The Strand - Cypress Cove

McGreevy and Comisar are the team Cypress Cove sellers call first, and the team Cypress Cove buyers call when they want the recorded facts rather than a listing blurb: what the first-floor and second-floor plans have actually sold for, why Cypress Cove has closed closer to its asking prices than any other condominium neighborhood behind the gate, what the 1998 declaration says about garages, leasing, pets and floors, and how a shared clubhouse and a mandatory club membership stack onto the monthly cost. Cypress Cove is a 92-residence carriage-home condominium inside the master-planned community of The Strand in Naples, Florida. It is the first left after The Strand's gatehouse: 23 two-story buildings of four homes on Whisperwood Boulevard, Sandlewood Court and one building on Heron Lane, Naples, FL 34110, built by Jack Parker's companies in 1998 and 1999. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008.

One naming note before anything else. The recorded condominium, the county roll and the association all still carry the community's original name: Cypress Cove at Pelican Strand, a Condominium. Buyers search it as "Cypress Cove at The Strand." It is the same 92 homes. It is not Cypress Cove at Wildcat Run in East Naples, not the Cypress Cove single-family enclave at Grandezza in Estero, and not the Cypress Cove retirement community at HealthPark in Fort Myers, which share the name and nothing else.

This guide is built from the recorded Cypress Cove declaration and the recorded declaration for the clubhouse Cypress Cove shares with Feather Sound (both read page by page for this page), a recorded phase amendment, The Strand's master association records, Florida Division of Corporations filings, the Collier County 2026 tax roll for all 92 units, Collier County recorded sales back to the first closing in April 1998, Collier County's public parcel map, FEMA's flood maps, Collier County Public Schools' address records for every Cypress Cove building, and every Cypress Cove closing in the Southwest Florida MLS Matrix, pulled September 26, 2026. If you own at Cypress Cove and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, fee, rules and flood detail below will tell you whether Cypress Cove fits before you tour.

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

Key Takeaways: Cypress Cove at The Strand at a Glance

• What it is: 92 condominium carriage homes in 23 two-story buildings of four, two homes down and two up, created by one declaration recorded March 4, 1998 and run by one association, Cypress Cove at Pelican Strand Condominium Association, Inc.
• Where it sits: the first left after The Strand's gatehouse, the neighborhood nearest the entrance, Publix and I-75.
• The last 12 months: 5 MLS closings at a median of $590,000, from $525,000 to $649,000, at a median 95.63% of list and 45 days on market (Southwest Florida MLS Matrix, pulled September 26, 2026).
• Five years: 33 MLS closings at a median of $555,000 and a median 99.26% of list, the highest sale-to-list ratio of any Strand condominium neighborhood; 16 of the 33 sold at or above list.
• Two plans: the Collier County 2026 tax roll carries every home at 1,633 or 1,793 square feet of heated area, and the recorded phase sketches put two homes on the first floor and two on the second in every building.
• Garages: the declaration makes every garage "a part of the Unit," owned and maintained by its owner, not a shared or assigned space.
• Rules: leases need board approval and run at least 30 days; pets need board approval and are capped at two dogs and cats combined; no age restriction; no tile or wood floors without a board-approved sound plan.
• Shared clubhouse: Cypress Cove and Feather Sound share one pool and clubhouse through a separate recorded clubhouse association, on a 0.90-acre parcel the two neighborhoods hold together.
• Flood and storm: Zone X on FEMA's effective map at both Cypress Cove test points, evacuation Zone D, two-story buildings absent from Collier County's milestone-inspection list.

Table of Contents

• Why McGreevy and Comisar Are the Best Realtor for Cypress Cove at The Strand
• What Is It Like to Live in Cypress Cove as a Homebuyer?
• Cypress Cove at The Strand Market Snapshot
• How Have Cypress Cove Prices Moved Since 1998?
• How Did Cypress Cove at The Strand Come to Be?
• The Homes at Cypress Cove: Two Plans in 23 Buildings
• What Amenities Come With a Cypress Cove Home?
• What Are the HOA and Condo Fees at Cypress Cove?
• Cypress Cove's Layered Costs
• The Cypress Cove Declarations, Restrictions and Rules
• Is Cypress Cove a 55+ Community?
• Can You Rent Out a Cypress Cove Home?
• What Are the Pet Rules at Cypress Cove?
• Milestone Inspections, SIRS and Florida Condo Law at Cypress Cove
• Hurricanes, Flood Zone and Insurance at Cypress Cove
• Which Schools Serve Cypress Cove?
• County Permits and Recorded Work at Cypress Cove
• What Is Being Built Near Cypress Cove?
• Daily Logistics at Cypress Cove
• How Does Cypress Cove Compare to the Other Strand Neighborhoods?
• Cypress Cove vs The Pinnacle at The Strand
• Cypress Cove vs Feather Sound: Same Clubhouse, Different Homes
• Honest Pros and Cons of Owning at Cypress Cove
• Thinking of Selling Your Cypress Cove Home?
• Your Local Real Estate Experts
• Frequently Asked Questions, Buyer Edition
• Frequently Asked Questions, Seller Edition
• Sources and Authoritative References
• Downloadable Documents

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

McGreevy and Comisar are the best realtor for Cypress Cove 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 Cypress Cove market read built from every MLS and county sale since 1998.

If you're searching for the best realtor for Cypress Cove at The Strand in The Strand, Naples, whether you're ready to sell your Cypress Cove 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 Cypress Cove for a reason specific to this neighborhood. Cypress Cove is not priced against Naples condominiums in general. It is priced against itself, because every one of its 23 buildings holds the same two plans, and against The Pinnacle at The Strand, the other Jack Parker four-home carriage product inside the same gate, whose smaller plan is the very same 1,633 square feet on the county roll. What separates one Cypress Cove home from the next is the floor, the view of the preserve, lake or fairway, the condition and the timing. A listing agent who prices a Cypress Cove home off a Naples condominium average, or off The Strand's $610,000 community median, misses the comparison a buyer will make in the first five minutes. And a listing agent who assumes the bigger upstairs plan is worth more is working against the record: over five years, Cypress Cove's smaller first-floor homes have sold for more.

Recent Cypress Cove at The Strand track record (last 12 months): In the last 12 months Cypress Cove at The Strand has seen 5 resales in the Southwest Florida MLS Matrix (pulled September 26, 2026, closings September 27, 2025 to September 26, 2026), totaling $2,929,000 at a median of $590,000 (n=5, an odd count, so the median is an actual sale). The highest-priced Cypress Cove sale in that window closed at $649,000, at full list price, and the median sale-to-list ratio was 95.63%. Five sales is a thin year, so our seller figures widen to the last 36 months, the first window with ten or more closings: 17 sales at a median of $610,000. The Matrix pull behind this page recorded prices, living areas and days on market, not the listing office on each sale, so we do not state a represented-sale count here; ask us and we will walk you through every one of those closings.

For Cypress Cove 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 Cypress Cove that marketing has to reach buyers before they reach the gate, because the recorded Cypress Cove declaration bars "For Rent" and "For Sale" signs on any unit or common element without the board's written approval. We build the file before the first showing: the plan and floor, the garage, the lease approval history, the association's estoppel certificate, the clubhouse association's share, the flood facts for your building and a straight answer to the question every condominium buyer now asks about stories, reserves and Florida's condominium safety laws.

For Cypress Cove buyers: the first question is the floor, because the first-floor 1,633 square foot homes and the second-floor 1,793 square foot homes trade differently, and not in the direction the square footage suggests. The second is the view, because some buildings back to preserve, some to the interior fountain lake and some to Strand Boulevard. The third is the full monthly cost, because the Cypress Cove condominium fee, the clubhouse association, the master association and the mandatory club dues stack. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Whisperwood Boulevard 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 Cypress Cove closings on the Southwest Florida MLS over the last five years and every recorded Cypress Cove sale the county holds since the first homes closed in April 1998, and in the last 12 months we tracked all 61 closings across The Strand, so a Cypress Cove 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 Cypress Cove at The Strand home? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072, and see how we sell homes in The Strand.

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

What Is It Like to Live in Cypress Cove at The Strand as a Homebuyer?

Living in Cypress Cove at The Strand means owning a 1998 or 1999 carriage home in a two-story building of four, with your own garage inside the unit, a pool and clubhouse shared with Feather Sound, preserve and lake views, no roof to maintain, Social membership in The Club at The Strand, and the shortest drive to the gate.

Cypress Cove carries 92 votes on the master association's 2026 annual meeting ballot, one for each home, making it the fifth largest of The Strand's 15 voting neighborhoods. The master association's Cypress Cove page describes it plainly: "It is the first left after the gate house. It consists of 23 carriage homes with two car garages housing 92 living units." What follows is what daily life at Cypress Cove looks like, drawn from the recorded documents, the master association's own pages and the county's records.

What Is Cypress Cove at The Strand?

Cypress Cove at The Strand is one residential condominium governed by Chapter 718 of the Florida Statutes. Cypress Cove at Pelican Strand, a Condominium was recorded March 4, 1998 at Official Records Book 2394, Page 2599, by Parker-Strand I, Inc., as a phase condominium of up to 23 phases of four units each, for a maximum of 92 units. The phase exhibits tie each phase to one building, numbered 1 to 24. There is no building 13.

The association is Cypress Cove at Pelican Strand Condominium Association, Inc., Florida not-for-profit corporation N98000001119, filed February 25, 1998 and active, with its 2026 annual report filed March 30, 2026 and its principal address at the manager's office, 5672 Strand Court; it still carries the Pelican Strand name. The master association's Cypress Cove page names a six-seat board and Dorrill Management Group, 5672 Strand Court, Suite 1, Naples, (239) 592-9115, as the manager, and credits WLM of Naples with the landscaping. Beside the condominium association sits a second, smaller association that Cypress Cove owners also belong to: Cypress Cove/Feather Sound Clubhouse Association, Inc., which owns and runs the pool and clubhouse the two neighborhoods share. Above both sits The Strand Master Property Owners Association, Inc., and beside all of them sits The Club at The Strand, which is privately owned.

Twenty-Three Buildings on Three Streets

Every Cypress Cove building has its own street address with four homes behind it. The Collier County Public Schools address register, which lists building and unit numbers for every address, and the Collier County 2026 tax roll place the buildings as follows:

That is 18 buildings on Whisperwood Boulevard, four on Sandlewood Court and one on Heron Lane: 23 buildings and 92 homes, exactly the association's count and the recorded maximum. The Heron Lane building is the one that surprises people. Heron Lane is otherwise Feather Sound's street, and Feather Sound's eight buildings run from 5677 to 5705 Heron Lane with eight units each; 5665 Heron Lane is a four-home Cypress Cove building, numbered 24 in the Cypress Cove phase sequence, and the MLS files it under Cypress Cove.

That matters for one practical reason: the MLS "subdivision" field on Strand listings is typed by listing agents and is not always consistent, so the house number and street are the reliable key. Any Whisperwood Boulevard address from 5616 to 5661, any Sandlewood Court address from 5640 to 5644 and 5665 Heron Lane is Cypress Cove. The single-family homes on Whisperwood Court, a different street, are not.

Who Owns at Cypress Cove?

The 2026 preliminary tax roll answers this better than any brochure. Of Cypress Cove's 92 homes, 45 (48.9%) carry a homestead exemption, and 57 (62.0%) have a Florida mailing address; the rest mail to other states, led by New York (7), Michigan (6), Illinois (5) and Massachusetts (4), and two to Ontario, Canada. In plain terms, and this is our reading rather than a survey, Cypress Cove is close to an even split between year-round Florida owners and seasonal owners, a higher year-round share than neighboring Wedge Wood (34.2% homesteaded on the same roll) or The Strand as a whole, where 415 of 1,072 residential parcels (38.7%) mail to an out-of-state address. A neighborhood with that many full-time residents tends to keep a steady social calendar outside the winter season, and the master association's page notes that the Cypress Cove and Feather Sound social events at the shared clubhouse "are always well attended."

