mandatory club social membership.

Clubside is the second-largest of The Strand's fifteen voting neighborhoods, after Wedge Wood (153 homes), per the master association's 2026 annual meeting notice, which gives each neighborhood one vote per home and lists 125 votes for Clubside out of 1,073. The 125th vote is the caretaker apartment at the Clubside clubhouse; the other 124 are the condominium homes. What follows is what daily life at Clubside looks like, drawn from the recorded documents, the master association's and the manager's published pages, and the county's records.

What Is Clubside at The Strand?

Clubside at The Strand is a residential condominium neighborhood governed by Chapter 718 of the Florida Statutes. It was declared as three condominiums by the same developer, Parker-Strand III, Inc.: Clubside I at Pelican Strand, a Condominium, recorded September 3, 1999 at Official Records Book 2588, Page 2852; Clubside II at Pelican Strand, a Condominium, recorded November 29, 1999 at Official Records Book 2615, Page 0403; and Clubside III at Pelican Strand, a Condominium, recorded July 12, 2000 at Official Records Book 2697, Page 1521. Over all three sits the Declaration of Restrictions for Clubside at Pelican Strand Neighborhood, recorded at Official Records Book 2588, Page 2779, which created the neighborhood association that owns the clubhouse and pool (Collier County Clerk, Official Records).

The association that runs Clubside today is Clubside at The Strand Condominium Neighborhood Association, Inc., Florida not-for-profit corporation N99000004770, formerly Clubside at Pelican Strand Neighborhood Association, Inc. The Florida Division of Corporations lists the original Clubside I at Pelican Strand Condominium Association, Inc. (N99000004777), Clubside II (N99000006668) and Clubside III (N00000003946) as inactive by merger, per its Clubside entity search. The association is professionally managed by Vesta Property Services, (239) 947-4552, from its Bonita Springs office, per the master association's Clubside page, and Vesta announced the Clubside account on August 21, 2019. Above it sits The Strand Master Property Owners Association, Inc. (N97000001156), which runs the gate, the main road, the lakes and the preserves for all 1,073 homes.

Clubside I, II and III: One Neighborhood, Three Recorded Condominiums

The three Clubside condominiums are easy to tell apart on the ground once you know the addresses. Collier County's 2026 preliminary tax roll places the eleven buildings from 5865 to 5885 Three Iron Drive in Clubside I (44 homes, built 1999), the eleven buildings from 5888 to 5908 Three Iron Drive in Clubside II (44 homes, built 1999 and 2000), and the nine buildings from 5911 to 5930 Three Iron Drive in Clubside III (36 homes, built 2000). That is 124 homes in 31 buildings; the buildings are numbered 1 to 32 with no building 13. Clubside I and II were each planned for 11 phases of four homes, and Clubside III for 9, under section 718.403 of the Florida Statutes, which is why each building was added to its condominium by a separate phase amendment as it was finished.

For a buyer the difference is mostly paper. The three declarations are nearly word for word the same on use, leasing, pets, maintenance and insurance; each says the condominium "will share recreational facilities located in the Common Area of the Clubside at Pelican Strand Neighborhood," and one association and one manager serve all 125 homes, per the master association's page. The three condominiums still exist on paper, which is why a title commitment or a tax bill will read "Clubside I," "Clubside II" or "Clubside III at Pelican Strand."

Between Two Golf Holes and Three Lakes

The master association's Clubside page describes Clubside as "a residential community arranged along Three Iron Drive," consisting of "125 individual units in 31 two-story multifamily dwellings plus a club-house with a caretaker apartment, a swimming pool and three adjoining lakes, surrounded by a 27 hole golf course."

The public-domain USDA NAIP aerial at the top of this page, outlined on Collier County's public GIS parcel layer, matches that description. Three Iron Drive leaves Strand Boulevard at the neighborhood's southwest corner, where the Clubside clubhouse and pool sit, runs northeast in a long curve and then turns due north, with a row of buildings on each side. A lake with fountains lies to the southeast, a second lake and a golf hole to the northwest, and a third lake off the east side of the north end. By our measurement on that aerial, the easternmost Clubside buildings at the north end of Three Iron Drive sit roughly 540 feet from the edge of Interstate 75, which runs along the entire east side of The Strand.

Next Door to the Club

The name is literal. The Club at The Strand at 5840 Strand Boulevard is a few hundred yards south of the Clubside pool, and Wedge Wood on Sand Wedge Lane is Clubside's neighbor to the north; the 1999 neighborhood declaration notes that the two neighborhoods were built to "share water and sewer facilities and service." The main gatehouse is at the south end of Strand Boulevard near Immokalee Road, about 1.3 miles south of Clubside in a straight line by our measurement on the county's address points, so a Clubside owner drives past most of the community on the way home but is close to the golf shop, the restaurant and the courts.

A Day at Clubside

A February weekday at Clubside might start with coffee on a screened lanai over the lake or the fairway, a walk along Three Iron Drive to the neighborhood pool, and a round on one of the club's three nines, which every Strand owner can play under a golf membership. The master association's page notes that Clubside "currently enjoys an enviable reputation for its active social calendar," and Vesta's 2019 announcement describes "a 125 unit community with clubhouse and pool" where "the neighborhood is very active, with numerous social gatherings throughout the year." The evening might be dinner at Tavern 59 at the club, a short drive down Strand Boulevard, then home to a garage that is part of your own unit.

Clubside at The Strand Market Snapshot: What Clubside Condominiums Actually Sell For

Clubside at The Strand recorded 10 MLS closings in the 12 months to September 26, 2026, at a median of $570,000 and a range of $512,000 to $680,000, but the median sale took 91.5 days. On September 26, 2026 two Clubside homes were listed, at $695,000 and $675,000, after 202 and 271 days.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded sales through March 4, 2026, the newest Clubside sale in the county file)

Clubside and Wedge Wood are the only Strand neighborhoods with ten or more MLS closings in the last 12 months, so for Clubside we lead with the 12-month window. Three rules govern every number below. MLS figures and county figures are labeled and never mixed. MLS price per square foot divides the sold price by the listing's living area, and we report the median of the per-sale ratios, never a ratio of totals. Where a count is even, the median is the mean of the middle pair, and we give the pair.

The 10 MLS Closings in the Last 12 Months

Southwest Florida MLS Matrix, Development THE STRAND, Three Iron Drive addresses, closings September 27, 2025 to September 26, 2026. Building address only, never a unit number.

Per-foot and sold-to-list figures are our arithmetic on the MLS fields shown; condominium names come from the county roll by building address.

The 12-Month Numbers

• Count: 10 closings, the first window with ten or more, so it leads.
• Median sold price: $570,000 (n=10, even, the mean of the middle pair $560,000 and $580,000).
• Range: $512,000 to $680,000.
• Dollar volume: $5,759,000, our total of the ten.
• Median $ per square foot of MLS living area: $331.77 (median of per-sale ratios; the mean of the middle pair $329.45 and $334.08).
• Median sold to list: 96.47% (the mean of 96.26% and 96.68%); one of ten sold at its final list price and none above it.
• Median days on market: 91.5 (the mean of 77 and 106); five of the ten took more than 100 days.
• By plan: eight 1,633 square foot homes at a median of $549,000 (the mean of $538,000 and $560,000), one 1,793 square foot home at $599,000 and one 2,136 square foot home at $660,000.

For all 49 condominium and attached closings across The Strand in the same window, the MLS median was $565,000 at 67 days on market, so Clubside sold slightly above the Strand condominium median but took longer to do it (Southwest Florida MLS Matrix).

Five Years of Clubside Sales, Year by Year

The full five-year MLS record, 33 closings from September 27, 2021 to September 26, 2026, has a median of $585,000 (n=33, odd, an observed sale), a range of $485,000 to $690,000, $19,509,400 in volume, a median of $342.93 per square foot of living area, a median sold-to-list ratio of 98.55% (15 of 33 at or above list) and a median of 17.5 days on market (32 closings carry a day count, and the median is the mean of 14 and 21; one was entered after closing without one).

Southwest Florida MLS Matrix, pulled September 26, 2026; medians are ours, from the raw rows. The highest Clubside MLS price of the five years, $690,000, was paid in April 2023 for a 2,136 square foot home in the 5870 Three Iron Drive building, after 21 days. The highest price per foot, $416.41, was the $680,000 sale of a 1,633 square foot home in the 5927 building in March 2026, after 7 days. The lowest price, $485,000, was a 1,633 square foot home in the 5892 building in December 2021, which sold at 110.23% of its $440,000 list price on the day it was listed.

What Each Clubside Plan Sold For

Southwest Florida MLS Matrix, 60 months to September 26, 2026. One 2,136 square foot sale, $625,000 in June 2025 in the 5896 building, was entered on the MLS as 2,150 square feet; the county roll records that home at 2,136, so we count it with the 2,136 plan and keep the MLS figure for its price per foot. The 1,793 square foot plan has only four sales and the 2,136 plan five, so their medians carry less weight than the 1,633 plan's.

The County Record: Qualified Resales Since 2019

The Collier County Property Appraiser's recorded sales file tells the story from the deed side. For the 124 Clubside I, II and III parcels it holds 29 DOR-qualified resales in the five years to September 26, 2026, at a median of $599,000 (n=29, odd), from $510,000 to $750,000; 11 in the last 24 months at a median of $599,900; and 6 in the 12 months to August 28, 2026 at a median of $589,500 (the mean of $580,000 and $599,000). Every one is a resale; the newest recorded Clubside sale in the file is March 4, 2026 (county sales file, index built September 26, 2026).

By calendar year, the county's qualified Clubside resale medians run: 2019 $316,500 (10 sales), 2020 $291,250 (10), 2021 $360,000 (14), 2022 $570,250 (8), 2023 $635,000 (7), 2024 $607,500 (4), 2025 $604,950 (8) and 2026 through March 4 two sales, $530,000 and $680,000. In plain terms, Clubside prices roughly doubled from 2020 to 2023 and have moved sideways since.

The two records disagree in two useful ways. The county file holds a $750,000 qualified sale of a 1,793 square foot home in the 5865 Three Iron Drive building on February 10, 2025, the highest Clubside price in either record, which does not appear in the MLS pull; and it does not yet hold four 2026 MLS closings (February 26, March 16, June 26 and August 21), which is ordinary recording and file lag. Neither changes the 12-month MLS median, but a seller whose home compares to the 1,793 square foot plan should know that the plan's best recorded price came from a sale off the MLS.

What Is for Sale at Clubside Right Now

Two Clubside homes were active on the Southwest Florida MLS on September 26, 2026, both 2,136 square foot plans: one in the 5908 Three Iron Drive building listed at $695,000 as two bedrooms plus a den, on market 202 days, and one in the 5893 building listed at $675,000 as three bedrooms plus a den, on market 271 days. No Clubside home was pending. Across The Strand that day there were nine active listings, three pending with contingencies and two pending, with a median active list price of $618,000, about 1.77 months of supply at the community's 12-month pace (Southwest Florida MLS Matrix). At Clubside's own 12-month pace of ten sales, two listings are about 2.4 months of supply, our arithmetic.

Ready to Sell or Buy at Clubside at The Strand? Talk to the Team That Tracked All 33 Closings

Clubside at The Strand is the condominium neighborhood beside the club in The Strand, and on September 26, 2026 its two listings had waited 202 and 271 days at asking prices above every 2,136 square foot Clubside sale of the last five years except one. In a market that slow, the seller who prices to the plan, the building and the paperwork is the seller who closes, and the buyer who knows the recorded prices negotiates from strength.

Selling a Clubside at The Strand condominium? Get a free valuation of your Clubside at The Strand home or call Jesse direct at (239) 898-6072, and see how we sell homes in The Strand.

Buying at Clubside at The Strand? Call Marc at (239) 287-5873 to compare the two active Clubside listings against the recorded sales, or read how we represent buyers in Southwest Florida.

Our Read of the Clubside Market

Three things stand out in the record. First, the plan decides the price, but condition decides the spread: in the last 12 months the same 1,633 square foot plan sold for $512,000 after 106 days and for $680,000 after 7, a $168,000 gap inside one floor plan. Second, the Clubside market moved from fast to slow: the 2022 median was 3 days on market at 100.00% of list, the 2025 median was 77 days, and the last 12 months ran 91.5 days at 96.47%. Third, the larger plans are the thin part of the market: the 2,136 square foot plan closed only five times in five years, once in the last 12 months at $660,000, which is the price a buyer's agent will hold up against both active listings.

First-Hand Block: The Two Listings Past 200 Days, Walked Through

The two active Clubside listings are the clearest lesson for a 2027 seller. Both are 2,136 square foot homes. The last 2,136 square foot Clubside sale, in the 5912 Three Iron Drive building, listed at $699,000 and closed on November 7, 2025 at $660,000, 94.42% of list, after 77 days (Southwest Florida MLS Matrix). The five-year high for the plan is $690,000 (April 2023). Against that record, a $695,000 asking price sits above every 2,136 square foot Clubside sale of the last five years, and $675,000 sits above all but the 2023 high. Our reading, which is judgment and not a record, is that Clubside buyers in 2026 are paying for condition and view within a range the record has already set, that a 2,136 square foot listing priced near the $660,000 closing will compete, and that the next one should launch in the fall to meet the January to April buyers, when 14 of the 33 Clubside closings of the last five years closed.

How Did Clubside at The Strand Come to Be?

Clubside at The Strand was built in 1999 and 2000 by Parker-Strand III, Inc., one of four single-purpose companies of the Jack Parker organization, which also declared Wedge Wood II next door. Clubside I and II were declared in 1999 and Clubside III in July 2000, and the developer's recorded sales ran from October 1999 to October 2001.

The Strand itself began as Pelican Strand, a 574.6-acre planned development at the northwest corner of Interstate 75 and Immokalee Road, zoned under what is now Collier County Ordinance 02-57. Pelican Strand took the name The Strand on April 30, 1999, but all three Clubside declarations, made from September 1999 to July 2000, kept the old name, which is why every Clubside title still reads "at Pelican Strand" while the later neighborhoods, including The Pinnacle, read "at The Strand."

Tract 14 and the Jack Parker Build

Clubside occupies Tract 14 of Pelican Strand Replat 1C, recorded in Plat Book 31, Pages 54 to 57, per the legal description of the pool area in the recorded neighborhood declaration. The developer took title by a warranty deed dated June 1, 1999, recorded at Official Records Book 2557, Page 2714, as recited in the Clubside I declaration. The declarant for all three condominiums and for the neighborhood declaration was Parker-Strand III, Inc., and the master association's Clubside page credits the construction to "The Jack Parker Southeast Construction, Inc. during 1999/2000." Each declaration let the developer add buildings in phases of four homes, with the promise that all phases would be finished within seven years; the county roll's year-built dates of 1999 and 2000 show that the whole neighborhood went up in about two years. Clubside is therefore a Jack Parker product, like The Pinnacle, Wedge Wood, Cypress Cove and Feather Sound, not a Bateman one; the Bateman organization built the larger coach homes at Grande Reserve, Trophy Club and Turnberry Woods.

The Original Prices, 1999 to 2001

The county's recorded sales file preserves the developer's price list. It holds 116 DOR-qualified builder-direct sales at Clubside, from October 25, 1999 to October 5, 2001, at a median of $197,000 (the mean of $196,900 and $197,100). The 1,633 square foot plan sold new at a median of $180,200 (57 sales, $169,700 to $199,300), the 1,793 square foot plan at $199,200 (19 sales, $181,700 to $246,400) and the 2,136 square foot plan at $228,700 (40 sales, the mean of $228,300 and $229,100; $207,400 to $268,800) (Collier County Property Appraiser sales file). A Clubside 1,633 square foot home bought new in 2000 and sold at the plan's five-year MLS median of $575,000 would have roughly tripled in nominal price.

The neighborhood declaration also records what the developer promised to charge at the start: until turnover or 24 months after the first sale, the Clubside neighborhood assessment, "not including any Condominium Association assessment or Master Association assessment, will not exceed $808.08 per Unit per year, without reserves" (Section 7.2). That is a 1999 guarantee, preserved here as history; it says nothing about today's assessment.

The Recorded Chain

Recording data from the Collier County Clerk's official records and the instruments themselves. We did not find a recorded amended and restated declaration for any Clubside condominium in our search, and the Division of Corporations shows all three original condominium associations merged into the neighborhood association, although we did not locate the recorded merger instrument. Before relying on the original text for a transaction, ask the association or the closing agent for every recorded amendment and the current rules.

The Clubhouse and the Caretaker Apartment

The clubhouse is the one building at Clubside that is not a condominium. The neighborhood declaration dedicates the "recreational facilities, clubhouse, road, utilities, wall and entry features, street lights and irrigation equipment" to the neighborhood association as common areas, and it carves out "a single-family Unit located adjacent to or above the clubhouse" (Sections 1.4 and 2.1). Each condominium declaration says the same thing from the other side: the neighborhood common area holds the shared recreation, and "also located within the Neighborhood Common Area, but expressly not a part of such Common Areas, will be a single family unit to be owned and conveyed by the Neighborhood Declarant." That single-family unit is the caretaker apartment the master association describes, and it is why Clubside casts 125 votes with 124 condominium homes. The Collier County GIS parcel layer shows two parcels held by the Clubside neighborhood association, of 1.42 and 0.76 acres.

The Homes at Clubside at The Strand: Three Floor Plans in 31 Buildings

Clubside at The Strand is 124 condominium homes in 31 two-story buildings of four, in three plans: 62 homes of 1,633 square feet, 20 of 1,793 square feet and 42 of 2,136 square feet, per the county's 2026 preliminary roll. Every home includes its own garage and screened lanai.

The declarations set an "estimated general size of each Unit" of "a minimum of 1200 square feet and a maximum of 3,000 square feet," and the county roll fills in the detail: 21 buildings pair two 1,633 square foot homes with two 2,136 square foot homes, and 10 buildings pair them with two 1,793 square foot homes. The 1,793 square foot buildings are 5865, 5869, 5876, 5884 and 5885 in Clubside I, 5889 and 5892 in Clubside II, and 5926, 5927 and 5930 in Clubside III. The MLS living areas match the roll: of 33 closings in five years, 24 were 1,633 square feet, 4 were 1,793 and 5 were 2,136 (one entered as 2,150).

The 1,633 Square Foot Plan

The 1,633 square foot plan is half of Clubside, and it is the plan that trades most: 24 of the 33 MLS closings in five years, at a median of $575,000, from $485,000 in December 2021 to $680,000 in March 2026, a median of $352.11 per square foot, a median sold-to-list ratio of 99.56% and a median of 8.5 days on market (Southwest Florida MLS Matrix, 60 months). The MLS lists it as two bedrooms, two bedrooms plus a den, or three bedrooms, always with two baths. Twelve of its 24 sales closed at or above the final list price.

The 1,793 Square Foot Plan

The 1,793 square foot plan appears in ten buildings only. It closed four times on the MLS in five years, at a median of $594,500 (the mean of $590,000 and $599,000), from $550,000 in May 2022 to $650,000 in March 2023, and is listed as two bedrooms plus a den with two baths. Its best recorded price is the $750,000 county sale of February 2025 described above, which did not run through the MLS.

The 2,136 Square Foot Plan

The 2,136 square foot plan is the largest at Clubside and the one with the fewest sales: five MLS closings in five years at a median of $660,000, from $625,000 in June 2025 to $690,000 in April 2023, a median of $308.99 per square foot, 96.30% of list and 41 days on market. The MLS lists its closed sales as three bedrooms or three bedrooms plus a den, with two baths; one active listing describes it as two bedrooms plus a den. Buyers pay more for it in total and less for it per foot, and both active Clubside listings on September 26, 2026 were this plan.

Which plan sits upstairs and which downstairs is fixed by the recorded floor plans, not by the MLS. The declarations confirm the buildings have homes "above the ground floor," because Section 11.7 requires wall-to-wall carpet in those homes except in kitchens, dining rooms, bathrooms, porches and foyers. We confirm the floor, the stair and the garage arrangement for a specific home from the recorded exhibits before we list or show it.

Garages, Lanais and Driveways

Every Clubside home comes with its own garage, and Clubside's declarations are unusually direct about it: "All garages shall be a part of the Unit. As such, the Unit Owner shall be responsible for maintenance" (Section 5.3(F)), and garage doors "shall remain closed at all times unless vehicles or people are entering or exiting the garage" (Section 12(W)). Screened lanais are also part of the unit and the owner maintains them (Section 5.3(D)); Section 12(U) says no owner may enclose a lanai, although Section 11.2 lets the board adopt a uniform plan for enclosing screened porches that owners could then follow. Each driveway that serves a garage is a limited common element of that unit, maintained, repaired and replaced by the association, with repairs caused by an owner's negligence charged to that owner (Section 8.1(A)).

What the Owner Maintains and What the Association Maintains

Source: the Clubside I, II and III declarations of condominium as recorded in 1999 and 2000, which read alike on these sections. This split is why a Clubside buyer's inspection should look hard at the windows, the sliding doors, the garage door and the air conditioner, and why the association's roof and exterior work shows up in the assessment and the reserves rather than in the owner's own budget.

What Amenities Come With a Clubside at The Strand Condominium?