What the Condominium Fee Covers, and What It Does Not

A Cypress Cove owner does not replace a roof, repaint the building or maintain the grounds. The declaration makes the association responsible for "such portions of the Unit as contribute to the support of the buildings, including but not limited to the perimeter walls, columns, roofs and floors," requires it to insure "all of the buildings and other insurable improvements within the Condominium Property," including windstorm, under an all-risk property policy, and makes each driveway that serves a garage a limited common element the association maintains. What remains the owner's is more than at many Naples condominiums: the inside of the unit and its fixtures, the screened lanai (which the declaration makes "a part of the Unit"), the garage (also "a part of the Unit"), the air conditioning equipment outside the unit that serves only that unit, and the owner's own HO-6 insurance. The Cypress Cove fee amount itself is not published on any public page we could find; the fee section below explains how to get the exact figure in writing.

A Day at Cypress Cove

A February weekday at Cypress Cove might start with coffee on a screened lanai facing the interior fountain lake or the preserve, a walk along Whisperwood Boulevard to the shared pool and clubhouse at the Heron Lane end of the neighborhood, then a tee time on one of the club's three nines of Gordon Lewis golf, or a pickleball game at the club's seven courts. Errands are a short drive: Cypress Cove is the first left inside the gate, and the Publix at 5624 Strand Boulevard sits in the commercial center just outside it. Immokalee Road puts I-75 about 0.4 miles from The Strand's entrance and NCH North Naples Hospital about six minutes away, off-peak (OSRM public router, measured from Strand Boulevard at Immokalee Road). Evenings might be a neighborhood gathering at the Cypress Cove and Feather Sound clubhouse or dinner at Tavern 59 inside the club.

Selling a Cypress Cove home this season? Get a free valuation of your 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.

Cypress Cove at The Strand Market Snapshot: What Cypress Cove Carriage Homes Actually Sell For

Cypress Cove at The Strand recorded 5 MLS closings in the 12 months to September 26, 2026, at a median of $590,000, from $525,000 to $649,000, at a median 95.63% of list and 45 days on market. One Cypress Cove home was active that day, a second-floor plan asking $659,000, and none was under contract.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded sales through the newest Cypress Cove recording, May 22, 2026)

Cypress Cove is a small, low-turnover neighborhood: 92 homes, and in most years only a handful change hands. So this section gives every figure its window and its count, and widens the window when twelve months is too thin to stand on. Two rules govern the numbers. First, MLS price per square foot divides by the living area the listing agent entered, and the county roll's heated area is a separate measure; we never compare one against the other, and where an agent typed a larger area than the roll carries, we say so. Second, a median is stated with its count and parity, and the per-foot and sale-to-list figures are medians of per-sale ratios, not ratios of totals.

The 5 Closings of the Last 12 Months

Southwest Florida MLS Matrix, Development THE STRAND, Whisperwood Boulevard, Sandlewood Court and 5665 Heron Lane rows, closings September 27, 2025 to September 26, 2026, pulled September 26, 2026. Building address only, never a unit number; floor from the recorded phase sketches.

Our arithmetic on those five rows: $2,929,000 in total volume; a median sold price of $590,000 (n=5, odd, an observed sale) and a mean of $585,800; a median of $340.21 per square foot of MLS living area (the mean of the five per-sale ratios is $340.26); a median sale-to-list ratio of 95.63% (mean 96.21%); and a median of 45 days on market. The fastest sale took 26 days and the slowest 183. One of the five sold at its full list price: the newest, a first-floor home at 5629 Whisperwood Boulevard in May 2026. For comparison, all 49 condominium and attached closings across The Strand in the same window closed at a median $565,000, $309.87 per square foot and 67 days, and the whole community's 61 closings at a median $610,000 (Southwest Florida MLS Matrix, pulled September 26, 2026).

The two first-floor sales in the year ($590,000 and $649,000) both beat the three second-floor sales ($525,000, $555,000 and $610,000), even though the first-floor plan is 160 square feet smaller. That is not a one-year accident; the five-year record below shows the same pattern.

What Is for Sale at Cypress Cove Right Now

One Cypress Cove home was active on September 26, 2026, and none was pending (Southwest Florida MLS Matrix):

That listing asks $10,000 more than the highest Cypress Cove closing of the last 12 months ($649,000, a first-floor home at full list) and $49,000 more than the highest second-floor closing of the year ($610,000). Only three Cypress Cove sales have closed above it, all in the spring of 2024: $695,000 and $665,000 for first-floor homes and $665,000 for a second-floor home. The asking price per square foot also depends on which area you believe: the MLS entry of 1,964 square feet is 171 square feet larger than the 1,793 square foot heated area the county carries for every second-floor Cypress Cove home. A buyer should price the listing on the county figure, and a seller should list on it, because the appraiser a lender hires will measure.

Months of Supply

One active listing against 5 closings in twelve months is 2.4 months of supply at the last year's pace (1 divided by 5 per 12 months, our arithmetic), and 2.1 months at the 36-month pace of 17 closings. One listing is 1.1% of the neighborhood's 92 homes. Across The Strand, 9 actives against 61 closings made 1.77 months of supply, and 9 actives were 0.84% of 1,073 homes (Southwest Florida MLS Matrix). Cypress Cove is a neighborhood where a buyer who wants a first-floor home may wait months for one to come up, and where a seller with a well-presented home faces very little direct competition.

Ready to Sell or Buy at Cypress Cove at The Strand? Talk to the Team That Read the Declaration

Cypress Cove at The Strand is the first neighborhood inside The Strand's gate, and on September 26, 2026 it held 1 of the community's 9 active MLS listings, asking $659,000, while its last five closings ran from $525,000 to $649,000. With one competing listing and a five-year record of selling at 99.26% of list, a Cypress Cove seller who prices to the floor, the view and the record is in a strong position.

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

Buying at Cypress Cove at The Strand? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The Last 36 Months, the First Window With Ten or More Sales

Five sales is too few to lean on, so we widen the window until it holds ten or more closings. Twenty-four months adds only one (the $625,000 first-floor sale at 5621 Whisperwood Boulevard in February 2025, the single Cypress Cove closing of the twelve months before this window). Thirty-six months is the first window that clears ten:

• Closings: 17 from September 27, 2023 to September 26, 2026.
• Dollar volume: $10,264,000.
• Median sold price: $610,000 (n=17, odd, an observed sale); range $515,000 to $695,000; mean $603,765.
• Median per square foot: $358.30 of MLS living area (mean of per-sale ratios $350.76).
• Median sale-to-list: 98.27% (mean 97.49%); 4 of the 17 sold at or above list.
• Median days on market: 26.

Southwest Florida MLS Matrix, pulled September 26, 2026, our arithmetic.

Five Years of Cypress Cove

Over the full 60 months from September 27, 2021, the MLS records 33 Cypress Cove closings at a median of $555,000 (n=33, odd, an observed sale), from $380,000 to $695,000, at a median $329.06 per square foot, a median 99.26% of list and a median 11 days on market (n=31 with days recorded; two sales were entered after closing without days); 16 of the 33 sold at or above list. That 99.26% is the highest five-year sale-to-list ratio of any condominium neighborhood in The Strand: Grande Reserve came in at 98.70%, Clubside 98.55%, The Pinnacle 98.51%, Wedge Wood 97.80%, Turnberry Woods 97.20%, Feather Sound 96.88% and Trophy Club 96.26% over the same 60 months (Southwest Florida MLS Matrix, pulled September 26, 2026).

Southwest Florida MLS Matrix, pulled September 26, 2026; 2021 covers only the closings inside the 60-month window. The pattern reads plainly: in 2022 Cypress Cove homes sold above list within days, with 10 of 13 closing at or above the asking price; by 2024 the median reached $620,000 and the highest Cypress Cove sale on record, $695,000; since then the count has thinned to three a year, the median has held near $590,000 to $610,000, and days on market have stretched. Cypress Cove has softened less than the condominium segment around it: Wedge Wood's median fell from $515,000 in 2024 to $430,000 in 2025 on the same MLS pull.

First Floor Versus Second Floor

This is the single most useful fact for a Cypress Cove seller or buyer, and it runs against intuition. Every Cypress Cove building holds two first-floor homes of 1,633 square feet and two second-floor homes of 1,793 square feet on the county roll. Over 60 months:

Over the last 36 months the gap held: 10 first-floor closings at a median of $620,000 (even, the mean of $615,000 and $625,000) against 7 second-floor closings at a median of $590,000 (odd). Southwest Florida MLS Matrix, pulled September 26, 2026; floor assigned from the unit numbering in the recorded phase sketches, which place the first two homes of each building on the first floor. The smaller first-floor home has sold for about $30,000 to $40,000 more at the median, faster and closer to list. Our read, and it is a read rather than a survey: buyers at The Strand skew toward retirees, a first-floor home has no stairs to its front door, and the declaration forbids enclosing a lanai, so there is no way to add space upstairs that would offset the stairs. The county sees it the other way: the 2026 roll values the second-floor homes higher, at $504,387, than the first-floor homes, at $462,947, because the county's model follows square footage. Whichever floor you own, the record, not the roll, is what a buyer will pay.

The County Record for the Same Year

Collier County recorded sales (DOR-qualified deeds, county sales file indexed September 26, 2026, newest Cypress Cove recording May 22, 2026) show 6 qualified Cypress Cove resales from August 29, 2025 to August 28, 2026, at a median of $572,500 (n=6, even, the mean of $555,000 and $590,000), from $525,000 to $649,000. The county and MLS layers agree on five of the sales to the dollar. The sixth is a $550,000 sale at 5657 Whisperwood Boulevard (building 2), recorded March 26, 2026, which does not appear among the MLS closings; that usually means a sale arranged without an MLS listing, and it is a comparable a seller's agent working only from the MLS would miss. Recording dates also differ from MLS close dates by days to weeks. The county record is the recorded price; the MLS record carries the list price and days on market.

What the County Says a Cypress Cove Home Is Worth

The Collier County 2026 tax roll (preliminary, files dated August 29, 2026) values Cypress Cove homes in a tight band: a median total just value of $478,667 (n=92, even, the mean of $462,947 and $494,387), from $452,947 to $504,387. Every first-floor position carries a median just value of $462,947 and every second-floor position $504,387. The roll's tax figure for a home without a homestead exemption has a median of $4,191, and homesteaded homes carry a median of $2,320. A just value is the county's mass-appraisal figure as of January 1 and is not a price; recorded Cypress Cove sales in the last year ran $525,000 to $649,000. Final 2026 tax bills are mailed in November, and a buyer's own bill resets toward the purchase price because the Save Our Homes assessment cap resets when a property sells.

Our Read of the Cypress Cove Market

Three facts drive a Cypress Cove price in 2026. First, the floor matters more than the footage: first-floor homes have outsold second-floor homes at the median in every window we measured. Second, negotiation has widened: the five-year median buyer paid 99.26% of list, but the last year's buyers paid a median 95.63%, and the slowest sale, 183 days, closed $24,000 under its list. Third, supply is thin: one active listing, and in the last three calendar years only three to eight sales a year. A seller who prices to the last three years' record and presents the home well will usually face no direct competition; one who prices to the 2024 peak on a second-floor home is asking the buyer to pay a first-floor price.

First-Hand Block: The Most Recent Cypress Cove Sale, Walked Through

The newest Cypress Cove closing in the MLS record, May 26, 2026 at 5629 Whisperwood Boulevard (building 8), shows how this market rewards the right home. It was a first-floor 3 bedroom, 2 bath home of 1,633 square feet by the MLS, listed at $649,000 and sold at $649,000 after 26 days, 100% of list and $397.43 per square foot, the highest per-foot figure of the year. The county recorded the same sale at $649,000 on May 22, 2026, on a 1,633 square foot heated area. Six weeks earlier, a second-floor home of 1,793 square feet at 5643 Sandlewood Court sold for $525,000 after 183 days at 95.63% of a $549,000 list, $292.81 per square foot. Same neighborhood, same builder, same year: the smaller home sold for $124,000 more. That spread is what a Cypress Cove valuation has to explain home by home, and it is why we price from floor, view and condition, not from square footage alone.

Thinking about what your Cypress Cove home would bring? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072. Buying and want these comps for a specific building? Call Marc at (239) 287-5873.

How Have Cypress Cove Prices Moved Since 1998?

Cypress Cove at The Strand prices have more than tripled since the first developer sales of 1998 and 1999, when the county recorded median prices of about $173,000 to $175,000, to a 2024 median of $620,000. Since 2024 the recorded median has held near $590,000, with $580,000 in 2026 through May 22.

Data updated: September 2026 (Collier County recorded sales, DOR-qualified, every Cypress Cove unit, indexed September 26, 2026)

Cypress Cove has one of the longest continuous recorded sale histories in The Strand, because its first homes closed in April 1998, before most of the community existed, and the county sales file carries every qualified deed on all 92 units since. The table below uses those recorded sales, grouped by the calendar year the deed was recorded; it is a separate record from the MLS figures above and covers years before the MLS pull began.

Collier County recorded sales, selected years; the full year-by-year series is in our research file and we will send it on request. The story in the record: Cypress Cove sold new for a median of $174,400 across 88 developer sales from April 22, 1998 to July 25, 2000 (even, the mean of $174,300 and $174,500; range $151,800 to $202,800), rode the 2005 to 2006 peak to a median near $340,000, fell back to about $200,000 by 2011 and 2012, climbed slowly through the 2010s, then jumped with the rest of Naples in 2021 and 2022. The 2024 median of $620,000 is the neighborhood's recorded high so far, and the single highest recorded sale, $695,000, was a first-floor home at 5653 Whisperwood Boulevard in May 2024.

How Cypress Cove's Record Compares With The Strand's

Across all of The Strand's qualified recorded sales, the county's calendar-year medians ran $308,500 in 2019, $312,000 in 2020, $367,000 in 2021, $550,000 in 2022, $640,000 in 2023, $652,500 in 2024 and $610,250 in 2025 (Collier County recorded sales, files dated August 29, 2026). Cypress Cove moved with the community, roughly doubling from 2019 to 2023, and its step back since 2024 has been small: about 5% from 2024 to 2025 on the county medians, against about 6% for The Strand as a whole and about 16% for Wedge Wood. For a condominium neighborhood of 1998 buildings, that is a resilient record, and we think the attached garage inside every home and the first-left location help explain it.

What the Price History Means for an Owner

An owner who bought at Cypress Cove before 2021 is almost certainly selling at a gain on the recorded medians; an owner who bought in 2022 to 2024 may be near the purchase price today, particularly on a second-floor home. That second group is where pricing strategy matters most, because the temptation is to price to what was paid rather than to what the last buyers paid for the same floor. We show every owner the recorded sales for their floor and their building before we suggest a number. Call Jesse direct at (239) 898-6072, or buyers can call Marc at (239) 287-5873 to see the same record before an offer.

How Did Cypress Cove at The Strand Come to Be?

Cypress Cove at The Strand was declared on March 4, 1998 by Parker-Strand I, Inc., one of Jack Parker's single-purpose building companies, as one of the first two condominiums at what was then called Pelican Strand. Its first homes closed in April 1998 and its last developer sale recorded in July 2000.

Pelican Strand, 1995 to 1999

The Strand began as Pelican Strand. Pelican Strand, Ltd. was formed on March 30, 1995 with Pelican Strand Development Corporation as its general partner; construction began in 1996; the golf courses and the clubhouse opened in 1997; and the master declaration for Pelican Strand was dated March 7, 1997 and recorded at O.R. Book 2292, Page 1637. On April 30, 1999 the developer, the development corporation and the master association all changed their names to The Strand, the same day, per the Articles of Amendment on file with the Florida Division of Corporations. No record we read explains the rename. Cypress Cove was declared a year earlier, which is why its recorded name, its association and the county roll all still say "at Pelican Strand."

March 4, 1998: Two Condominiums and a Clubhouse in One Afternoon

The Collier County Clerk's stamps tell the story of a single afternoon. At 3:07 PM on March 4, 1998, Parker-Strand I, Inc. and Parker-Strand II, Inc. recorded the Declaration of Covenants, Conditions and Restrictions for Cypress Cove/Feather Sound Clubhouse Association at O.R. Book 2394, Page 2475, which "desires to create a recreational parcel and two (2) condominiums sharing" it. The Feather Sound at Pelican Strand declaration followed at O.R. 2394, Page 2519, and at 3:53 PM the Cypress Cove at Pelican Strand declaration was recorded at O.R. 2394, Page 2599. Those are the two oldest condominium declarations in The Strand. The Strand's own master association page for Feather Sound calls Feather Sound "one of the first communities constructed at The Strand," and Cypress Cove was built beside it at the same time.

How the Phases Worked

The Cypress Cove declaration was written as a phase condominium under section 718.403 of the Florida Statutes. It opened with Phases 23 and 24, eight homes in two buildings, and gave the developer the right to add Phases 1 through 22, four homes per phase, "to a maximum of 92 Units." Each owner's share of the common elements, expenses and surplus is one over the total number of units submitted, so every home carries the same one-ninety-second share today. The developer added the remaining buildings by recorded certificates of amendment as each was finished; one example, the certificate adding Phase 17 (building 17), is recorded at O.R. 2507, Page 1853 on January 29, 1999, with revised plot plans, floor plans and a surveyor's certificate of substantial completion by Consul-Tech Engineering of Bonita Springs. The declaration also states that "Time-share estates shall not be created with respect to a Unit," a rule that still stands.

The Builder

Cypress Cove's declarant, Parker-Strand I, Inc., was one of four single-purpose Jack Parker companies at The Strand. Parker-Strand I declared Cypress Cove; Parker-Strand II declared Feather Sound and Wedge Wood I; Parker-Strand III declared Wedge Wood II and the three Clubside condominiums; and Parker-Strand IV declared The Pinnacle. The master association's Cypress Cove page says "the buildings were constructed by the Jack Parker Construction Co. in 1998/99," and the Collier County 2026 tax roll carries every Cypress Cove building with a 1998 or 1999 year built. The recorded phase sketches place the whole neighborhood on Tract 1 of a Pelican Strand replat, with Feather Sound on the adjoining Tract 2.

The First Sales, and the First Resale

The county's sales file records the first Cypress Cove closing on April 22, 1998, a developer sale at 5656 Whisperwood Boulevard for $174,000. The developer's 88 qualified sales ran from April 22, 1998 to July 25, 2000 at a median of $174,400, and the first recorded resale closed April 27, 1999 at $170,500, a little under the new price, while the developer was still selling (Collier County recorded sales, indexed September 26, 2026).

Timeline

The Homes at Cypress Cove at The Strand: Two Plans in 23 Carriage Buildings

Cypress Cove at The Strand has two home types: a first-floor plan of 1,633 square feet, usually listed as three bedrooms and two baths, and a second-floor plan of 1,793 square feet, usually listed as two bedrooms plus a den and two baths. Every one of the 23 buildings holds two of each, and every home has its own garage.

Two Plans, Stacked Two and Two

The Collier County 2026 tax roll carries 92 Cypress Cove units, and its heated areas and its values split exactly in half: 46 homes at 1,633 square feet valued at a median $462,947, and 46 at 1,793 square feet valued at a median $504,387. The recorded phase sketches for each four-unit building label two units "FIRST FLOOR" and two "SECOND FLOOR" (see the Phase 9 sketch at O.R. 2394, Page 2656), and the MLS rows match floor to size: the first-floor homes are the 1,633 square foot plan and the second-floor homes the 1,793 square foot plan. The declaration set the envelope when it was recorded: "a minimum of 1200 square feet and a maximum of 3,000 square feet" for any unit, four units per phase.

County heated area from the Collier County 2026 tax roll; bedroom descriptions and sales from the Southwest Florida MLS Matrix, pulled September 26, 2026. Listing agents have entered other living areas for the same plans (1,856 and 1,964 square feet among them); the county's two figures are the consistent measure.

What "Carriage Home" Means Here

The master association calls Cypress Cove "23 carriage homes with two car garages housing 92 living units." In Southwest Florida usage a carriage home is a two-story building of four homes, two on the ground floor and two above, each with its own garage and its own entry, rather than a stacked building with a shared lobby, corridor or elevator. The recorded sketches show exactly that: each building's footprint carries four labeled garages, one per home, with the two upstairs homes reached from their own entries. On the federal aerial behind this page's hero image, the 23 buildings sit in a loose ring along Whisperwood Boulevard and the Sandlewood Court cul-de-sac, with light-colored roofs, a fountain lake in the middle of the neighborhood and preserve along the west edge.

The Garage Is Part of the Home

This is the Cypress Cove detail that matters most at closing. The declaration says "All garages shall be a part of the Unit. As such, the Unit Owner shall be responsible for maintenance." That differs from neighbors such as Wedge Wood and Feather Sound, where each unit has the use of one garage space as a limited common element. At Cypress Cove the garage conveys with the deed as part of the unit, the owner maintains it, and the declaration adds one operating rule: "All garage doors shall remain closed at all times unless vehicles or people are entering or exiting the garage." The driveway in front of each garage is a limited common element for that home, maintained by the association. The master association describes the garages as two-car; the recorded sketches show one labeled garage per home, so ask the listing agent, or look, before assuming two cars fit inside a specific home's garage.

The Screened Lanai Is Part of the Home Too

The declaration makes "all screened lanais" part of the unit and puts their maintenance on the owner, then limits what an owner may do with one: no enclosure ("No Unit Owner may enclose his or her lanai or terrace area"), no change to the developer-installed lanai floor covering without the board's written approval, no carpeting, and no cooking or barbecuing on the lanai except with developer-installed, properly vented equipment. A buyer who plans to glass in a lanai for more living space should know that the recorded rule forbids it.

Floors, Windows and Shutters

Three more recorded rules shape a renovation. "No ceramic tiles or wood floors which are not supplied by the Developer may be installed in a Unit unless the Board of Directors has approved the plan for providing adequate noise insulation," which matters most for the second-floor homes, whose floors are the first-floor homes' ceilings. Window coverings must be "lined with white or off white lining on the side exposed to the public." And hurricane shutters may be installed "only in accordance with the specifications adopted by the Board of Directors." Ask the association for its current shutter specification and its floor-covering approval form before pricing a remodel.

Buildings, Views and Settings

Our reading of the federal aerial and the county parcel map, not a recorded view designation. The declaration does not assign or protect any view.

Year Built and Construction Era

Every Cypress Cove building dates from 1998 or 1999 on the county roll, before Florida's statewide building code took effect on March 1, 2002, as most of The Strand's neighborhoods do. That affects insurance more than anything else: wind-mitigation features, roof age and window and door protection drive the premium on the association's master policy and on each owner's HO-6 policy. Ask for the association's most recent wind-mitigation report and the roof replacement history for your building.

Selling a first-floor or second-floor Cypress Cove home? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Deciding which floor fits you? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Amenities Come With a Cypress Cove at The Strand Home?

A Cypress Cove at The Strand home comes with three layers of amenities: the pool and clubhouse Cypress Cove shares with Feather Sound through their joint clubhouse association, The Strand's gated, lake-laced grounds run by the master association, and mandatory Social membership in The Club at The Strand, with golf available as an optional upgrade.