A Clubside at The Strand condominium comes with two layers of amenities: Clubside's own clubhouse, pool and lakeside grounds, owned by the Clubside neighborhood association and paid for through the neighborhood assessment, and The Club at The Strand, where every Strand homeowner holds a mandatory social membership with 2026 dues of $4,162.

Keeping the layers straight matters because they are owned and paid for differently. The Clubside clubhouse and pool are common areas of the Clubside neighborhood association under the 1999 neighborhood declaration, not common elements of any one condominium; the lakes, the main road, the preserves and the gate belong to the master association; and the golf course and clubhouse at 5840 Strand Boulevard are owned by a private company, The Strand at Naples, LLC, not by the homeowners.

Inside Clubside: Clubhouse, Pool and Three Lakes

The Clubside clubhouse and pool sit at the neighborhood's southwest corner, where Three Iron Drive meets Strand Boulevard; the neighborhood declaration's exhibit describes the "Clubside Neighborhood Association Pool Area" as a portion of Tract 14 beginning at "the most Southwesterly corner of said Tract 14 at the Easterly sideline of Pelican Strand Boulevard." Each condominium declaration says the same thing about its own land: "There are no recreational facilities contained in" the condominium, and "Recreational facilities for use by the Condominium are located in the Neighborhood Association property" (Section 6.4). The master association's Clubside page lists "a club- house with a caretaker apartment, a swimming pool and three adjoining lakes," and the manager's 2019 announcement calls Clubside "a 125 unit community with clubhouse and pool."

The neighborhood association may regulate the common areas and may "charge reasonable admission and other fees" for their use (neighborhood declaration, Section 5.3(b)). Members may extend use to family, lessees and invitees, and a member who leases a unit "shall be deemed to have assigned all such rights to the lessee" for the lease term (Section 2.1).

The Strand Layer: Club at The Strand Social Membership

Every Strand homeowner holds a Social membership in The Club at The Strand, which is mandatory, carries no initiation fee for Strand homeowners, and costs $4,162 in annual dues for 2026, per the club's 2026 Membership Brochure linked from its membership page. Owners who want more can upgrade: Sport membership ($40,000 initiation, $7,652 dues), Single Golf ($80,000 initiation, dues from $9,920 to $12,380 by age) or Full Golf ($100,000 initiation, dues from $11,121 to $15,861 by age). The club states "NO Assessments, NO Capital Dues, NO Hidden Fees, NO Food and Beverage Minimums." The club has been privately owned since 2014, when it sold for $8.2 million, as reported by the Naples Daily News and the Business Observer.

Golf, Tennis and Pickleball at the Club

The club's 27 holes are three nines, Savannah, Sabal and Preserve, designed by Gordon G. Lewis and played as par 72 on every combination, up to about 7,200 yards, per the club's golf page and its Florida State Golf Association record. The 55,000 square foot clubhouse was renovated in 2022, and Tavern 59 opened in March 2023, as reported by Club + Resort Business. Racquet players get eight Har-Tru tennis courts, four of them lit, and seven pickleball courts; the club also has bocce, croquet, a heated Junior Olympic pool and a fitness center with a day spa, per its sports page and fitness and spa page. From Clubside, all of it is a few hundred yards down Strand Boulevard.

The Gate and the Road Home

Guests, deliveries and first-time visitors enter at the staffed main gatehouse on Strand Boulevard off Immokalee Road and drive north past the club to Three Iron Drive. Residents, members and approved renters get gate transponders, $20 each from August 1, 2025, per the master association's transponder form. The master association's front entrance plan shows the gatehouse layout. Inside Clubside, the neighborhood declaration counts "private roadways, signage, entry gate, entry features" among the neighborhood's common areas (Section 1.4), and the Clubside I legal description carves the roadbed of Three Iron Drive out of the condominium land.

What Are the HOA and Condo Fees at Clubside at The Strand?

Clubside at The Strand does not publish its assessment. The association's budget and account records sit behind Vesta Property Services' resident portal, which needs an owner login, so the current Clubside assessment is not published anywhere public; a buyer gets it from the estoppel certificate, the adopted budget or the seller's latest statement.

We will not guess at a number, and neither should a buyer. What is public is what the assessment pays for, what else an owner pays on top of it, and exactly which documents answer the question for a specific home. The master association's Clubside page links the Vesta resident portal for owners and says Clubside "currently enjoys an enviable reputation for its active social calendar and excellent financial management through long range planning and strong capital replacement reserves." That is the association's own description, not an audited figure.

What the Clubside Assessments Pay For

Clubside is layered even inside its own gate. Each condominium's assessment funds that condominium's common expenses, including the building insurance, roofs, exterior walls and reserves under Sections 10, 11 and 15 of its declaration, and each unit pays an equal share, "1/total number of Units submitted to condominium form of ownership." The neighborhood association's base assessment funds the clubhouse, pool, landscaping, roads, street lights and irrigation shared by all three condominiums, and under its bylaws "Regular assessments shall be paid by the members on a quarterly basis" (neighborhood bylaws, Article V, Section 2). The declarations also note that each condominium association collects the master association's assessment from its owners. With the Clubside I, II and III associations merged into the neighborhood association, an owner today is likely to see one Clubside statement; the estoppel certificate shows exactly how it is built.

The One Dated Figure in the Record

The only Clubside assessment figure in the public record is historical. The 1999 neighborhood declaration guaranteed that the neighborhood assessment, excluding the condominium and master assessments, would not exceed $808.08 per unit per year, without reserves, for up to 24 months after the first sale or until turnover (Section 7.2). That guarantee ended more than two decades ago and tells a 2026 buyer nothing about today's budget, which is why we cite it only as history.

What We Could Not Verify, and How to Get It

Three amounts are not in any public record we could find: the current Clubside assessment, the master association assessment, and any resale or capital charge either association collects at closing. The route is the same for all three. Florida law requires an association to issue an estoppel certificate listing every assessment and charge owed on a unit, under section 718.116 for the condominium and section 720.30851 for the master association, and each Clubside declaration commits the association to provide a certificate "within fifteen (15) days after request by a Unit Owner or Unit mortgagee" (Section 10.12); the statute's own, shorter deadline now governs. A buyer also receives the current budget and the governing documents under the resale disclosure rules of section 718.503. When we list a Clubside home we request the estoppels and the adopted budget before launch, so buyers see the real numbers on day one.

Selling a Clubside at The Strand home? Get a free valuation of your Clubside at The Strand home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Clubside at The Strand's Layered Costs: Condominium, Neighborhood, Master Association, Club Dues and Taxes

Clubside at The Strand stacks five recurring costs: the Clubside condominium and neighborhood assessments, The Strand master association assessment, the $4,162 mandatory club social dues for 2026, a pro rata share of shared water and sewer charges, and Collier County property taxes, with no community development district. Only the club dues are published.

Here is how the layers fit together, and what each one covers.

Layer 1: The Clubside Condominium Assessment

Covers each condominium's buildings and grounds, insurance on the building structure, and reserves. Set by the board from the adopted budget; not published. Each unit shares the common expenses equally within its condominium, and a unit owner "regardless of how title was acquired, is liable for all Assessments or installments thereon coming due while he is the owner" (Section 10.4). Special assessments follow the Condominium Act and the bylaws.

Layer 2: The Clubside Neighborhood Assessment

Covers the clubhouse, the pool, the neighborhood roads, landscaping, street lights and irrigation, and the Clubside share of the utility arrangement described below. The neighborhood declaration gives the board power to levy base assessments, special assessments when "the assessments made are not sufficient to pay the Common Expenses or, in the event of emergencies," and specific assessments against a particular unit for services it requests or costs of bringing it into compliance (Sections 7.1, 7.6 and 7.7). Not published; the estoppel states it.

Layer 3: The Strand Master Property Owners Association

Every Clubside owner is a member of The Strand Master Property Owners Association, Inc., a Chapter 720 homeowners association managed by Dorrill Management Group, which runs the gate, the main road, the lakes and the preserves for all 1,073 homes. The Clubside declarations explain that the master association's assessment "is set by the Board of Directors of the Master Association and the assessments are allocated among each individual association located in Pelican Strand," and that each condominium association collects it from its owners. The master budget sits behind an owner login, so the master share is not published; the estoppel from the master association states it. The master association's Comcast page describes a bulk agreement under which residents receive Xfinity television and internet service and "owners pay the association for service."

Layer 4: The Club at The Strand Social Membership

Mandatory for every Strand homeowner, no initiation fee for homeowners, $4,162 in 2026 dues, with optional upgrades to sport or golf membership (club 2026 Membership Brochure).

Layer 5: Water and Sewer, Shared With Wedge Wood

Clubside's neighborhood declaration, Section 12.1, records an arrangement no other page about The Strand will tell a buyer. Wedge Wood, the adjacent neighborhood, and Clubside "will share water and sewer facilities and service," the water and sewer lines from both neighborhoods "will be owned by the Wedge Wood at Pelican Strand Neighborhood Association, Inc.," the utility provider's fees are paid by the Wedge Wood association, and the Clubside association and its owners "shall be responsible for paying their prorata share of water and sewer fees and service charges." How that share is billed today, through the Clubside assessment or separately, is a question for the manager and the estoppel.

Property Taxes, and No CDD

Clubside homes pay Collier County ad valorem taxes, which a buyer can look up by address with the Collier County Tax Collector; a buyer's bill will differ from the seller's when the seller's homestead cap resets on sale. The Strand has no community development district: it does not appear on the Florida Commerce Official List of Special Districts, and Collier County's community development district layer shows none at any Strand point, so no CDD bond assessment appears on a Clubside tax bill.

One-Time Charges at Purchase

The honest summary for a buyer is that a Clubside budget has one known line ($4,162 in club dues), three lines that come from the estoppels and the budget, and one line (taxes) that depends on the price. We put all of them on a single sheet for every Clubside home we list or show.

Clubside at The Strand Declarations, Bylaws and Rules

Clubside at The Strand is governed by three recorded declarations of condominium from 1999 and 2000, the 1999 neighborhood declaration of restrictions, the associations' articles and bylaws, and any board rules, all under The Strand's recorded master declaration. Where the neighborhood and master documents conflict, "the more restrictive provisions shall control."