The Shared Pool and Clubhouse

The master association's Cypress Cove page says "all residents have access to the Pool and Clubhouse which is shared with Feather Sound. These two neighborhoods often share these facilities for social events which are always well attended." The legal structure behind that sentence is the recorded clubhouse declaration: Cypress Cove/Feather Sound Clubhouse Association, Inc. owns a "Clubhouse Parcel," every owner of a Cypress Cove or Feather Sound unit is a member with one vote per unit, and the association levies a uniform assessment on every unit to maintain "all equipment and facilities located on the Common Areas, including clubhouse, pool and lake," the streets, drives, parking areas and sidewalks that are part of its common area, landscaping, storm drains, lakes and drainage, insurance and reserves. The Collier County parcel map shows the clubhouse parcel as a 0.90-acre lot at the Heron Lane end of the neighborhood, between the last Cypress Cove building and Feather Sound, held in the name of the joint association; it is the dashed outline on this page's hero image. With Cypress Cove's 92 homes and Feather Sound's 64, 156 homes share it.

The Club Every Cypress Cove Owner Joins

The Club at The Strand, 5840 Strand Boulevard, requires Social membership of every homeowner, with no initiation fee for Strand homeowners and 2026 annual dues of $4,162, per the club's 2026 Membership Brochure. Social membership brings the clubhouse, dining at Tavern 59, The Grille and the Veranda, the heated Junior Olympic pool, the fitness center, social events and access to racquet sports. Upgrades are optional: Sport membership carries a $40,000 initiation and $7,652 in dues, Single Golf an $80,000 initiation and age-based dues of $9,920 to $12,380, and Full (Family) Golf a $100,000 initiation and dues of $11,121 to $15,861. The club advertises "NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums."

Club facts from the club's membership page, golf page, sports page and 2026 brochure. There is no marina or boat access anywhere in The Strand; the water is lakes.

The Gate, and Why First Left Matters

The Strand has a staffed gatehouse on Strand Boulevard north of the commercial center, a north gate near Fairway Court and a members-only rear gate near Pinnacle Lane. Cypress Cove is the first left after the main gatehouse, so a Cypress Cove owner has the shortest drive of anyone in The Strand to the gate, the Publix and Immokalee Road. Residents enter with transponders, which cost $20 each from August 1, 2025, and are issued to "residents, members, and approved renters only," per the master association's transponder form. For a Cypress Cove owner who leases, that last phrase is the practical link between lease approval and gate access.

Television and Internet

The master association holds a bulk agreement with Comcast for Xfinity television and internet service, paid by owners through the association, per its Comcast page. Ask the manager how the bulk charge appears on a Cypress Cove owner's statement.

Selling a Cypress Cove home whose garage, lanai and first-left location buyers should see first? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072. Weighing Cypress Cove against other Strand neighborhoods for the amenities? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Are the HOA and Condo Fees at Cypress Cove at The Strand?

The Cypress Cove at The Strand condominium fee is not published on any public page we could find, and neither is the Cypress Cove/Feather Sound clubhouse assessment or The Strand master association's assessment, which the Cypress Cove association collects. The one published layer is the club: every owner pays $4,162 in 2026 Social dues.

That is an honest answer, not a gap in effort. The master association's budget sits behind its owners' login, and neither the Cypress Cove association nor the clubhouse association posts its budget publicly. Any "HOA fee" printed on a Cypress Cove listing is a figure typed in by a listing agent; it may be current, stale, quarterly rather than monthly, or missing the clubhouse or master share. We do not repeat those figures here, and neither should a buyer rely on them. The exact figures come from the estoppel certificates and the adopted budgets.

What the Declarations Say About How Fees Work

The Cypress Cove declaration sets the rules even though it does not set today's numbers. It records how the master assessment reaches a Cypress Cove owner: "The Master Declaration provides that each individual condominium association located in Pelican Strand shall assess and collect assessments" set by the master association's board and "allocated among each individual association," and the Cypress Cove association remits them to the master association. Common expenses include "any amounts budgeted for the purpose of funding reserve accounts," and one line is unusual: "The cost of water and sewer service shall also be a Common Expense and shall be metered and paid for through the Cypress Cove/Feather Sound Clubhouse Association." In other words, at Cypress Cove water and sewer are part of the shared costs, not a separate bill to each owner, per the declaration as recorded. Ask the manager whether that arrangement is unchanged today.

The clubhouse declaration adds its own layer: assessments "at a uniform rate for each unit," payable "quarterly, in advance," covering the clubhouse, pool, lake, the common-area streets, drives, parking and sidewalks, landscaping, drainage, management, insurance, reserve accounts and taxes on the clubhouse parcel, with special assessments available for "reconstruction, unexpected repair or replacement of a capital improvement."

A 1990s Figure, and Why It Is Only History

The 1998 Cypress Cove declaration records the developer's guarantee that the annual condominium assessment for each unit, "not including Master Association assessments," would not exceed $2,020.92 for the fiscal year ending 1997, $2,324.08 for 1998 and $2,672.65 for 1999 during the guarantee period. Those numbers are more than 25 years old and covered one layer of three. They are useful only as evidence of the structure: a Cypress Cove owner has always paid a condominium layer, a clubhouse layer and a master layer.

How to Get the Real Numbers Before You Sign

• Estoppel certificates. Under section 718.116 of the Florida Statutes, the condominium association must issue a certificate stating the regular assessment, its frequency, what is paid through what date, any special assessment and any capital or transfer charge due at closing. Ask for the clubhouse association's figure on the same request, and for a separate master estoppel.
• Adopted budgets and financial reports. A buyer under contract can ask the seller for the current adopted budget and the most recent year-end financial report of the Cypress Cove association and of the clubhouse association; sections 718.111 and 718.112 of the Florida Statutes require a condominium association to prepare both and make them available to owners.
• Master association. The Strand's master association and the Cypress Cove association are both managed by Dorrill Management Group, 5672 Strand Court, Suite 1, (239) 592-9115, per the master association's management page and its Cypress Cove page, which simplifies ordering both estoppels.
• Club. The 2026 Social dues of $4,162 are published; ask the club for the current year's figure and any cart or trail fees if you plan to golf.

Does Cypress Cove Have a CDD or a Special Taxing District?

No. The Strand is not in a Community Development District: Florida's Official List of Special Districts lists none for it, and the Collier County CDD map layer shows none at any Strand point. The Collier County 2026 tax roll carries no non-ad valorem assessment on any of the 92 Cypress Cove units.

Cypress Cove at The Strand's Layered Costs: Condo Fee, Clubhouse, Master Assessment, Club Dues and Taxes

Owning at Cypress Cove at The Strand costs five recurring layers: the Cypress Cove condominium fee, the Cypress Cove/Feather Sound clubhouse assessment, the master association assessment, the mandatory $4,162 club Social dues for 2026, and Collier County property tax, which the 2026 roll puts at a median of about $4,191 for a home without a homestead exemption.

Taxes on a Cypress Cove Home

The county roll values every Cypress Cove home between $452,947 and $504,387, and its tax figure for a home without a homestead exemption has a median of about $4,191; homesteaded owners carry a median of about $2,320, because the homestead exemption and the Save Our Homes cap reduce the taxable value. A buyer who pays $590,000 should expect the county to reassess the home toward its market value in the year after purchase, and should budget from the purchase price rather than from the seller's bill. The Florida Department of Revenue's Collier levies table shows the countywide levies behind the rate.

Costs the Owner Carries That Some Condominiums Cover

Because the Cypress Cove declaration makes the garage and the screened lanai part of the unit, and makes the outside air conditioning equipment serving one home a limited common element "maintained, repaired and replaced solely at the expense of the owner," a Cypress Cove owner budgets for the garage door and opener, the lanai screen, and the condenser. Structural parts of the building, the roof and the driveway are the association's.

One-Time Costs at Purchase

The Cypress Cove declaration we read sets no capital contribution amount for a resale buyer (it refers only to working capital funds collected at purchase during the developer's guaranty period), and the club charges no Social initiation to Strand homeowners. Whether either association has since adopted a transfer or capital charge, and whether the master association charges one, is not published; the estoppel certificates will say. The sale paperwork is covered in the rules sections below: the declaration places no approval requirement on a sale, only a duty to give the association the new owner's contact details within ten days.

Selling and want your fee, tax and insurance facts in the listing file? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Want the full cost of a specific Cypress Cove home before you offer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The Cypress Cove at The Strand Declarations, Restrictions and Rules

Cypress Cove at The Strand is governed by three recorded layers: the 1997 Pelican Strand master declaration, the 1998 Cypress Cove/Feather Sound clubhouse declaration, and the 1998 Cypress Cove condominium declaration, whose use, leasing and pet rules govern daily life. Board rules adopted since then sit on top and are available from the association.

The Master Declaration

Every Cypress Cove home is subject to the Master Declaration of Covenants, Conditions, Restrictions and Easements for Pelican Strand, dated March 7, 1997 and recorded at O.R. Book 2292, Page 1637, which the Cypress Cove declaration cites by book and page. It created The Strand Master Property Owners Association, Inc. (Sunbiz N97000001156), which operates under Chapter 720, is managed by Dorrill Management Group and meets on the third Tuesday of the month at the club. The master documents were amended in April 2022. Two master rules reach every Cypress Cove owner directly: no lease shorter than 30 days, and a limit of two domestic animals per parcel.

The Clubhouse Declaration

The Declaration of Covenants, Conditions and Restrictions for Cypress Cove/Feather Sound Clubhouse Association, O.R. Book 2394, Page 2475, recorded March 4, 1998, governs the shared clubhouse parcel. Four of its provisions matter most to owners today:

• Membership and votes. Every Cypress Cove and Feather Sound unit owner is a member, with "one (1) vote for each unit owned."
• Uniform assessments. Regular and special assessments are "at a uniform rate for each unit," paid quarterly in advance, and are a lien on the unit.
• What they pay for. The clubhouse, pool and lake, common-area streets, drives, parking and sidewalks, landscaping, drainage, management, insurance, reserves and taxes on the common areas.
• Duration. The covenants run for 50 years from recording and then renew automatically for successive ten-year periods unless owners of the required share vote otherwise.

The Condominium Declaration

The Cypress Cove declaration (O.R. 2394, Page 2599) carries its use restrictions in section 12, the transfer rule in section 13, the leasing rule in section 14, insurance in section 15, amendments in section 22 and hurricane shutters in section 24. The headline rules:

Collier County Official Records, the declaration read in full for this page. Rules adopted by the board after recording, and any amendment recorded later, can change these; ask for the current rules and a title search for amendments with the resale documents.

The Board's Rulemaking Power

The declaration lets the association "establish additional rules and regulations governing the conduct of all residents and also the use of the Units, Limited Common Elements and Common Elements," provided they are consistent with the declaration, and lets it "grant relief in particular circumstances from the provisions of specific restrictions" for good cause. In practice that means the board's current rules, not only the 1998 text, govern daily life. The master association's Cypress Cove page lists a six-seat board, with Dorrill Management Group as manager.

Is Cypress Cove at The Strand a 55+ Community?

No. Cypress Cove at The Strand is not a 55+ community. The recorded declaration states, in capital letters, "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM," and The Strand's master documents set no age requirement. The practical limit is occupancy: no more than six persons continuously residing in a home, excluding visitors and guests.

In practice Cypress Cove skews toward retirees and seasonal owners, as most of North Naples' golf communities do, though its 48.9% homestead rate on the 2026 roll is higher than most Strand condominiums. Census figures for the block group that includes The Strand show a median age of 70.4 and 36.6% of homes held for seasonal use, per the U.S. Census Bureau's American Community Survey 2020 to 2024 (Tract 112.13, Block Group 1, a geography that also covers neighboring communities). Families with school-age children do buy at Cypress Cove, and the school zone section below shows the three schools assigned to every Cypress Cove building. For a seller, the absence of an age rule widens the buyer pool: a Cypress Cove home can be sold to a young family, a working professional or a retiree without an age-verification step.