The Documents in Force

• Master layer: the Master Declaration of Covenants, Conditions, Restrictions and Easements for Pelican Strand, "dated March 7, 1997, and recorded in O.R. Book 2292, Page 1637," as each Clubside declaration recites. The master documents were amended in April 2022 on pets, signage, golf-cart use and parking, per the single-family association board's December 2022 cover letter.
• Neighborhood layer: the Declaration of Restrictions for Clubside at Pelican Strand Neighborhood, O.R. 2588, Page 2779, with the neighborhood association's articles and bylaws attached. It runs for 30 years from recording and then renews automatically in five-year periods "unless an instrument signed by the then Owners of seventy five percent (75%) of the Units has been recorded agreeing to change or terminate" it (Section 12.2), so its first renewal date falls in 2029. Where it and the master declaration differ, "the terms of the more restrictive provisions shall control" (Section 11.2).
• Condominium layer: the Clubside I, Clubside II and Clubside III declarations, each with its own articles and bylaws as exhibits. Amendments need two-thirds of the voting interests present and voting at a meeting (Section 22.3) and take effect only when a certificate is recorded in the Collier County public records (Section 22.4).
• Board rules: each declaration lets the board adopt rules "not inconsistent with" it and lets the board "grant relief in particular circumstances from the provisions of specific restrictions contained in this Section 12 for good cause shown." The current rules are posted to owners through the manager's portal; ask for them with the estoppel.

Occupancy, Business Use and Time-Sharing

Section 12(A) of each declaration limits a unit to use "as a residence in which there shall not be more than six persons continuously residing, excluding visitors and guests," and bars commercial or professional business in a unit without the association's consent. Section 12 opens with a plain statement in capital letters, "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM." No unit may be divided or sold in fractions (Section 6.3), and no unit may be "used or sold on a 'time-share basis'" (Section 14).

Signs, Flooring, Parking and Garages

• Signs: no "For Rent" or "For Sale" sign on any unit, common element or limited common element, or visible from outside a unit, without the board's prior written approval (Section 12(G)); the neighborhood declaration adds that no sign, "including but not limited to 'For Sale', 'Open House' or 'For Rent' signs," may be erected or displayed (neighborhood declaration, Article VIII(g)).
• Flooring: homes above the ground floor must keep wall-to-wall carpet except in kitchens, dining rooms, bathrooms, porches and foyers, where hard flooring needs board-approved acoustical underlayment (Section 11.7), and no tile or wood the developer did not supply may go in any unit until the board approves the noise insulation plan (Section 12(Q)).
• Parking: only "conventional passenger automobiles and motorcycles," a definition that includes pickup trucks, minivans and sport utility vehicles in factory condition; boats, campers, recreational vehicles and trailers are barred except while loading; commercial vehicles only for up to four hours and never overnight; guests use visitor spaces; a household with more than two vehicles parks the extra one in the unassigned spaces (Section 12(B)).
• Garages: part of the unit, owner-maintained, doors closed except when in use (Sections 5.3(F) and 12(W)).
• Outdoor cooking: no cooking or barbecuing on a lanai or terrace except with developer-installed, properly vented equipment; other cooking only in areas the association designates (Section 12(T)).
• Storage and nameplates: bicycles and personal property kept in the unit or its storage area (Section 12(S)); nameplates and mailboxes approved by the association, and "No newspaper tubes or driveway reflectors shall be installed" (Section 12(F)).

Hurricane Shutters and Exterior Changes

Owners may not paint, decorate or change the appearance of any exterior portion of the building without the association's prior written consent (Section 11.1(B)(2)), and window coverings must show only white or a nearly white neutral color from outside (Section 11.6). Owners "may install hurricane or storm shutters only in accordance with the specifications adopted by the Board of Directors," and the board may, with a majority of the voting interests, install shutters itself (Section 24), consistent with section 718.113(5) of the Florida Statutes.

Contractors and Renovations

Section 12(X) sets rules for decorators and contractors that a buyer planning a renovation should read first: every improvement is preregistered with the property manager; contractors hold Collier County licenses and carry general liability insurance of at least $250,000 per occurrence and $500,000 in the aggregate plus workers' compensation; work hours run from 8:00 a.m. to 5:00 p.m., Monday through Saturday; debris leaves daily; and smoke alarms stay in place and protected during dusty work. Plumbing and electrical repairs inside a unit must be done by a plumber or electrician licensed in Collier County (Section 12(M)), and any change to exterior lighting needs written board approval (Section 12(O)).

Is Clubside at The Strand a 55+ Community?

Clubside at The Strand is not a 55+ community. Each Clubside declaration states, in capital letters at the head of its use restrictions, "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM," and neither Clubside nor The Strand holds itself out as housing for older persons under the federal Housing for Older Persons Act.

Each declaration also commits the condominium to comply with the federal Fair Housing Act of 1968 as amended in 1988 and lets the board amend the declaration without an owner vote to the extent needed to comply (Section 22.9). In practice Clubside draws many retirees and seasonal owners, and the manager describes an active social calendar. But a buyer of any age may buy, and families with children may live there year round, subject to the six-person continuous occupancy limit. For a seller, that means the buyer pool is not restricted by age, which matters for resale.

Can You Rent Out a Clubside at The Strand Condominium?

A Clubside at The Strand condominium can be rented for 30 days or more with the board's prior written approval, under the original declarations. They set no maximum lease term, no cap on leases per year and no neighborhood rental cap, but approval is "subject to the Board's sole and absolute discretion," and the board may add limits by regulation.

The baseline for every Strand home is Article X, Section 10.13 of the master declaration: leases must be in writing, "No lease shall be for less than thirty (30) days in duration," and the owner is liable for a tenant's violations, as quoted in a neighboring association's published resolution. Clubside's declarations add their own layer, and it is shorter than some neighbors' layers.

The Leasing Rules, Stacked

Sources: each Clubside declaration of condominium, Section 14; the Pinnacle restated declaration as summarized on our Pinnacle at The Strand guide. Any board regulation adopted after 2000 that narrows Clubside leasing is not in the recorded declarations we read; ask the manager for the current rules before you rely on a rental plan.

What the Declarations Leave to the Board

Section 14 ends with a sentence that matters more than it looks: "The Board may, by regulation, impose further restrictions upon the number of guests, frequency of visits and length of leases in the case of leased Units." So a Clubside investor's real rules are the declaration plus whatever the board has adopted. The sole-discretion approval standard also means that a lease is not approved until the board says so, so a seasonal rental should be submitted early. The neighborhood declaration binds tenants too: its restrictions apply to "any other person occupying an Owner's Unit under lease," and "the Owner shall be responsible for any and all violations" by tenants and their guests (neighborhood declaration, Article VIII(k)).

Tenants, Guests and the Amenities

A member who leases a Clubside home is treated as having assigned his or her right to use the clubhouse and pool to the tenant for the lease term (neighborhood declaration, Section 2.1), and approved renters receive gate transponders for the approved term, per the master association's transponder form. If rental income is part of your plan, Call Marc at (239) 287-5873 and we will walk through the Clubside leasing file and current rules before you make an offer, or read how we represent buyers in Southwest Florida. If you own and are weighing whether to lease or sell, Call Jesse direct at (239) 898-6072 for a free valuation of your Clubside at The Strand home.

Pet Rules at Clubside at The Strand

Clubside at The Strand allows owners and occupants up to two dogs and cats combined, plus caged small birds and aquarium fish, but only with prior board approval, which the board can later withdraw for a nuisance. Dogs and cats stay inside the unit or on a leash, and owners clean up after them.

Section 12(P) of each Clubside declaration and Article VIII(h) of the neighborhood declaration set the same core rule. "In order to keep a pet on the premises, prior approval of the Board of Directors must be obtained. Pets of Owners or Occupants shall be limited to no more than two (2) dogs and cats in the aggregate, small birds to be kept in a bird cage and tropical fish to be kept in an aquarium." All dogs and cats must be licensed, kept in the unit and leashed outside it, and "not allowed to run free"; no horses, cows, goats, chickens, pigeons or other such animals, fowl or reptiles may be kept; and commercial activities involving pets are not allowed.

Because the rule speaks of "Owners or Occupants," it does not by its words bar a tenant's pet the way some neighboring declarations do; the tenant needs the same board approval. The master association's own rule, restated in its April 2025 hearing notice, allows two domesticated household animals per parcel, leashed outside, and bars exotic animals and commercial breeding. A buyer with a large dog, more than two pets or a plan to rent to pet owners should read Section 12(P) and the current board rules before making an offer, and we confirm the approval process with the manager before closing.

Can You Sell a Clubside at The Strand Home Without Association Approval?

Clubside at The Strand's original declarations say a Clubside home can be sold without association approval: Section 13 of each declaration reads "There are no restrictions on the transfer of ownership of Units," and asks only that the new owner give the association a name, address and phone number within ten days of taking title.

That is a real difference from neighbors under the same gate. The Pinnacle's 2022 restated declaration, for example, requires the association's advance written approval of every sale and gives it 30 days to decide. At Clubside, as recorded, there is no approval application, no approval window to build into the closing date and no recorded certificate of approval for the buyer to pay for. We did not find a recorded amendment changing Section 13 in our search, so we treat the original text as current and confirm it with the association and the closing agent on every Clubside sale.

What still applies to every Clubside sale is the paperwork Florida law requires: the resale disclosures and governing documents under section 718.503, estoppel certificates from the Clubside association and the master association, the $4,162 club social membership that follows the home, and the unpaid-assessment rule of Section 10.4 of the declaration, under which a new owner is jointly liable with the previous owner for assessments that came due before the transfer "without prejudice to any right the grantee may have to recover from the grantor any amounts paid by the grantee". For a seller, fewer approval steps mean a shorter, more predictable path from contract to closing, which is a point worth making in the listing itself.

Milestone Inspections, SIRS and Florida Condo Law at Clubside at The Strand

Clubside at The Strand's 31 buildings are two-story, and Florida's milestone inspection and structural integrity reserve study mandates apply to condominium buildings of three or more habitable stories. No Clubside or other Strand building appears on Collier County's milestone inspection list, which is consistent with the two-story buildings on Three Iron Drive.

What the Law Says

Florida's milestone inspection law, section 553.899, requires inspections of condominium and cooperative buildings "that are three stories or more in height," and Collier County's milestone inspections page applies it to buildings "that have three or more habitable stories." The structural integrity reserve study requirement in section 718.112, as described on the Department of Business and Professional Regulation's condominium FAQ, applies to buildings "three habitable stories or higher" and excludes buildings "less than three stories in height."

What Is Verified at Clubside

• Stories: the master association describes "31 two-story multifamily dwellings," the declarations provide for homes "above the ground floor," and The Strand's zoning caps residential height at 35 feet. We have not read a certificate of occupancy for each building.
• County list: Collier County's milestone buildings list, "As of January 2026" has 926 building rows and no row naming Three Iron Drive, Clubside or any Strand association.
• Reserves: the master association's page credits Clubside with "strong capital replacement reserves." We have not seen the reserve schedule; a buyer should read the current budget's reserve line and ask when the last reserve study was done.