Can You Rent Out a Cypress Cove at The Strand Home?

Yes, with the board's prior written approval. The Cypress Cove at The Strand declaration bars any lease shorter than 30 days, requires the board's prior written approval of every lease "subject to the Board's sole and absolute discretion," prohibits time-sharing, and lets the board add limits on guests, visit frequency and lease length by regulation.

The Leasing Rules, Stacked

Florida's condominium statute, section 718.112, governs what an association may charge for a lease or transfer approval, so ask the manager for the current fee. We did not find a Cypress Cove lease application posted publicly; Dorrill Management Group handles the process through its resident portal.

What This Means for an Investor

Cypress Cove works for seasonal leases of a month or more and for annual leases, not for nightly or weekly rentals. Every lease waits on board approval, so an owner who leases needs the application in early, particularly for January to April seasonal tenants. An investor should also price in that renters use the gate through approved transponders and that the owner stays responsible for the tenant under the master declaration. With close to half of Cypress Cove's homes homesteaded, this is a neighborhood where most neighbors live in their homes, which many owner-occupant buyers value. For the rental history of a specific home, and what similar Cypress Cove homes lease for, call Marc at (239) 287-5873.

Why the Lease Rules Matter to a Seller

About half of Cypress Cove's homes carry no homestead exemption on the 2026 roll, and some are leased part of the year. A home with a tenant in place can still be sold, but the lease, the approval letter and the move-out date need to be in the listing file on day one, because the board approves leases, and a buyer's lender and insurer will ask about occupancy.

What Are the Pet Rules at Cypress Cove at The Strand?

Pets are allowed at Cypress Cove at The Strand with the board's prior approval. The declaration limits owners and occupants to no more than two dogs and cats combined, plus small caged birds and aquarium fish, requires leashes outside the home and cleanup, and lets the board withdraw approval when a pet becomes a nuisance.

The recorded text, section 12.P of the declaration (O.R. 2394, Page 2622): "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." Dogs and cats must be kept in the unit and on a leash outside it; owners remove their pets' waste; animals must be licensed; no horses, cows, goats, chickens, pigeons "or any other such animals, fowl or reptiles" may be kept; and commercial activities involving pets are not allowed. The master association's own rule allows two domestic animals per parcel, so the Cypress Cove rule and the master rule land in the same place on count, with Cypress Cove adding the approval step. The declaration sets no breed or weight limit; ask the association whether the board has adopted one by rule. A first-floor home with its own garage and ground-level entry is the easier Cypress Cove plan for a dog owner. Tenants' pets are part of the lease approval, not automatic.

Milestone Inspections, SIRS and Florida Condo Law at Cypress Cove at The Strand

Florida's milestone inspection and structural integrity reserve study (SIRS) laws attach to condominium buildings of three or more habitable stories. Cypress Cove at The Strand's 23 buildings are two-story on the recorded sketches and absent from Collier County's milestone list, so neither mandate appears to apply. That is our reading, not a legal opinion.

What the Law Says

• Milestone inspections, Florida Statutes section 553.899. Collier County applies them to "condominium and cooperative association buildings that have three or more habitable stories," with the first inspection 30 years after the certificate of occupancy (25 years within three miles of salt water), per the county's Milestone Inspections page.
• Structural integrity reserve studies, section 718.112(2)(g). The Department of Business and Professional Regulation says a SIRS is required "for every building in the condominium that is three habitable stories or higher," per the DBPR condominium FAQs.

What Is Verified at Cypress Cove

What Applies Either Way

The two-story answer removes two mandates, not the ordinary duties of a Florida condominium association. The association still insures the buildings, still adopts an annual budget with reserves unless owners waive them, still keeps official records owners can inspect under section 718.111, and still owes a resale buyer the documents section 718.503 requires. A buyer should ask for the most recent budget, the reserve schedule, any reserve study or engineering report the board commissioned voluntarily, the roof replacement history for the building, and any special assessment adopted or under discussion, for both the Cypress Cove association and the clubhouse association. Buildings approaching 30 years are in the years when roofs, paint, stairs and plumbing come due; a well-funded reserve is worth more to a Cypress Cove buyer than any statute.

Hurricanes, Flood Zone and Insurance at Cypress Cove at The Strand

Cypress Cove at The Strand sits in FEMA flood Zone X, an area of minimal flood hazard, at both Cypress Cove test points, with ground at about 14.1 to 14.2 feet against nearby base flood elevations of 10 to 11 feet. It is in Collier County evacuation Zone D, and FEMA's preliminary maps keep it in Zone X.

The Flood Map at Cypress Cove

Queried for The Strand parent guide in September 2026. A Zone X designation means federal flood insurance is not required by a federally backed lender; it does not mean no flood risk. The lakes inside and around Cypress Cove are mapped as flood areas with base flood elevations, which is why those lines sit close by; the homesites are three to four feet above them. Collier County's announcement of the proposed Flood Insurance Rate Maps opened the appeal period in August 2026; the preliminary maps are not yet effective.

Storm Surge and Evacuation

Evacuation Zone D is called in larger storms. The National Hurricane Center's storm surge risk maps show no surge at Cypress Cove in Category 1 or 2 scenarios; flooding from surge appears only in major-hurricane scenarios. In Hurricane Ian in 2022 the severe surge impacts in North Naples were confined to the immediate coastline, per the National Hurricane Center's report on Ian, and we found no Cypress Cove-specific damage record. Hurricane Irma in 2017 brought a recorded 112 mph gust in North Naples near the Immokalee Road latitude, per the National Weather Service Irma report.

Insurance: Master Policy and HO-6

The Cypress Cove declaration requires the association to "maintain property and liability insurance covering all of the buildings and other insurable improvements within the Condominium Property," against "fire, extended coverage (including Windstorm), vandalism and malicious mischief, and other hazards covered by the standard 'All Risk' property contract." Each unit owner carries an HO-6 policy for the unit's interior, improvements, contents, liability and loss assessment, with the line between the two drawn by the declaration and section 718.111(11) of the Florida Statutes. Because the declaration makes the garage and the screened lanai part of the unit, ask your HO-6 agent how your policy treats them. The clubhouse association insures the clubhouse and pool separately under its own declaration.

Building Age and What Insurers Ask

Cypress Cove was built in 1998 and 1999, before the statewide Florida Building Code took effect on March 1, 2002, per the Florida Housing Finance Corporation briefing. That does not make the buildings weak, but insurers price what they can document: roof age, roof-to-wall connections and opening protection. Section 24 of the declaration lets owners install hurricane shutters "only in accordance with the specifications adopted by the Board of Directors," and lets the board, with a majority vote of owners, install shutters itself, with a credit to owners who already installed code-compliant shutters or impact glass. Ask for the building's roof date, the association's wind mitigation documentation and the board's current shutter and impact-glass standard. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount on National Flood Insurance Program premiums for policies in the program, per Collier County's floodplain management page and FEMA's CRS program page. FEMA prices any flood policy under Risk Rating 2.0, building by building.

Selling before storm season? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072. Buying and want the flood and insurance file first? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Which Schools Serve Cypress Cove at The Strand?

Every Cypress Cove at The Strand building is zoned for 2026 to 2027 to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, per Collier County Public Schools' address records for all 23 buildings on Whisperwood Boulevard, Sandlewood Court and Heron Lane. All three schools earned an A from the state in 2024, 2025 and 2026.

Assignments: Collier County Public Schools address records for 2026 to 2027, queried September 27, 2026 for every Cypress Cove building address; all 23 returned the same three schools, and each record lists the building number and its four homes. The individual building records are listed in our sources. Grades: the CCPS 2026 Accountability Brief and the Florida Department of Education 2024-25 School Grades workbook. Aubrey Rogers High opened August 10, 2023, per Collier County Public Schools, which is why older listings for The Strand may name Gulf Coast High or Laurel Oak Elementary; those assignments are out of date for 2026 to 2027. School zones can change each year, so confirm a specific address with the district before relying on it.

Private Schools Nearby

Private options within a short drive include Community School of Naples, Seacrest Country Day School, Royal Palm Academy and Canterbury School in Fort Myers.

County Permits and Recorded Work at Cypress Cove at The Strand

Cypress Cove at The Strand's building permits, roof replacements and inspections are public records in Collier County's permit portal, searchable by street address; each of the 23 buildings has its own address. We did not pull a permit history for every building for this guide, so a buyer or seller should pull the building's record before pricing.

What to Pull, and Why

Collier County's permit history search explains that permits can be searched by address in the county portal, and the county's Building Permits and Construction page gives the current portal address. For a Cypress Cove home, search the building's street address as well as the unit, because roofs, exterior paint and structural work are association projects permitted at the building level, while the garage door, the lanai screen and the air conditioning condenser are the owner's. The five records that matter most:

• Re-roof permits. Roof age is the first thing an insurer asks about, and it is set per building.
• Window, door and shutter permits. Opening protection drives the wind premium, and shutters must follow the board's specifications under section 24 of the declaration.
• Garage door permits. The garage is part of the unit, so a wind-rated garage door is the owner's project and the owner's permit.
• Interior alteration permits for the home. Kitchen, bath and flooring work; the declaration also requires board approval of tile or wood floors and a noise insulation plan.
• Open or expired permits. An open permit on a home or building can delay a closing until it is closed out.

The Recorded Record Beyond Permits

The Collier County Clerk's official records search holds the declarations, the phase amendments that added each building, any later amendments, and liens. A title search on a Cypress Cove purchase should include the phase amendment for the building, any amended rules recorded by the association, any association lien for unpaid assessments, and the clubhouse association's lien rights. We read the two founding instruments in full and one phase amendment; we did not run an amendment search for every year since 1998, and we say so rather than imply the declaration is unchanged.

Selling and want the building's permit and roof record in the listing file? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072. Buying and want it before your inspection period? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

What Is Being Built Near Cypress Cove at The Strand?

No rezoning is pending inside The Strand, which Collier County lists as built out under Ordinance 02-57. The change near Cypress Cove at The Strand is roads: FDOT's I-75 widening along The Strand's east edge, a diverging diamond interchange at I-75 and Immokalee Road, and a planned Livingston Road flyover over Immokalee Road west of the community.

What this means at Cypress Cove specifically: Cypress Cove sits at the front of The Strand, near the entrance and on the interstate side of the community. On the federal aerial behind this page, the northbound travel lanes of I-75 are roughly 600 feet east of Cypress Cove's closest edge (our measurement on the image), with Strand Boulevard, a lake and a golf hole in between. FDOT's 2025 count put I-75 at The Strand at 116,388 vehicles a day, per FDOT's traffic data. Widening work and the new interchange will be felt at the Strand Boulevard entrance, which is also Cypress Cove's front door. We do not state where noise walls will go because FDOT has not confirmed it for this segment; a buyer on the eastern buildings should visit at rush hour and ask the association what it has heard from FDOT.

The Zoning Is Settled

The Pelican Strand PUD, Collier County Ordinance 02-57, adopted November 5, 2002, covers 574.6 acres with a cap of 1,160 dwelling units and a 35-foot residential height limit; the county's PUD Master List dated June 11, 2026 marks it built out. The 1,073 homes on the master ballot are all there will be, and Cypress Cove's 92, the declared maximum, are all there will be in Cypress Cove.

Daily Logistics at Cypress Cove at The Strand

Daily life at Cypress Cove at The Strand runs through three associations: your own garage inside your home, common and guest parking, gate transponders from the master association, Comcast television and internet under a master bulk agreement, county water and sewer paid through the clubhouse association as recorded, and Publix just outside the gate you enter.