What Applies Either Way

Condominium law still shapes every Clubside sale even without a milestone or SIRS mandate. The association must insure the buildings under section 718.111; fines follow section 718.303, and each Clubside declaration caps a fine at $100 per violation and $1,000 in the aggregate for a continuing violation after notice and a hearing (Section 23.3); a resale buyer receives the governing documents and a statutory review period under section 718.503; and the estoppel certificate under section 718.116 is the buyer's protection against unpaid assessments. Buyers should also ask whether any special assessment is pending or planned, because roof, paint and paving cycles on 1999 and 2000 buildings are the usual reason.

Hurricanes, Flood Zone and Insurance at Clubside at The Strand

Clubside at The Strand sits in FEMA flood Zone X, outside the Special Flood Hazard Area, on the effective map and on FEMA's preliminary new map, with ground about 14.2 feet above sea level. It is in Collier County evacuation Zone D, and FEMA's worst-case surge maps show no surge on Three Iron Drive through a Category 3 hurricane.

Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary layer, USGS elevation service and Collier County evacuation layer, all queried September 26, 2026)

The Flood Map on Three Iron Drive

We ran a point at 5908 Three Iron Drive, placed with the U.S. Census geocoder, through FEMA's live National Flood Hazard Layer. It returns Zone X, Area of Minimal Flood Hazard, on Flood Insurance Rate Map panel 12021C0211H, effective May 16, 2012. The nearest mapped base flood elevation, on the lake and golf low areas, is about 11.5 feet, and the USGS Elevation Point Query Service puts the ground at the point at about 14.2 feet (NAVD88). FEMA's preliminary National Flood Hazard Layer keeps the same point in unshaded Zone X on preliminary panel 12021C0211J, with the nearest preliminary base flood elevation at about 12 feet; that map's 90-day appeal period began August 19, 2026, and it is not yet effective.

What that means in practice: a lender does not require flood insurance on a Clubside building in Zone X, but the three lakes around Clubside are mapped flood areas, and elevation, not zone, is what protects the buildings. Unincorporated Collier County is a Community Rating System Class 5 community, which gives National Flood Insurance Program policyholders a 25% discount, per Collier County's floodplain management page and FEMA's Community Rating System page.

Storm Surge and Evacuation

Collier County's hurricane evacuation zone layer places Three Iron Drive in Evacuation Zone D, the zone called last in most storms. The National Hurricane Center's Storm Surge Risk Maps, which show worst-case composites rather than a forecast for any one storm, show no surge at the Clubside point in a Category 1, 2 or 3 hurricane, more than 6 feet in the Category 4 composite and more than 9 feet in the Category 5 composite. Hurricane Ian's severe impacts in 2022 were confined to the immediate coastline in North Naples, per the National Hurricane Center's Tropical Cyclone Report on Ian, and we found no public record of Ian damage specific to Clubside.

Insurance: The Master Policy and Your HO-6

The Clubside association insures the buildings. Section 15.2 of each declaration requires property insurance on "all of the buildings and other insurable improvements," including common and limited common elements, against "fire, extended coverage (including Windstorm), vandalism and malicious mischief, and other hazards covered by the standard 'All Risk' property contract," plus flood insurance "If required by law," liability and a fidelity bond. The premiums are a common expense (Section 15.3). Because the unit boundaries run to the unfinished inside surfaces of the walls, floors and ceilings, and the unit includes its interior partitions, cabinets, appliances, fixtures, floor and wall coverings, water heater and air conditioning (Section 5.3), those items, the owner's contents and personal liability are the owner's to insure, which is what a condominium unit owner's (HO-6) policy is for.

Three practical points for a Clubside buyer. First, because owners maintain their own windows, glass and exterior doors as limited common elements (Section 8.1(C)), a wind mitigation inspection on the openings matters to an HO-6 quote. Second, Florida law requires HO-6 policies to offer loss assessment coverage under section 627.714, which protects an owner if the association passes a deductible or uninsured loss through as a special assessment. Third, every Clubside building (1999 and 2000) predates the statewide Florida Building Code of March 1, 2002, so roof age and opening protection drive premiums.

Selling a Clubside at The Strand home? Get a free valuation of your Clubside at The Strand home or call Jesse direct at (239) 898-6072. Buying and comparing insurance quotes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Which Schools Serve Clubside at The Strand?

Clubside at The Strand is zoned for Veterans Memorial Elementary School, North Naples Middle School and Aubrey Rogers High School for the 2026-2027 school year, per Collier County Public Schools' address database. All three schools earned an A from the state in 2024, 2025 and 2026, and no rezoning is pending.

We queried the Collier County Public Schools zone database for 5908 Three Iron Drive, school year 2027 and for the Three Iron Drive street as a whole; every record returned the same three schools, and the same address queried for 2025-2026 returned the same assignment.

Grades from the Collier County Public Schools 2026 Accountability Brief and its school and district grades page. Older descriptions of The Strand that name Laurel Oak Elementary and Gulf Coast High are out of date for 2026-2027. The street query hit the lookup's 100-record cap, so not every Clubside unit record was returned, but every record that was returned agreed. Zones can change; confirm a specific address with the district's zone lookup before you rely on it.

County Permits and Recorded Work at Clubside at The Strand

Clubside at The Strand's recorded work rules come from its declarations: board approval for any alteration to a unit or the exterior, preregistered and insured contractors, set work hours and hurricane shutter specifications. No Clubside building is on the county's milestone list. We did not pull individual permit histories for all 31 buildings; that is a per-address search.

• Unit alterations: no owner may "alter, modify nor change the Condominium Units without the prior written approval of the Board of Directors," or attach awnings, shutters, screens or equipment to the exterior, or plant outside the unit, without consent (Section 12(N)).
• Common elements: no material alteration of or substantial addition to the common elements without approval of two-thirds of the units, except where the work is needed to maintain, repair or replace them (Sections 11.2 and 11.3).
• Contractors: preregistration with the manager, Collier County licenses, $250,000 and $500,000 liability coverage, workers' compensation, work hours of 8:00 a.m. to 5:00 p.m. Monday through Saturday (Section 12(X)).
• Shutters: installations follow the board's specifications (Section 24) and section 718.113(5) of the Florida Statutes.
• Roofs and structure: the association's responsibility (Section 11.1(A)); ask the manager for the roof replacement history of your building before you list or buy.

For a specific home, the Collier County Growth Management Community Development permit portal holds the permit history by address, and Collier County publishes monthly building permit reports. We pull the address history for every Clubside home we list, so a buyer sees the roof, window and air conditioning record before the inspection, not after.

What Is Being Built Near Clubside at The Strand?

Clubside at The Strand sits roughly 540 feet from Interstate 75 at its north end, where FDOT is starting a widening that adds express and auxiliary lanes from fall 2026, and near the Immokalee Road interchange, which FDOT plans to rebuild as a diverging diamond. The Strand itself is built out, and no rezoning of the community is pending.

• I-75 widening, FDOT project 452544-1: over $600 million, adding express and auxiliary lanes, with construction starting from fall 2026, per FDOT District One's project page. FDOT counted 116,388 vehicles a day on I-75 at The Strand in 2025 (FDOT annual average daily traffic). Where any noise wall will be built along The Strand is not confirmed in the documents we read, so we make no claim about one at Clubside.
• I-75 and Immokalee Road interchange, FDOT project 454099-1: a diverging diamond interchange with construction expected in early 2027, per FDOT's project page. It is the interchange Clubside owners use to reach I-75.
• Livingston Road flyover at Immokalee Road: Collier County awarded a $7.59 million design contract in July 2026 for a project estimated at about $111 million in total, as reported by Gulfshore Business and WINK News.
• The Strand's own zoning: the Pelican Strand PUD, Ordinance 02-57, is listed as built out on Collier County's PUD master list, under a cap of 1,160 homes, with 1,073 built.

For a Clubside buyer, the interstate is both the convenience and the question: the interchange is minutes away, the north-end buildings are the ones closest to the widening, and the lake and golf holes east of Three Iron Drive sit between them and the highway. We point that out on every north-end showing.

Daily Logistics at Clubside at The Strand

Daily logistics at Clubside at The Strand run through the master association's gate and cable agreement, the Clubside association's manager and rules, and a shared water and sewer arrangement with Wedge Wood: transponder entry, association landscaping, Comcast bulk service, and a short drive to I-75, NCH North Naples Hospital, Mercato and Vanderbilt Beach.

Drive times from the Strand Boulevard entrance at Immokalee Road (OSRM free-flow routing, September 23, 2026): I-75 0.4 miles, about 1 minute; NCH North Naples Hospital about 6 minutes; Mercato 4.8 miles; Vanderbilt Beach 6.2 miles, about 12 minutes; Fifth Avenue South about 20 minutes; Southwest Florida International Airport about 25 minutes. Clubside sits about 1.3 miles north of that entrance along Strand Boulevard, so add a few minutes of interior driving to each figure. Collier County has no state-verified trauma center; the nearest Level II center is in Fort Myers, per the Florida Department of Health's list of verified trauma centers.

How Does Clubside at The Strand Compare to the Other Strand Neighborhoods?

Clubside at The Strand sits at the top of The Strand's Jack Parker condominium tier: its five-year MLS median of $585,000 is above Wedge Wood, Feather Sound, Cypress Cove and The Pinnacle, with the highest median price per square foot of any condominium neighborhood except Mango Cay's detached villas, and below the larger Bateman coach homes.

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

The Benchmark Table

Yardstick: Southwest Florida MLS Matrix, Development THE STRAND, closings September 27, 2021 to September 26, 2026 (60 months), pulled September 26, 2026; neighborhoods assigned by street; medians of per-sale ratios for price per square foot of living area and sold to list.

Homes from the master association's 2026 ballot (Clubside's 125 includes the caretaker apartment); product from the recorded declarations and association pages; medians are our arithmetic from the MLS rows. Several rows rest on fewer than ten sales (Mango Cay, Turnberry Woods), and those medians carry less weight.

What the Table Says About Clubside

Three readings. First, Clubside and The Pinnacle are the closest pair in The Strand: the same builder, the same two-story four-home format, overlapping floor plans, 33 closings each in five years, and medians $15,000 apart, with Clubside ahead. Second, Clubside is the most liquid four-home neighborhood in The Strand right now, with 10 closings in the last 12 months against 2 at The Pinnacle and 5 at Cypress Cove, but it paid for that liquidity in time: its 12-month median of 91.5 days on market compares with 70 at Wedge Wood and 58.5 at Grande Reserve, the other two neighborhoods with nine or more sales. Third, Clubside's $342.93 median per square foot, highest of the attached condominiums, comes from its many 1,633 square foot homes, which sell for more per foot than its larger plans.

Sibling Neighborhoods We Are Mapping

We are building a page for each Strand neighborhood. Four that Clubside buyers most often compare are The Pinnacle at The Strand, the same Jack Parker format at the quiet north end on Pinnacle Lane; Wedge Wood at The Strand, Clubside's neighbor to the north and water and sewer partner, the community's entry-priced eight-unit condominium on Sand Wedge Lane; Trophy Club at The Strand, the larger Bateman coach homes on Trophy Drive with their 2024 restated declaration; and Mango Cay at The Strand, the gated street of detached pool villas held as condominiums. The full list of neighborhoods, with their associations and recorded documents, is on our guide to The Strand.

Selling a Clubside at The Strand home? Get a free valuation of your Clubside at The Strand home or call Jesse direct at (239) 898-6072. Buying and comparing neighborhoods? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Clubside at The Strand vs The Pinnacle at The Strand: Which Should You Choose?

Clubside at The Strand and The Pinnacle at The Strand are the two most similar neighborhoods in The Strand: both are Jack Parker two-story, four-home condominiums with 1,633 square foot plans. Choose Clubside for more homes to choose from, the club next door and looser recorded leasing and resale rules; choose The Pinnacle for the quiet north end.

The Pinnacle at The Strand, on Pinnacle Lane, is 112 coach homes in 28 two-story buildings of four, declared as Pinnacle I (2001) and Pinnacle II (2002) by Parker-Strand IV, Inc., and managed by Cardinal Management Group, as set out on our guide to The Pinnacle at The Strand and the master association's Pinnacle page. Its 2022 amended and restated declaration replaced the original rules with some of the strictest in The Strand.

Sources: recorded Clubside declarations; master association neighborhood pages; our Pinnacle guide and the Pinnacle restated declaration it cites; Southwest Florida MLS Matrix, pulled September 26, 2026.

Who Should Choose Which

• Choose Clubside if you want more homes to choose from at any given time, a 1,793 or 2,136 square foot plan, a short trip to the club, and recorded rules that leave room for a seasonal rental or a quick resale, and you have confirmed the board's current leasing rules fit your plans.
• Choose The Pinnacle if you want the quiet north end of the community, a neighborhood where most homes are owner-occupied by rule (the 25% rental cap), and you do not need to rent short seasons or keep a pet in a rental.
• For sellers in either neighborhood, the other is your competition. In September 2026 no Pinnacle home was for sale, while two Clubside listings had waited more than 200 days. A Clubside seller who prices against the last Pinnacle and Clubside closings, not against the two stale Clubside asking prices, is the seller who sells next.

Honest Pros and Cons of Owning at Clubside at The Strand

Clubside at The Strand's strengths are its location beside the club, three proven floor plans, the most active four-home resale market in The Strand and recorded rules that do not require sale approval; its weaknesses are an unpublished assessment, 1999 and 2000 buildings, a slow 2026 market and owner-maintained windows, doors and garages.

The Case For Clubside

• Location: mid-community on Three Iron Drive, a few hundred yards north of The Club at The Strand, between golf holes and three lakes.
• Three plans: 1,633, 1,793 and 2,136 square feet, so a buyer can trade up or down without leaving the street.
• Liquidity: 10 MLS closings in the last 12 months, the most of any four-home neighborhood in The Strand.
• A neighborhood clubhouse and pool, with a caretaker apartment, in addition to The Club at The Strand.
• Flexible recorded rules: no sale approval in the original declarations, a 30-day minimum lease with no annual cap, and no age restriction.
• Low flood exposure: Zone X on the effective and preliminary maps, about 14.2 feet of ground elevation, Evacuation Zone D, no surge through Category 3 in the worst-case composites.
• Two-story buildings: outside the milestone inspection and SIRS mandates that apply to three-story condominiums.
• Price record: the county's qualified resale median rose from $291,250 in 2020 to $635,000 in 2023 and has held near $600,000 since.

The Case Against Clubside

• The assessment is not published: the budget sits behind the manager's owner portal, so a buyer must wait for the estoppel or the budget.
• Five layers of cost: the condominium and neighborhood assessments, the master assessment, $4,162 in mandatory club dues, a shared water and sewer charge, and taxes.
• Age of the buildings: every Clubside building dates from 1999 or 2000, before the 2002 statewide building code, so roofs, openings and paving cycles matter.
• Owner-maintained items: windows, glass, exterior doors, air conditioning, the garage and the screened lanai are the owner's to maintain and insure.
• Board discretion: leases need approval in the board's "sole and absolute discretion," and the board may add rules by regulation.
• A slower market: the 12-month median was 91.5 days on market at 96.47% of list, and two listings passed 200 days.
• The interstate: the north-end buildings sit roughly 540 feet from I-75, which FDOT begins widening from fall 2026.

Who Clubside Is Right For

Clubside suits a seasonal owner, a retiree or a year-round owner who wants a two-story condominium with its own garage in a gated golf community, likes being close to the club and a neighborhood pool, will join the club at the social level or above, and wants flexibility to rent in season or sell without an approval process. It is a weaker fit for a buyer who wants a strict owner-occupied rule set, a detached home, or new construction.

Selling a Clubside at The Strand home? Get a free valuation of your Clubside at The Strand home or call Jesse direct at (239) 898-6072. Deciding whether Clubside fits? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Thinking of Selling Your Clubside at The Strand Home? List With the #1 Team in Southwest Florida Since 2012

If you're searching for a Clubside at The Strand listing agent, or thinking, 'I need someone to sell my Clubside at The Strand home...' you are selling one of three floor plans on one street, against a 12-month MLS record of 10 closings at a $570,000 median and two competing listings that have waited more than 200 days.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Clubside listing from that record, plan by plan and building by building, and against The Pinnacle and the rest of The Strand under the same gate.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Clubside listing, along with the condominium paperwork that a buyer's lender and insurer ask for in week two.

Honors and recognition:

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

Clubside Sales in the Last 12 Months

Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026, pulled September 26, 2026. In the last 12 months Clubside at The Strand has seen 10 resales on the MLS; the pull did not record listing offices, so we do not state how many we represented.

• Count: 10 closings, the first window with ten or more.
• Dollar volume: $5,759,000, our total of the ten.
• Median sold price: $570,000 (n=10, even, the mean of $560,000 and $580,000), from $512,000 to $680,000.
• Median days on market: 91.5 (the mean of 77 and 106).
• Median sale to list: 96.47% of the final list price; one sale at list and none above it.

For context, the five-year MLS record is 33 Clubside closings at a median of $585,000 and 17.5 days on market, and the county's qualified deeds for the 12 months to August 28, 2026, six resales at a median of $589,500, confirm the level.

Selling a Clubside Condominium Is Different in Six Ways

• No approval step, as recorded. Section 13 of each declaration says "There are no restrictions on the transfer of ownership of Units." We confirm with the association that no later amendment changed that, then market the shorter path to closing as a feature.
• No signs. The declarations bar "For Sale" signs without the board's prior written approval, and the neighborhood declaration bars "For Sale" and "Open House" signs outright. Your listing has to reach buyers online and through agents, not from the curb, which is where our marketing does its work.
• Three plans, one street. Buyers price the 2,136 square foot plan, the 1,793 plan and the 1,633 plan differently, and in the last 12 months the 1,633 plan alone ranged from $512,000 to $680,000. We price your home against sales of its own plan, adjusted for condition, floor and view.
• Two stale listings set the buyer's expectations. On September 26, 2026 two 2,136 square foot listings had waited 202 and 271 days at $695,000 and $675,000, above the plan's last closing at $660,000. We price to the closings, so your home is the one that sells.
• The lease file travels with the home. An approved lease can run past closing, and an investor buyer will read Section 14 and the board's current rules first. We gather both before launch.
• Two estoppels, the shared utility and the club. One estoppel from the Clubside association and one from the master association, the water and sewer arrangement with Wedge Wood, plus the club membership that follows the home. We order both estoppels at contract and put the club's social membership terms in the listing file.

What Is Your Clubside at The Strand Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free valuation of your Clubside at The Strand home. It takes about a minute, and Jesse follows up with the Clubside sales that fit your home: same plan, same condominium, same floor, adjusted for condition, updates, the lake or golf view and any lease in place. An automated estimate cannot explain why one 1,633 square foot home on this street sold for $680,000 and another for $512,000, or know that the two active listings are priced above the record. We price to the record, and our full seller process is on selling your home in The Strand.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Clubside at The Strand condominium?

For a home priced to the 12-month record, yes. Ten Clubside homes sold in the last 12 months, and listing in the fall reaches the January to April buyers who accounted for 14 of the 33 Clubside closings of the last five years (Southwest Florida MLS Matrix). The two listings past 200 days show what happens to a home priced above the record.

How do I price the 1,633, 1,793 and 2,136 square foot plans?

Against their own plan. Over five years the 1,633 square foot plan closed at a median of $575,000, the 1,793 plan at $594,500 and the 2,136 plan at $660,000 (Southwest Florida MLS Matrix). Condition, updates and the view move a Clubside price as much as the plan does.

Do I need the association's approval to sell?

Not under the original declarations, which place no restriction on transfer and ask only that the buyer notify the association within ten days of taking title (Section 13). We confirm with the association that no later amendment changed that.

Can I put a For Sale sign on my Clubside home?

Not without the board's prior written approval under the declarations, and the neighborhood declaration bars "For Sale" and "Open House" signs. Online marketing and agent outreach carry a Clubside listing.

Will a buyer ask about SIRS and milestone inspections?

Almost certainly. Clubside's buildings are two-story, the laws apply to condominium buildings of three or more habitable stories, and no Strand building appears on Collier County's milestone list. We put that answer, and the association's reserve information, in the file before launch.

What will a buyer want to know about fees?

Everything, because the Clubside and master assessments are not published. We request both estoppel certificates and the adopted budget before launch, so buyers see the real numbers, the water and sewer share and the $4,162 club social dues on day one.

Your Local Real Estate Experts

Clubside at The Strand's owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read all three Clubside declarations, the neighborhood declaration, the county's unit roll and every Clubside sale of the last five years before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Clubside at The Strand guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community condominium market Clubside sits in. The team has been ranked among the Top 1% Real Estate Agents Nationally Since 2008.

McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Clubside at The Strand realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “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

★★★★★ “Marc was extremely helpful in the sale of our old home and getting our new home to the condition that we wanted it to make it ours. He has been available to us for every step of our journey, even after the transaction closed.” Leslie Foster, verified Google review

★★★★★ “Jesse was very professional, helpful and kept in touch with ideas and suggestions which developed into a sale. Highly recommend his company for their excellent follow through.” Donald Vogler, 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

Contact McGreevy and Comisar

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

Selling a Clubside at The Strand home? Get a free valuation of your Clubside at The Strand home, or call Jesse direct at (239) 898-6072.