Utilities and Services

Drive Times From The Strand's Entrance

Road miles from Strand Boulevard at Immokalee Road, free-flow minutes modeled by OSRM on OpenStreetMap roads, run September 23, 2026. Cypress Cove is the first left after the gatehouse, so it adds almost nothing to these times; in February and March, Immokalee Road and US 41 run slower. NCH North Naples Hospital has 311 licensed beds, per the Florida Agency for Health Care Administration; no Collier County hospital is a state-verified trauma center, per the Florida Department of Health's list.

Parking, Moving and Deliveries

The declaration shapes moving day: commercial trucks may park for no more than four hours except while actively moving, building, repairing or doing grounds work, never overnight; damage from moving is the owner's responsibility; and the association may require a deposit against it. Guests park only in visitor spaces, a household with more than two vehicles parks the extra one in unassigned spaces, and nobody parks on the grass or the street. With your own garage, most of that is simple. Plan a move with the manager in advance, and remember the gate: movers and deliveries need to be on the gate list.

How Does Cypress Cove Compare to the Other Neighborhoods of The Strand?

Cypress Cove at The Strand sits in the middle of The Strand's condominium price ladder, with a five-year median of $555,000 on 33 MLS closings, above Wedge Wood and Feather Sound and just below The Pinnacle and Clubside. It leads every Strand condominium neighborhood on five-year sale-to-list, at 99.26%, and on days on market, at a median of 11.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll)

The Condominium Neighborhoods on One Yardstick

Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, pulled September 26, 2026; neighborhoods assigned by street; medians of per-sale ratios. Homes from the master association's 2026 ballot. Several neighborhoods rest on fewer than 20 sales; read them as tiers, not a ranking.

Three things stand out. Cypress Cove and The Pinnacle recorded the same number of sales (33) at medians $15,000 apart, which makes The Pinnacle the closest comparison in The Strand. Cypress Cove's per-foot median ($329.06) is higher than The Pinnacle's ($320.93) and Grande Reserve's ($318.33), because its homes are among the smaller four-plex plans in the community. And no Strand condominium neighborhood sold closer to its asking price or faster over five years.

Sibling Guides in The Strand

We have published full guides for several of Cypress Cove's neighbors, built the same way from their recorded documents and sales: Wedge Wood at The Strand, the 152-home entry point on Sand Wedge Lane; The Pinnacle at The Strand, Jack Parker's other four-home carriage product; Trophy Club at The Strand, the Bateman coach homes on Trophy Drive; and Mango Cay at The Strand, detached villas held as condominiums on their own gated street. The parent guide to The Strand covers all 15 neighborhoods, the club and the master association.

Where Cypress Cove Fits for a Buyer

Selling at Cypress Cove and want to know which neighbors your buyer is also touring? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Comparing neighborhoods side by side? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

Cypress Cove at The Strand vs The Pinnacle at The Strand: Which Should You Choose?

Cypress Cove at The Strand and The Pinnacle at The Strand are the two Jack Parker four-home, two-story neighborhoods in The Strand, with 33 MLS sales each over five years at medians of $555,000 and $570,000. Choose Cypress Cove for the gate location and looser lease rules; choose The Pinnacle for its own clubhouse and larger plan.

The Decision Table

Cypress Cove facts from its recorded declaration, the Collier County 2026 tax roll and the master association; The Pinnacle facts from its recorded declarations, the county roll, the master association and our Pinnacle guide; sales from the Southwest Florida MLS Matrix, pulled September 26, 2026.

Choose Cypress Cove If

• You want the shortest drive in The Strand to the gate, Publix and I-75.
• You plan to lease seasonally more than three times a year, or want leases longer than 12 months, within the 30-day minimum.
• You want a first-floor plan at 1,633 square feet with a garage in the unit, and a neighborhood where close to half of your neighbors are year-round.

Choose The Pinnacle If

• You want a pool and clubhouse used by one neighborhood rather than two.
• You want the larger plans (up to about 2,150 square feet on the roll) or newer construction (2000 to 2003).
• You prefer tighter lease limits on your building, which keep more homes owner-occupied.

Cypress Cove vs Feather Sound at The Strand: Same Clubhouse, Different Homes

Cypress Cove at The Strand and Feather Sound at The Strand were declared the same afternoon in 1998 by Jack Parker companies and share one pool and clubhouse, but they are different homes: Cypress Cove is four-home carriage buildings with garages inside each unit, Feather Sound eight-unit buildings with one garage space per unit.

Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll; recorded declarations; master association neighborhood pages. Feather Sound has no page of its own on our site yet; its figures here come from our parent guide's research.

The practical difference for a buyer is about $80,000 at the five-year median and a garage you own outright. The practical difference for a seller is that the buyer touring a Cypress Cove home will almost always tour Feather Sound too, since they share the clubhouse and the entrance, and the listing has to show why the garage, the carriage layout and the larger plans are worth the premium.

Honest Pros and Cons of Owning at Cypress Cove at The Strand

Cypress Cove at The Strand's strengths are its location at the front gate, a garage inside every home, two-story buildings outside Florida's milestone and SIRS mandates, and the best five-year sale-to-list record of any Strand condominium. Its drawbacks are 1998 buildings, three layers of association fees, a shared clubhouse and proximity to I-75.

Pros

• First left after the gate. The shortest trip in The Strand to Publix, Immokalee Road and I-75.
• Your garage is your property. The declaration makes every garage part of the unit, not a shared or assigned space.
• Pricing power. A five-year median of 99.26% of list and 11 days on market, the strongest record of any Strand condominium neighborhood (Southwest Florida MLS Matrix).
• Carriage layout. Four homes per building, each with its own entry; no corridors or elevators to maintain.
• Two stories. No milestone inspection and no SIRS mandate on the record, and no Cypress Cove address on the county's list.
• Owner-occupied. 48.9% homesteaded on the 2026 roll, among the highest shares of any Strand condominium.
• No age restriction, and flood Zone X at both test points.

Cons

• 1998 and 1999 construction. Pre-2002 code; roofs, windows and wind mitigation drive insurance, and reserves matter.
• Three association layers. The condominium fee, the clubhouse assessment and the master assessment, none of them published, plus $4,162 in mandatory club dues.
• A shared clubhouse. The pool and clubhouse serve 156 homes across two neighborhoods.
• I-75 is close. Roughly 600 feet from the eastern edge, with widening and a new interchange coming; visit the eastern buildings at rush hour.
• Renovation limits. No lanai enclosure, and no tile or wood floors without a board-approved sound plan.
• Thin supply. Three to eight sales a year lately, so a buyer who wants a specific floor or view may wait.

Selling at Cypress Cove and want the pros in front of buyers first? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Weighing the cons? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

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

If you're searching for a Cypress Cove at The Strand listing agent, or thinking, 'I need someone to sell my Cypress Cove at The Strand home...' you are selling a carriage home buyers compare floor for floor against 91 neighbors, Feather Sound and The Pinnacle, where 17 sales in three years closed at a median of $610,000.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Cypress Cove listing from that record, floor by floor and building by building, and market it where Cypress Cove buyers look, because the recorded declaration keeps a "For Sale" sign off your building without the board's approval.

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 Cypress Cove listing, along with the association paperwork a condominium buyer's lender and insurer ask for in the second week of a contract.

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

Cypress Cove Sales in the Last 36 Months

Southwest Florida MLS Matrix, closings September 27, 2023 to September 26, 2026, pulled September 26, 2026. The last 12 months held only 5 Cypress Cove closings and the last 24 only 6, so this module uses 36 months, the first window with ten or more. In the last 36 months Cypress Cove at The Strand has seen 17 resales on the MLS; the pull did not record listing offices, so we do not state how many we represented.

• Count: 17 closings (5 in the last 12 months).
• Dollar volume: $10,264,000.
• Median sold price: $610,000 (n=17, odd, an observed sale); range $515,000 to $695,000.
• Days on market: median 26.
• Sale-to-list: median 98.27% (mean of per-sale ratios 97.49%); 4 of 17 at or above list.
• By floor: first floor 10 closings at a median of $620,000; second floor 7 at a median of $590,000.
• County cross-check: 6 qualified recorded resales from August 29, 2025 to August 28, 2026 at a median of $572,500 (Collier County recorded sales, newest recording May 22, 2026).

Selling a Cypress Cove Home Is Different in Six Ways

• No signs, so the marketing has to travel. The declaration bars "For Rent" and "For Sale" signs on any unit or common element without the board's written approval. Your buyer finds the home online, through the MLS, or through an agent who already works The Strand's buyers.
• The floor sets the price. First-floor homes have outsold second-floor homes at the median in every window we measured, despite being smaller. Your price has to be built from the right floor's sales.
• The garage conveys as part of the unit. Show it, measure it and photograph it; it is the feature Feather Sound and Wedge Wood buyers do not get.
• No association approval to sell, but paperwork to deliver. The declaration says "there are no restrictions on the transfer of ownership of Units," and the new owner reports contact details within ten days. What the buyer needs is the resale disclosure package under section 718.503: the declaration, articles, bylaws, rules, the most recent year-end financial report and the association's frequently asked questions sheet.
• Three estoppel figures. The Cypress Cove association, the clubhouse association and the master association. Order them the day the contract is signed.
• The condominium-law question. Buyers will ask about milestone inspections and SIRS. Cypress Cove's answer is strong, two-story buildings absent from the county's milestone list, and we put it in writing in the listing file with the association's budget and reserve schedule.

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

Start with a free valuation of your Strand home. It takes about a minute, and Jesse follows up with the Cypress Cove sales that fit your home: the same floor and plan, preserve, lake or boulevard view, adjusted for condition, renovations and any lease in place. An automated estimate cannot tell a renovated first-floor 1,633 square foot home from an original second-floor 1,793 square foot one, or know that the first-floor home is the one buyers pay more for. 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 Cypress Cove at The Strand home?

For a home priced to the last three years' record, yes: there was one competing Cypress Cove listing on September 26, 2026, and the five-year median sale closed at 99.26% of list (Southwest Florida MLS Matrix). Listing in October or November reaches the winter buyers who arrive for the season.

How should I price against the one Cypress Cove listing already on the market?

Against the closings, not the listing. On September 26, 2026 one second-floor home asked $659,000 after 88 days, above every Cypress Cove closing of the last year ($525,000 to $649,000) and within $6,000 of the highest second-floor closing of the last three years, $665,000 in May 2024. A new listing priced inside the recorded band for its floor competes with it on value.

Does the first floor or the second floor sell for more at Cypress Cove?

The first floor, at the median, in every window we measured: over 60 months, 18 first-floor closings at a median of $570,000 against 15 second-floor closings at $530,000 (Southwest Florida MLS Matrix, pulled September 26, 2026), even though the first-floor plan is 160 square feet smaller on the county roll.

Do I need the association's approval to sell my Cypress Cove home?

No. The declaration states "there are no restrictions on the transfer of ownership of Units." The buyer must give the association their name, address and phone number within ten days of taking title, and the estoppel certificates and resale documents still have to be delivered.

Can I sell my Cypress Cove home with a tenant in place?

Yes, with the lease, the board's lease approval and the lease end date in the listing file from the start. An investor buyer may want the tenant; an owner-occupant will want the end date. Either way, disclose it up front.

How long will it take to sell a Cypress Cove home?

Over the last 36 months, a median of 26 days on market; over the last 12 months, 45 days, with a range of 26 to 183 (Southwest Florida MLS Matrix). The slowest sales were priced above their floor's recorded band.

Your Local Real Estate Experts

Cypress Cove at The Strand 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 the Cypress Cove declaration, the clubhouse declaration, the county's roll for all 92 homes and every recent Cypress Cove sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Cypress Cove 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 Cypress Cove sits in. They are Top 1% Real Estate Agents Nationally Since 2008, and their parent guide to The Strand covers all 15 neighborhoods behind the gate.