Buying at Clubside at The Strand? Call Marc at (239) 287-5873, see buying a home in The Strand, or read how we represent buyers in Southwest Florida.

Licensure, and the Office of Record

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

• Jesse McGreevy, Florida license SL3101296
• Marc Comisar, Florida license BK3060671
• Brokerage office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134

Frequently Asked Questions, Buyer Edition

These Clubside at The Strand buyer questions are answered from the recorded Clubside I, II and III declarations and the Clubside neighborhood declaration, the master association's and club's published documents, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 26, 2026. Each answer names its source; where the record stops, we say so.

What is Clubside at The Strand?

A Chapter 718 condominium neighborhood of 124 two-story homes in 31 buildings of four on Three Iron Drive, in The Strand in North Naples, FL 34110, plus a clubhouse with a caretaker apartment. It was declared as Clubside I and Clubside II (1999) and Clubside III (2000) "at Pelican Strand," and one neighborhood association and one manager serve all three.

Where exactly is Clubside inside The Strand?

On Three Iron Drive, which leaves Strand Boulevard at the Clubside clubhouse and pool, a few hundred yards north of The Club at The Strand, and runs northeast and then north between golf holes and three lakes. Building numbers run from 5865 to 5885 (Clubside I), 5888 to 5908 (Clubside II) and 5911 to 5930 (Clubside III) (Collier County 2026 roll).

Who built Clubside, and when?

Parker-Strand III, Inc., a Jack Parker company, declared all three condominiums; the master association credits Jack Parker Southeast Construction, Inc. for the 1999 to 2000 build, and the county roll dates the buildings to 1999 and 2000.

How many homes and buildings are in Clubside?

124 condominium homes in 31 buildings of four, numbered 1 to 32 with no building 13, plus the caretaker apartment, for 125 votes on the master association's 2026 ballot.

What floor plans does Clubside have?

Three: 1,633 square feet (62 homes), 1,793 square feet (20 homes) and 2,136 square feet (42 homes), per the county's 2026 preliminary roll. Every building has two 1,633 square foot homes and two of one larger plan.

Do Clubside homes have garages?

Yes. "All garages shall be a part of the Unit," the owner maintains them, and garage doors stay closed except when in use (Sections 5.3(F) and 12(W) of each declaration). Driveways are limited common elements maintained by the association.

What have Clubside homes sold for recently?

Ten closings in the 12 months to September 26, 2026, at a median of $570,000 (the mean of $560,000 and $580,000), from $512,000 to $680,000; over five years, 33 closings at a median of $585,000 (Southwest Florida MLS Matrix).

Are any Clubside homes for sale now?

Two were active on September 26, 2026, both 2,136 square foot plans, at $695,000 and $675,000 after 202 and 271 days. Call Marc at (239) 287-5873 to compare them against the recorded sales.

What are the HOA fees at Clubside at The Strand?

The Clubside assessment is not published; the budget sits behind the manager's owner portal. The estoppel certificate, the adopted budget or the seller's statement gives the current figure, plus the master association share, the water and sewer share and the $4,162 club social dues for 2026.

What does the Clubside assessment cover?

The condominium buildings' roofs, exterior walls and structure, building insurance and reserves, plus the neighborhood's clubhouse, pool, roads, landscaping, street lights and irrigation, under the condominium and neighborhood declarations.

Is membership in The Club at The Strand mandatory?

Yes, at the social level: $4,162 in 2026 dues, with no initiation fee for Strand homeowners, per the club's 2026 Membership Brochure. Golf and sport memberships are optional upgrades.

Is there a CDD at The Strand?

No. The Strand is not on the Florida Commerce Official List of Special Districts, and Collier County's CDD layer shows none at any Strand point.

Is Clubside a 55+ community?

No. Each declaration states, "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM."

Can I rent out my Clubside home?

Yes, for 30 days or more with the board's prior written approval, which is in the board's "sole and absolute discretion"; the declarations set no maximum term or annual limit, but the board may add limits by regulation (Section 14). Check the current rules before you buy.

Can I list my Clubside home on Airbnb or VRBO?

Not for stays shorter than 30 days: the declarations and the master declaration set a 30-day minimum, every lease needs board approval, and time-sharing is prohibited.

Can I have a dog at Clubside?

Yes, with prior board approval, up to two dogs and cats combined, licensed, kept in the unit or on a leash, and cleaned up after (Section 12(P)).

Can a tenant have a pet?

The declarations limit pets of "Owners or Occupants" and require board approval, and they do not separately bar tenants' pets; the tenant needs the same approval, and the board can withdraw it for a nuisance.

How many people can live in a Clubside home?

No more than six persons continuously residing, excluding visitors and guests (Section 12(A)).

Can I install tile or wood floors?

Only with board approval of the noise insulation plan (Section 12(Q)); homes above the ground floor must keep wall-to-wall carpet except in kitchens, dining rooms, bathrooms, porches and foyers, where approved underlayment is required (Section 11.7).

Can I keep a boat, RV or pickup truck?

Pickup trucks, minivans and sport utility vehicles in factory condition count as passenger vehicles and are allowed; boats, campers, RVs and trailers are not, except while loading; commercial vehicles may not stay overnight (Section 12(B)).

Can I enclose my lanai?

Section 12(U) says no owner may enclose a lanai or terrace, although Section 11.2 lets the board adopt a uniform enclosure plan. Ask the manager whether one exists.

What flood zone is Clubside in?

Zone X, Area of Minimal Flood Hazard, on FIRM panel 12021C0211H (May 16, 2012), and unshaded Zone X on the preliminary new map, with ground at about 14.2 feet (FEMA and USGS, September 26, 2026).

What evacuation zone is Clubside in?

Zone D, per Collier County's evacuation zone layer.

Who insures the building, and what do I insure?

The association carries all-risk property insurance including windstorm on the buildings; the owner insures the interior items that are part of the unit, such as cabinets, appliances, fixtures and floor and wall coverings, plus contents and liability, under an HO-6 policy (Sections 5.3 and 15.2).

Do SIRS and milestone inspections apply to Clubside?

The buildings are two-story, the laws apply at three or more habitable stories, and no Strand building is on Collier County's milestone list. Ask the association for its current reserve schedule.

What schools serve Clubside?

Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, all graded A in 2024 to 2026 (Collier County Public Schools).

How far is Clubside from the beach?

Vanderbilt Beach is about 6.2 miles and 12 minutes from the Strand Boulevard entrance (OSRM routing), plus about 1.3 miles of interior driving to Clubside.

How close is Clubside to I-75?

The north-end buildings are roughly 540 feet from the interstate by our measurement on the USDA NAIP aerial, and the I-75 and Immokalee Road interchange is about a minute from the Strand Boulevard entrance.

Who manages Clubside?

Vesta Property Services, (239) 947-4552, per the master association's Clubside page; Vesta took on the association in 2019.

How does Clubside compare with The Pinnacle?

Same builder family and format; Clubside's five-year median is $585,000 against The Pinnacle's $570,000, with a third floor plan, more sales, a location beside the club and looser recorded leasing and resale rules (Southwest Florida MLS Matrix; recorded declarations).

Who is the best realtor for Clubside at The Strand?

McGreevy and Comisar of Domain Realty Group: Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with a Clubside market read built from all 33 closings of the last five years.

Frequently Asked Questions, Seller Edition

These Clubside at The Strand seller questions are answered from the Clubside declarations and neighborhood declaration, Florida statutes, the county's recorded sales and the Southwest Florida MLS Matrix, pulled September 26, 2026. For a valuation of your own home, request a free valuation of your Clubside at The Strand home or call Jesse direct at (239) 898-6072.

What is my Clubside at The Strand home worth?

It depends first on the plan. Over the last 12 months the MLS median across all plans was $570,000 (10 closings); over five years the 1,633 square foot plan closed at a median of $575,000, the 1,793 plan at $594,500 and the 2,136 plan at $660,000 (Southwest Florida MLS Matrix). Condition, floor, view and updates set the rest.

How long does it take to sell a Clubside home?

In the last 12 months the median was 91.5 days on market, and five of the ten sales took more than 100 days; the fastest, at 6 and 7 days, were priced to the record. Over five years the median was 17.5 days.

What is the best time of year to list at Clubside?

List in the fall to reach the winter buyers: 14 of the 33 Clubside closings of the last five years closed from January through April (Southwest Florida MLS Matrix).

Is Clubside a buyer's or a seller's market right now?

A buyer's market for overpriced homes. Buyers paid a median 96.47% of list in the last 12 months against 98.55% over five years, and two listings priced above the record passed 200 days.

Should I price off The Strand's median?

No. The Strand's 12-month median of $610,000 mixes $415,000 Wedge Wood condominiums with $1.65 million single-family homes. Price off Clubside sales of your own plan, then check The Pinnacle, the closest comparable neighborhood.

How much more is the 2,136 square foot plan worth than the 1,633 plan?

About $85,000 at the five-year medians ($660,000 against $575,000), per the Southwest Florida MLS Matrix. The smaller plan sells for more per square foot ($352.11 against $308.99).

Why did one 1,633 square foot home sell for $680,000 and another for $512,000?

Condition, updates, view and pricing. Both were the same plan in the last 12 months: the $680,000 sale in March 2026 took 7 days, and the $512,000 sale in October 2025 took 106 days after listing at $549,900 (Southwest Florida MLS Matrix).

Does the association have to approve my buyer?

Not under the original declarations: "There are no restrictions on the transfer of ownership of Units" (Section 13). We confirm with the association that no later amendment changed that.

What must my buyer tell the association after closing?

The new owner gives the association a name, address and telephone number within ten days after taking title (Section 13).

Who pays the estoppel fees in Florida?

The estoppel fee is paid when the certificate is requested, and Florida law caps it; who bears it is set by the sale contract. You will need one from the Clubside association and one from the master association.

How fast does the association issue an estoppel?

Each Clubside declaration says within 15 days after a request by an owner or mortgagee (Section 10.12); Florida law now sets a shorter statutory deadline in section 718.116, and that governs.

What documents must I give a Clubside buyer?

The declaration, articles, bylaws, rules, the current budget and financial information, and the question-and-answer sheet under section 718.503; the buyer's review period runs from receipt. For Clubside that includes both the condominium and the neighborhood documents. We assemble the package before we list.

Can I put up a For Sale or Open House sign?

Not without the board's prior written approval under the declarations, and the neighborhood declaration bars "For Sale" and "Open House" signs.

Can I hold an open house?

Open house signs are barred, and every visitor needs gate access. We schedule showings through the gate with names in advance and market the home online, where Clubside buyers find it.

How do buyers get through the gate for showings?

Through the staffed main gatehouse on Strand Boulevard, off Immokalee Road, with names given in advance.

Can I sell with a tenant in place?

Yes, subject to the lease and the association's rules. A buyer who wants to occupy must wait for an approved lease to end, and an investor buyer will read Section 14 and the board's current leasing rules before offering.

Will the rental rules limit my buyer pool?

Less than at some neighbors. The declarations set a 30-day minimum and board approval but no annual lease limit or rental cap, so seasonal-rental buyers are part of the Clubside market; confirm the board's current rules before you market that point.

Do I need to fix anything before listing?

Look first at what the owner maintains: windows, glass, sliding doors, the air conditioner, the water heater, the garage and the screened lanai (Sections 5.3 and 8.1). A pre-listing inspection of those items, and a wind mitigation report, answer the questions a buyer's inspector and insurer will ask.

Can I replace my windows or add shutters before selling?

Yes, with the board's approval and to its specifications (Sections 12(N) and 24). Impact openings can help a buyer's HO-6 quote.

Can I renovate before listing?

Yes, with board approval for any alteration, a preregistered and insured contractor and work between 8:00 a.m. and 5:00 p.m., Monday through Saturday (Sections 12(N) and 12(X)). Hard flooring needs an approved noise insulation plan (Section 12(Q)).

Will a buyer ask about SIRS and milestone inspections?

Yes. The honest answer is that the buildings are two-story, the mandates start at three habitable stories, and no Strand building appears on Collier County's milestone list.

Is there a special assessment I must disclose?

Any pending or adopted special assessment appears on the estoppel. Ask the manager before you list, and we will put the answer in the file.

What does it cost to sell a Clubside home?

Brokerage commission, Florida documentary stamp tax on the deed ($0.70 per $100 of price, customarily paid by the seller in Collier County), title and closing charges, prorated assessments and taxes, and estoppel fees as the contract assigns them.

Is the commission negotiable?

Yes. Commission is always negotiable and is agreed in the listing agreement; we explain what our marketing, the paperwork file and the buyer network deliver for it.

How are my assessments and taxes prorated at closing?

Association assessments are prorated to the closing date from the estoppel figures; Collier County property taxes are prorated for the calendar year, with the seller credited or charged for the days owned.

What happens to my club membership when I sell?

The social membership follows the home: every Strand homeowner holds one, with no initiation fee for homeowners (club 2026 Membership Brochure). Golf or sport upgrades follow the club's own transfer rules, which we confirm with the club before closing.

Can an out-of-state owner sell a Clubside home remotely?

Yes. The documents, estoppels and closing can all be handled electronically or by mail; we manage the showings, the gate and the association on your behalf.

How does my home compare with the two Clubside listings on the market?

Both are 2,136 square foot homes asking $695,000 and $675,000 after 202 and 271 days, above the plan's last closing at $660,000. If your home is priced to the closings, those listings make yours look like the value.

How does my home compare with The Pinnacle?

The Pinnacle sells the same format with plans of 1,633 and 2,150 square feet; its five-year median is $570,000 and it had no listing on September 26, 2026. We price your Clubside home against Pinnacle closings, not asking prices.

What is the recent Clubside price trend?

Up sharply, then flat: county qualified resale medians of $291,250 in 2020, $570,250 in 2022, $635,000 in 2023, $607,500 in 2024 and $604,950 in 2025 (Collier County sales file).

What if my Clubside home does not sell?

We review the price against new closings every two weeks, refresh the photography and marketing, and adjust before the listing goes stale; a Clubside listing that waits costs its owner assessments and club dues every month, as the two listings past 200 days show.

Why list with McGreevy and Comisar?

McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we tracked every Clubside closing of the last five years before writing this guide. Call Jesse direct at (239) 898-6072.

Sources and Authoritative References

Every Clubside at The Strand fact on this page comes from a recorded instrument, a state, county or federal record, an association's, manager's or the club's own published documents, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them and numbered continuously.

Collier County Clerk, Official Records and Board Records

1. Clubside I at Pelican Strand, a Condominium, O.R. Book 2588, Page 2852 (recorded September 3, 1999)
2. Declaration of Restrictions for Clubside at Pelican Strand Neighborhood, O.R. Book 2588, Page 2779 (made September 2, 1999)
3. Clubside II at Pelican Strand, a Condominium, O.R. Book 2615, Page 0403 (recorded November 29, 1999)
4. Second Clubside II instrument, O.R. Book 2621, Page 2515 (1999)
5. Clubside III at Pelican Strand, a Condominium, O.R. Book 2697, Page 1521 (recorded July 12, 2000)
6. Collier County Clerk official records search (phase amendments, warranty deed O.R. 2557, Page 2714, master declaration O.R. 2292, Page 1637)
7. Wedge Wood II at Pelican Strand, a Condominium (Parker-Strand III, the adjacent neighborhood)
8. The Pinnacle I at The Strand, a Condominium
9. The Pinnacle II at The Strand, a Condominium
10. Trophy Club at The Strand, a Condominium
11. Mango Cay II at The Strand, a Phase Condominium
12. Collier County Ordinance 02-57, the Pelican Strand PUD

The Strand Master Property Owners Association

13. Master association home page
14. Clubside neighborhood page (description, manager, owner portal link)
15. 2026 annual meeting notice and ballot (125 votes for Clubside of 1,073)
16. Gate transponder form (August 1, 2025)
17. Property management page
18. Notices page
19. Neighborhood roster
20. Comcast bulk service page
21. October 2021 Comcast service letter
22. April 2025 hearing notice (master pet rule)
23. Master association board agenda, May 20, 2025
24. Front entrance plan
25. Pinnacle neighborhood page
26. Wedge Wood neighborhood page
27. Mango Cay neighborhood page
28. Links neighborhood page
29. Single-family HOA board's December 2022 cover letter (April 2022 master amendments)
30. Trophy Club at The Strand association website
31. The Pinnacle at The Strand association, official business page (2022 restated declaration)

Vesta Property Services, the Clubside Manager

32. Vesta Property Services, Clubside at The Strand announcement (August 21, 2019)
33. Vesta Property Services, Southwest region
34. Vesta Property Services home page

The Club at The Strand and Club Reporting

35. Club membership page (2026 Membership Brochure)
36. 2026 Membership Brochure (PDF)
37. Club home page
38. Golf page
39. Sports page
40. Fitness and spa page
41. Florida State Golf Association club record
42. Club + Resort Business, $2.4 million renovation (August 5, 2022)
43. Naples Daily News, club and golf course sale for $8.2 million (2014)
44. Business Observer, club sale (September 12, 2014)

Florida Division of Corporations and State Agencies

45. Florida Division of Corporations: Clubside at The Strand Condominium Neighborhood Association, Inc., N99000004770, and the merged Clubside I, II and III associations
46. Florida Division of Corporations: The Strand Master Property Owners Association, N97000001156
47. Florida Commerce Official List of Special Districts
48. Florida DBPR condominium FAQs
49. Florida DBPR condominium inspections overview
50. Florida DBPR SIRS reporting page
51. Florida Department of Revenue, documentary stamp tax
52. Florida Housing Finance Corporation briefing on the Florida Building Code
53. Florida Department of Health, verified trauma centers
54. Florida Agency for Health Care Administration, NCH North Naples Hospital

Florida Statutes

55. Section 718.104, creation of condominiums and survey exhibits
56. Section 718.110, amendment of declarations
57. Section 718.111, condominium insurance
58. Section 718.112, bylaws, reserves and structural integrity reserve studies
59. Section 718.113, maintenance and hurricane shutter specifications
60. Section 718.116, assessments and estoppel certificates
61. Section 718.303, obligations of owners, fines and suspensions
62. Section 718.403, phase condominiums
63. Section 718.503, resale disclosure
64. Section 720.30851, homeowners association estoppel certificates
65. Section 553.899, milestone inspections
66. Section 627.714, HO-6 loss assessment coverage
67. Section 201.02, documentary stamp tax on deeds
68. Chapter 83, landlord and tenant

FEMA and Federal Sources

69. FEMA National Flood Hazard Layer (queried September 26, 2026)
70. FEMA preliminary National Flood Hazard Layer
71. FEMA Community Rating System
72. FEMA Flood Map Service Center
73. National Hurricane Center Storm Surge Risk Maps
74. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
75. National Weather Service Miami, Hurricane Irma report
76. USGS Elevation Point Query Service
77. U.S. Census Bureau geocoder
78. USGS The National Map, USDA NAIP Plus imagery service (hero aerial)

Collier County Government

79. Collier County milestone inspections page
80. Collier County milestone buildings list, "As of January 2026"
81. Collier County floodplain management page
82. Collier County release on the proposed Flood Insurance Rate Map (August 2026)
83. Collier County hurricane evacuation zone layer
84. Collier County community development district layer
85. Collier County PUD master list (June 11, 2026)
86. Collier County GIS parcel layer (Clubside I, II and III condominium and neighborhood association parcels; hero outline)
87. Collier County site address points layer (Three Iron Drive building addresses)
88. Collier County monthly building permit reports
89. Collier County Tax Collector, real estate taxes

Collier County Public Schools

90. CCPS zone database, 5908 Three Iron Dr, school year 2027
91. CCPS public school zone lookup
92. CCPS 2026 Accountability Brief (July 1, 2026)
93. CCPS school and district grades page
94. Aubrey Rogers High School

Transportation and News Reporting

95. FDOT District One, I-75 widening, project 452544-1
96. FDOT District One, I-75 at Immokalee Road interchange, project 454099-1
97. FDOT annual average daily traffic layer (2025)
98. Gulfshore Business, Livingston Road flyover design contract (July 2026)
99. WINK News, Livingston Road flyover design award (July 31, 2026)
100. OSRM routing engine (drive times measured September 23, 2026)

Data Files Cited in Plain Text

101. Southwest Florida MLS Matrix, Residential, Development THE STRAND, Three Iron Drive addresses, closed September 27, 2021 to September 26, 2026 plus actives and pendings, pulled September 26, 2026
102. Collier County Property Appraiser, 2026 tax roll (preliminary; parcels, heated areas and year built for all 124 Clubside I, II and III units), files dated August 29, 2026
103. Collier County Property Appraiser sales file, DOR-qualified recorded sales for Clubside I, II and III at Pelican Strand, October 1999 to March 4, 2026

Downloadable Documents

The official Clubside at The Strand documents below are published by the Collier County Clerk, the master association, the club or Collier County. They are the documents we read for this page, and the ones a buyer or seller should read before signing; the association's current rules and budget are available to owners through the manager's portal.

Market data from Southwest Florida MLS, pulled September 2026.

McGreevy and Comisar, Best Realtor for Clubside at The Strand. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.