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 Cypress Cove 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.

★★★★★ “We have used his services for 5 transactions and every one has gone smoothly. He is a fantastic communicator, offers great representation, and is extremely honest.” Verified Google review

★★★★★ “Marc's knowledge of the Southwest Florida real estate market is unmatched. He took the time to understand exactly what I was looking for in a home and quickly identified properties that checked all my boxes.” Verified Google review

★★★★★ “Marc knows the market, works for his buyer and is attentive to his goals.” Verified Google review

★★★★★ “Marc has been a great help in securing a great price for our home during its build phase. Negotiated a much better deal from the builder.” 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 Cypress Cove at The Strand home? Get a free valuation of your Strand home, or call Jesse direct at (239) 898-6072.

Buying at Cypress Cove 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

As Top 1% Real Estate Agents Nationally Since 2008, we answer these Cypress Cove at The Strand buyer questions from the recorded declarations, master association and club documents, 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 Cypress Cove at The Strand?

Cypress Cove at The Strand is a condominium of 92 carriage homes in 23 two-story buildings of four, on Whisperwood Boulevard, Sandlewood Court and one building on Heron Lane, inside The Strand, a gated golf community in North Naples, ZIP 34110. It was declared in 1998 as Cypress Cove at Pelican Strand, a Condominium.

Why do the documents say "at Pelican Strand"?

The Strand was named Pelican Strand until April 30, 1999. Cypress Cove was declared in March 1998, so its declaration, its association (Cypress Cove at Pelican Strand Condominium Association, Inc.) and the county roll keep the old name. It is the same neighborhood.

Is this the same Cypress Cove as the one at Wildcat Run, Grandezza or HealthPark?

No. Cypress Cove at Wildcat Run is a separate condominium in East Naples, Cypress Cove at Grandezza is a single-family enclave in Estero, and Cypress Cove at HealthPark is a retirement community in Fort Myers. This guide covers only the 92 homes inside The Strand.

Where exactly is Cypress Cove inside The Strand?

It is the first left after the main gatehouse on Strand Boulevard, per the master association's Cypress Cove page, at the front of the community near the Publix and Immokalee Road.

How many homes and buildings are in Cypress Cove?

92 homes in 23 buildings of four, the maximum the declaration allowed. The buildings are numbered 1 to 24; there is no building 13.

What sizes are the homes?

The Collier County 2026 tax roll carries 46 homes at 1,633 square feet of heated area and 46 at 1,793. The first-floor homes are the 1,633 square foot plan, usually listed as three bedrooms and two baths, and the second-floor homes the 1,793 square foot plan, usually listed as two bedrooms plus a den and two baths.

Does every home have a garage?

Yes. The declaration says "All garages shall be a part of the Unit," so each home's garage is owned with it and maintained by its owner. The master association describes the garages as two-car; confirm the size of a specific home's garage when you tour.

What have Cypress Cove homes sold for?

Over the last 12 months, 5 MLS closings at a median of $590,000, from $525,000 to $649,000; over 36 months, 17 at a median of $610,000; over 60 months, 33 at a median of $555,000 (Southwest Florida MLS Matrix, pulled September 26, 2026).

Do first-floor homes cost more than second-floor homes?

At the median, yes. Over 60 months first-floor homes sold at a median of $570,000 and second-floor homes at $530,000, and over 36 months $620,000 against $590,000, even though the first-floor plan is smaller.

What is the Cypress Cove HOA fee?

It is not published on any public page we could find, and neither are the clubhouse or master assessments. The estoppel certificate from the association and the adopted budgets give the exact figures; do not rely on a fee typed into a listing.

What does the condominium fee cover?

Under the declaration, the association maintains and insures the buildings, including the perimeter walls, roofs and floors, and maintains the driveways; the budget includes reserves. Water and sewer are recorded as a common expense paid through the clubhouse association. Ask for the current budget to see every line.

What does the owner maintain?

The inside of the home, the garage, the screened lanai, the air conditioning equipment serving the home, and the owner's HO-6 insurance, per the declaration.

Is club membership required?

Yes. Every Strand homeowner holds Social membership at The Club at The Strand, $4,162 in 2026 dues with no initiation fee for homeowners, per the club's 2026 Membership Brochure. Golf and sport memberships are optional upgrades.

Is there a CDD?

No. The Strand is not on Florida's Official List of Special Districts, and the 2026 tax roll carries no non-ad valorem assessment on any Cypress Cove unit.

Can I rent my Cypress Cove home?

Yes, for 30 days or more, with the board's prior written approval of every lease. Time-sharing is prohibited, and the board may charge a lease review fee and add limits on guests and lease length by regulation.

Can I have a dog?

Yes, with board approval. The declaration allows up to two dogs and cats combined, plus small caged birds and aquarium fish.

Is Cypress Cove a 55+ community?

No. The declaration states "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM," with an occupancy limit of six persons continuously residing in a home, excluding visitors and guests.

Can I put tile or wood floors in?

Only if the board approves a plan "for providing adequate noise insulation," per the declaration. Ask the association for its floor-covering approval process before you price a remodel.

Can I enclose the lanai?

No. The declaration says "No Unit Owner may enclose his or her lanai or terrace area."

Is Cypress Cove in a flood zone?

It is in FEMA Zone X, an area of minimal flood hazard, at both Cypress Cove test points on the effective map, and the preliminary maps keep it there. It is in evacuation Zone D.

Do the milestone inspection and SIRS laws apply?

They attach to buildings of three or more habitable stories. Cypress Cove's buildings are two-story on the recorded sketches, and no Cypress Cove address appears on Collier County's milestone buildings list.

Which schools serve Cypress Cove?

Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026 to 2027, per Collier County Public Schools' records for all 23 buildings. All three were graded A in 2024, 2025 and 2026.

Who manages Cypress Cove?

Dorrill Management Group, 5672 Strand Court, Suite 1, Naples, (239) 592-9115, per the master association's Cypress Cove page, which also names a six-seat board.

Who shares the pool and clubhouse?

Cypress Cove and Feather Sound, through Cypress Cove/Feather Sound Clubhouse Association, Inc., created by a declaration recorded March 4, 1998. Each of the 156 homes has one vote and pays a uniform assessment.

How close is Cypress Cove to I-75?

The northbound travel lanes are roughly 600 feet from Cypress Cove's closest edge on the federal aerial, with Strand Boulevard, a lake and a golf hole between. FDOT is widening I-75 and rebuilding the Immokalee Road interchange.

How many Cypress Cove homes are for sale?

One on September 26, 2026: a second-floor home asking $659,000 after 88 days (Southwest Florida MLS Matrix).

How do I see a Cypress Cove home?

Call Marc at (239) 287-5873. We will set up the showing, pull the building's sales and permit history, and order the association documents you need before you write an offer.

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

Frequently Asked Questions, Seller Edition

These Cypress Cove at The Strand seller questions are answered from the Southwest Florida MLS Matrix (pulled September 26, 2026), county sales and tax records, the recorded declarations and Florida's condominium statute. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; for a price on your own home, call Jesse direct at (239) 898-6072.

What is my Cypress Cove home worth?

It depends first on your floor, then on view, condition and timing. Over the last 36 months first-floor homes sold at a median of $620,000 and second-floor homes at $590,000 (Southwest Florida MLS Matrix). Get a free valuation of your Strand home and Jesse will send the sales that match yours.

Why does the smaller first-floor home sell for more?

The record shows it; the reasons are our read. Buyers at The Strand skew toward retirees, a first-floor home has no stairs to its door, and the declaration forbids enclosing a lanai. Over 60 months first-floor homes sold at a median $570,000 against $530,000 upstairs.

Is the county's just value what my home will sell for?

No. The 2026 roll values first-floor homes at a median $462,947 and second-floor homes at $504,387, the reverse of the market, and recorded sales in the last year ran $525,000 to $649,000. A just value is a mass-appraisal figure for taxes, not a price.

What did the last Cypress Cove home sell for?

The newest MLS closing, May 26, 2026, was a first-floor home at 5629 Whisperwood Boulevard, sold at its $649,000 list price after 26 days (Southwest Florida MLS Matrix).

What is the highest price a Cypress Cove home has sold for?

$695,000, a first-floor home at 5653 Whisperwood Boulevard in May 2024, per both the MLS and the county's recorded sales.

How close to list price do Cypress Cove homes sell?

Over five years, a median of 99.26% of list, the highest of any Strand condominium neighborhood, with 16 of 33 at or above list. Over the last 12 months the median was 95.63% (Southwest Florida MLS Matrix).

How many Cypress Cove homes sell each year?

Recently three to eight a year on the MLS: 13 in 2022, 4 in 2023, 8 in 2024, 3 in 2025 and 3 in 2026 through September 26. The county recorded 6 qualified resales from August 2025 to August 2026.

Who am I competing with if I list now?

On September 26, 2026, one Cypress Cove home was active, a second-floor home asking $659,000 after 88 days. Buyers will also tour Feather Sound, which had two actives at $479,000 and $569,000, and The Pinnacle.

When is the best time to list?

Before and during the winter season. Seasonal buyers are in Naples from December to April; a home listed in October or November is ready when they arrive. With so few Cypress Cove listings, a well-priced home can sell in any month.

Should I renovate before I sell?

Usually not a full remodel. Paint, lighting, fixtures and a clean garage pay back more reliably. Tile or wood floors need a board-approved sound plan, which adds time. We walk the home and tell you which projects the recent sales reward.

Do I need the board's approval to sell?

No. "There are no restrictions on the transfer of ownership of Units," per the declaration. The buyer reports contact details to the association within ten days of taking title.

Can I put a For Sale sign out?

Not without the board's prior written approval. The declaration bars "For Rent" and "For Sale" signs on any unit, common element or limited common element, so your marketing has to reach buyers online and through agents.

What documents will my buyer need?

The resale disclosure package under section 718.503 of the Florida Statutes: the declaration, articles, bylaws, rules, the most recent year-end financial report and the association's frequently asked questions sheet, plus estoppel certificates.

How many estoppel certificates are there?

Plan for three figures: the Cypress Cove condominium association, the clubhouse association Cypress Cove shares with Feather Sound, and The Strand master association. Dorrill Management Group manages both Cypress Cove and the master association.

Who pays for the estoppel certificates?

By custom and statute the fee is charged to the owner or the party requesting it, and the contract sets who pays at closing. Section 718.116 of the Florida Statutes caps condominium estoppel fees; ask the manager for the current charges.

Does the garage transfer with my home?

Yes. The declaration makes every garage "a part of the Unit," so it is conveyed with the deed. It is not a separately assigned space.

My home is leased. Can I still sell?

Yes. Put the lease, the board's approval letter and the end date in the listing file on day one. An investor buyer may keep the tenant; an owner-occupant needs the move-out date.

Can I sell to a buyer with a dog?

Yes, with the board's approval of the pet. The declaration allows up to two dogs and cats combined. Tell buyers about the approval step up front.

Can I sell to a buyer with children?

Yes. Cypress Cove has no age restriction; the declaration says "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM."

Will buyers ask about milestone inspections and SIRS?

Almost every condominium buyer does. Cypress Cove's answer is strong: two-story buildings on the recorded sketches and no Cypress Cove address on Collier County's milestone buildings list. We add the budget and reserve schedule to the listing file.

Will the buyer need flood insurance?

A federally backed lender does not require it in Zone X, and both Cypress Cove test points are Zone X on FEMA's effective and preliminary maps. Many buyers buy it anyway; FEMA prices it by building under Risk Rating 2.0.

What about wind insurance and the roof?

Your buyer's HO-6 carrier and lender will ask about the building's roof date, wind mitigation and shutters. Get the roof replacement history and the association's wind-mitigation documentation from the manager before you list.

Does the I-75 widening hurt my price?

We have not seen it in the sales yet: the last 12 months' median, $590,000, is close to the 2024 to 2026 range. Buyers of the eastern buildings will ask about noise; FDOT has not confirmed noise wall locations for this segment, and we say so.

How is Cypress Cove different from Feather Sound for my buyer?

Cypress Cove is four-home carriage buildings with garages in the unit; Feather Sound is eight-unit buildings with one garage space per unit. Over five years Cypress Cove's median was $555,000 against Feather Sound's $476,500 (Southwest Florida MLS Matrix).

How is Cypress Cove different from The Pinnacle?

Both are Jack Parker four-home, two-story neighborhoods with garages in the unit and 33 sales over five years. Cypress Cove is at the front gate with looser lease rules; The Pinnacle has its own clubhouse and larger top plans. Its five-year median was $570,000.

What does McGreevy and Comisar charge to sell a Cypress Cove home?

Commission is negotiable and set in the listing agreement. Call Jesse direct at (239) 898-6072 and we will walk you through our marketing plan and fee for your home before you sign anything.

How do you market a Cypress Cove home without a sign?

Professional photography, video and drone, the MLS and the major search sites, our buyer database and The Strand buyers we already work with, and a listing file with the declaration facts, the floor-by-floor sales and the association documents.

Can I sell off-market?

Yes. Some Cypress Cove owners prefer a quiet sale. We can show the home privately to qualified buyers first, and we will tell you honestly what the open market would likely add.

How long will my sale take once I accept an offer?

A cash sale can close in two to four weeks once the estoppel certificates arrive; a financed sale commonly takes 30 to 45 days, depending on the lender's condominium questionnaire and appraisal.

Will a lender's condominium questionnaire slow my sale?

It can. Lenders ask about reserves, insurance, litigation, owner-occupancy and delinquencies. Cypress Cove's 48.9% homestead share on the 2026 roll helps; ask the manager to return questionnaires quickly.

What taxes will my buyer pay?

The buyer's bill resets toward the purchase price. On the 2026 roll the median tax on a Cypress Cove home without a homestead exemption is about $4,191; a buyer at $590,000 should budget from the price, not from your bill.

Do I owe anything to the association when I sell?

Any unpaid assessments through closing, and whatever transfer or estoppel fees the associations charge under Florida law. The estoppel certificates list every amount due.

How do I get started?

Call Jesse direct at (239) 898-6072, or start with a free valuation of your Strand home. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Sources and Authoritative References

Every Cypress Cove at The Strand fact on this page comes from a recorded instrument, a state, county or federal record, the master association'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, numbered continuously.

Collier County Clerk of the Circuit Court, Official Records and Board Records

1. Declaration of Condominium, Cypress Cove at Pelican Strand, O.R. 2394, Page 2599, recorded March 4, 1998
2. Declaration of Covenants, Conditions and Restrictions for Cypress Cove/Feather Sound Clubhouse Association, O.R. 2394, Page 2475, recorded March 4, 1998
3. Certificate of Amendment adding Phase 17 to Cypress Cove, O.R. 2507, Page 1853, recorded January 29, 1999
4. Feather Sound at Pelican Strand declaration, O.R. 2394, Page 2519, recorded March 4, 1998
5. Wedge Wood I at Pelican Strand declaration, O.R. 2596, Page 1630
6. Clubside I at Pelican Strand declaration, O.R. 2588, Page 2852
7. Grande Reserve at Pelican Strand declaration, O.R. 2443, Page 2514
8. Trophy Club at The Strand declaration, O.R. 2709, Page 0584
9. The Pinnacle I at The Strand declaration, O.R. 2764, Page 1564
10. Turnberry Woods at The Strand declaration, O.R. 2856, Page 2366
11. Mango Cay II at The Strand declaration, O.R. 4113, Page 0760
12. Official records document search
13. Collier County Ordinance 02-57, the Pelican Strand PUD

The Strand Master Property Owners Association

14. Cypress Cove neighborhood page (first left after the gate house, 23 carriage homes, 92 units, shared pool and clubhouse, manager)
15. 2026 annual meeting notice and ballot (92 Cypress Cove votes)
16. Master association home page
17. Neighborhood roster
18. Property management page, Dorrill Management Group
19. Gate transponder form, $20 per transponder from August 1, 2025
20. Comcast bulk agreement page
21. October 2021 Comcast service letter
22. Notices page
23. April 2025 hearing notice quoting the master pet rule
24. Feather Sound neighborhood page (shared pool and clubhouse)
25. Wedge Wood neighborhood page
26. Pinnacle neighborhood page
27. Clubside neighborhood page
28. Mango Cay neighborhood page

The Club at The Strand

29. Membership page
30. 2026 Membership Brochure (flip book)
31. 2026 Membership Brochure (PDF)
32. Golf page
33. Sports page
34. Dining page
35. Pool page
36. Fitness and spa page
37. Club home page

Florida Division of Corporations (Sunbiz)

38. Cypress Cove at Pelican Strand Condominium Association, Inc., N98000001119, filed February 25, 1998, active
39. Cypress Cove entity name search
40. The Strand Master Property Owners Association, Inc., N97000001156
41. Feather Sound at Pelican Strand Condominium Association, Inc., N98000001118
42. Articles of Amendment renaming Pelican Strand to The Strand, effective April 30, 1999
43. Pelican Strand, Ltd. event history, A95000000499
44. The Pinnacle at The Strand association, N00000005888
45. Wedge Wood at The Strand association, N99000004774

Florida Statutes and State Agencies

46. Section 718.111, association powers, insurance and official records
47. Section 718.112, bylaws, budgets, reserves, SIRS and transfer fees
48. Section 718.116, assessments and estoppel certificates
49. Section 718.403, phase condominiums
50. Section 718.503, resale disclosure
51. Section 553.899, milestone inspections
52. Department of Business and Professional Regulation, condominium FAQs
53. Department of Business and Professional Regulation, inspections overview
54. Department of Business and Professional Regulation, SIRS reporting page
55. Florida Commerce, Official List of Special Districts
56. Florida Department of Revenue, Collier County levies table
57. Florida Housing Finance Corporation, Florida Building Code briefing
58. Florida Agency for Health Care Administration, NCH North Naples Hospital profile
59. Florida Department of Health, verified trauma centers
60. Florida State Parks, Delnor-Wiggins Pass State Park
61. Florida Department of Education, 2024-25 School Grades workbook

Collier County Government

62. Milestone Inspections page
63. Milestone buildings list, as of January 2026
64. Floodplain Management page
65. August 2026 release on the proposed Flood Insurance Rate Maps
66. PUD Master List dated June 11, 2026
67. View Permit History and Permit Search
68. Building Permits and Construction
69. Wastewater, About Us
70. Procurement calendar, Immokalee Road and Livingston Road flyover design
71. Community Development Districts layer (Collier County GIS)
72. Hurricane evacuation zone layer (Collier County GIS)
73. Parcels layer (Collier County GIS), used for the hero image outline and the clubhouse parcel
74. Planned Unit Developments layer (Collier County GIS)
75. North Collier Regional Park

Collier County Public Schools

76. 2026 Accountability Brief, school and district grades
77. School and district grades page
78. Aubrey Rogers High School, about the school
79. 2026-2027 school zone address record, 5661 Whisperwood Boulevard (building 1)
80. 2026-2027 school zone address record, 5657 Whisperwood Boulevard (building 2)
81. 2026-2027 school zone address record, 5653 Whisperwood Boulevard (building 3)
82. 2026-2027 school zone address record, 5649 Whisperwood Boulevard (building 4)
83. 2026-2027 school zone address record, 5645 Whisperwood Boulevard (building 5)
84. 2026-2027 school zone address record, 5637 Whisperwood Boulevard (building 6)
85. 2026-2027 school zone address record, 5633 Whisperwood Boulevard (building 7)
86. 2026-2027 school zone address record, 5629 Whisperwood Boulevard (building 8)
87. 2026-2027 school zone address record, 5621 Whisperwood Boulevard (building 9)
88. 2026-2027 school zone address record, 5617 Whisperwood Boulevard (building 10)
89. 2026-2027 school zone address record, 5616 Whisperwood Boulevard (building 11)
90. 2026-2027 school zone address record, 5620 Whisperwood Boulevard (building 12)
91. 2026-2027 school zone address record, 5624 Whisperwood Boulevard (building 14)
92. 2026-2027 school zone address record, 5628 Whisperwood Boulevard (building 15)
93. 2026-2027 school zone address record, 5632 Whisperwood Boulevard (building 16)
94. 2026-2027 school zone address record, 5636 Whisperwood Boulevard (building 17)
95. 2026-2027 school zone address record, 5640 Sandlewood Court (building 18)
96. 2026-2027 school zone address record, 5644 Sandlewood Court (building 19)
97. 2026-2027 school zone address record, 5643 Sandlewood Court (building 20)
98. 2026-2027 school zone address record, 5641 Sandlewood Court (building 21)
99. 2026-2027 school zone address record, 5652 Whisperwood Boulevard (building 22)
100. 2026-2027 school zone address record, 5656 Whisperwood Boulevard (building 23)
101. 2026-2027 school zone address record, 5665 Heron Lane (building 24)

FEMA, NOAA, USGS and Other Federal Sources

102. FEMA National Flood Hazard Layer (effective)
103. FEMA preliminary National Flood Hazard Layer
104. FEMA Community Rating System
105. FEMA Risk Rating 2.0
106. USGS Elevation Point Query Service
107. USGS The National Map, USDA NAIP imagery service (hero aerial)
108. National Hurricane Center, Storm Surge Risk Maps viewer
109. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
110. National Weather Service Miami, Hurricane Irma report
111. U.S. Census Bureau American Community Survey 2020 to 2024, via Census Reporter

Transportation

112. FDOT District One, I-75 widening, project 452544-1
113. FDOT District One, I-75 and Immokalee Road interchange, project 454099-1 fact sheet
114. FDOT District One, I-75 noise wall presentation
115. FDOT Transportation Data and Analytics, annual average daily traffic
116. OSRM, Open Source Routing Machine

News Reporting and Local Institutions

117. Gulfshore Business, Collier approves $7.59 million design contract for flyover
118. Naples Daily News, The Club at The Strand and golf course sale, 2014
119. Business Observer, September 12, 2014, club sale
120. Publix, store 635, Pelican Strand
121. Mercato
122. Waterside Shops
123. Community School of Naples
124. Seacrest Country Day School
125. Royal Palm Academy
126. Canterbury School

Data Files Cited in Plain Text

127. Southwest Florida MLS Matrix, Development THE STRAND, Whisperwood Boulevard, Sandlewood Court and 5665 Heron Lane rows, closed September 27, 2021 to September 26, 2026 plus actives and pendings, pulled September 26, 2026
128. Collier County 2026 tax roll (preliminary; parcels, values, homestead and mailing addresses for all 92 Cypress Cove units), files dated August 29, 2026
129. Collier County recorded sales, DOR-qualified sales for Cypress Cove at Pelican Strand since April 1998, sales file indexed September 26, 2026, newest recorded Cypress Cove sale May 22, 2026

Downloadable Documents

The official Cypress Cove at The Strand documents below are published by the Collier County Clerk, the master association, The Club at The Strand, Collier County, its public schools and the State of Florida. They are the documents we read, and the ones a buyer or seller should read before signing. Clerk files open in the Clerk's public viewer.

Three Cypress Cove records are not posted anywhere public, and we say so rather than link a copy: the Cypress Cove association's and the clubhouse association's adopted budgets and fee schedules, the master association's adopted budget and assessment, and the Cypress Cove board's current rules. Each comes with the estoppel certificates or the resale disclosure package.

Market data from Southwest Florida MLS, pulled September 2026.

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