Eden at The Strand is a loop of 55 villas around a lake beside the clubhouse in North Naples, built 2000 to 2005 under a homeowners' association whose 2024 restated rules put the roof on the owner. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Eden sellers call first, and the team Eden buyers call when they want the recorded answer rather than a listing remark: which rules actually govern Eden since 2024, who pays for the roof on a villa that shares a building with its neighbor, and what every Eden sale of the last five years recorded. Eden is a villa neighborhood inside the master-planned community of The Strand in Naples, Florida. It is 55 one- and two-story villas on Paradise Circle and Stem Drive, ZIP 34110, set around a central lake between the ninth greens of the Sabal and Savannah nines and beside The Club at The Strand's clubhouse and tennis courts, built from 2000 to 2005 under a homeowners' association. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.
One naming note first. This page is about Eden at The Strand in North Naples, off Strand Boulevard north of Immokalee Road. It is not any of the Eden condominiums, parks and resorts elsewhere in Florida that share the word in search results. On the county roll the neighborhood appears as two plats, "Eden at The Strand" with 48 homes and "Eden at The Strand Replat 1" with 7, and both belong to one association, Eden at The Strand Homeowners' Association, Inc.
This guide is built from Eden's recorded 1999 declaration, its 2007 and 2009 amendments and the Amended and Restated Declaration the association recorded in April 2024, the association's published rules, handbook and roof specifications, Florida Division of Corporations filings, the Collier County Property Appraiser 2026 preliminary tax roll for all 55 homes and every recorded deed in the county sales file, FEMA's current and preliminary flood maps tested at every Eden address, Collier County Public Schools' zone database and every Eden closing in the Southwest Florida MLS Matrix, pulled September 26, 2026. If you own at Eden and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the rule, fee, maintenance and flood detail below will tell you whether Eden fits before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
On this page: Why us · Living at Eden · Market snapshot · History · The homes · Amenities · Fees · Layered costs · Declaration and rules · 55+ · Rentals · Pets · Who maintains what · Flood and insurance · Schools · Nearby projects · Daily logistics · Comparison · Eden vs Mango Cay · Pros and cons · Selling · Experts · Buyer FAQ · Seller FAQ · Sources · Documents
McGreevy and Comisar are the best realtor for Eden 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 an Eden market read built from every recorded county deed, every MLS closing and the 2024 recorded declaration, not an automated estimate.
If you're searching for the best realtor for Eden in The Strand, Naples, whether you're ready to sell your Eden 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 Eden for a reason specific to this neighborhood. Eden is a small, slow market with a long memory: 55 homes, no MLS closing in the last twelve months, and nearly half of the villas held by the same owner since 2013 or earlier. The next Eden listing will be priced against sales that are a year or more old, against a floor plan that may have sold only once or twice, and against a buyer who has just toured detached villas in Mango Cay, Ana's Place and Sawgrass. Pricing an Eden villa well takes the plan, the lake or golf exposure, the roof's age under the association's 2019 roof specification, the shared-building question and the recorded 2024 rules, all at once.
Recent Eden track record (last 12 months): In the last 12 months Eden has seen 0 resales in the Southwest Florida MLS Matrix (pulled September 26, 2026, closings September 27, 2025 to September 26, 2026). With no sale to measure, we widened the window. Twenty-four months hold one closing, $849,900 in January 2025 at full asking price after 13 days on market; thirty-six months hold six. Five years of MLS history (September 27, 2021 to September 26, 2026) hold 14 Eden closings, the first window with ten or more: they total $10,978,400, run from $640,000 to $855,000, and their median is $805,500 (n=14, even, the mean of the middle pair, $805,000 and $806,000), with a median of 13 days on market and six of the fourteen at or above the asking price. 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 for Eden; ask us and we will walk you through all fourteen closings and the county deed history one by one.
For Eden 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 Eden that reach matters because almost nobody drives Paradise Circle by accident; it is a loop off a short spur beside the clubhouse. The recorded 2024 declaration also bars signs except under the master association's sign standards or the board's written approval, and every sale needs the association's approval of the buyer, so we build the paperwork file before the first showing: the purchase application and its $150 fee, both estoppel certificates, the roof and permit history and the homeowners' association disclosure summary.
For Eden buyers: the first question is the building, because the association's rules count 29 buildings for 55 homes, so most Eden villas share a roof line and a party wall with one neighbor, and the recorded declaration makes the owner, not the association, responsible for maintaining the roof. The second is the plan, because Eden's county sizes run from 1,892 to 4,382 square feet and the MLS closings have recorded a $215,000 spread in five years. The third is the rules, because the 2024 restated declaration allows at most three leases a year and requires approval of every sale and lease. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Eden villa; we answer them below.
Honors and recognition:
We tracked every one of the fourteen Eden closings in five years of MLS history and every recorded Eden deed in the county sales file back to 2000, and in the last 12 months we tracked all 61 MLS closings across The Strand, so an Eden 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 Eden home? Get a free Eden home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Eden? Call Marc at (239) 287-5873 for a personalized buyer consultation, see how we help buyers in The Strand, or read how we represent buyers in Southwest Florida.
Living in Eden at The Strand means owning a 2000 to 2005 villa on a quiet loop of 55 homes around a lake with a fountain, with the lawns, the lake, the street, exterior painting and roof cleaning handled by the association, automatic Social membership in The Club at The Strand, and the clubhouse, tennis courts and fitness center next door.
Eden is one of the few Strand neighborhoods where the clubhouse is a short walk rather than a drive: on the federal aerial at the top of this page the club's tennis and pickleball courts sit directly across the neighborhood's west line, and the clubhouse and its pool are just beyond them. What follows is what daily life there looks like, drawn from the recorded documents, the association's published rules and letters, and the county's records.
Eden at The Strand is a residential neighborhood of 55 villas on platted lots, governed by a homeowners' association under Chapter 720 of the Florida Statutes. Apple Development Corporation, joined by The Strand, Ltd., recorded the Declaration of Restrictive Covenants for Eden at The Strand on June 10, 1999 at Official Records Book 2557, Page 0577 in the Collier County Clerk's records, on "part of Tract 17, Pelican Strand Replat-1B," and described the plan as "single family zero lot line lots and villas." The Eden at The Strand plat was recorded in May 2000 and Eden at The Strand Replat 1, seven lots, in June 2002.
One association runs both plats: Eden at The Strand Homeowners' Association, Inc. (Florida Division of Corporations document N99000006315, active), managed by Dorrill Management Group, 5672 Strand Court, Suite 1, Naples, (239) 592-9115, per the association's management page. Above it sits The Strand Master Property Owners Association, Inc. (N97000001156), under the master declaration at Official Records Book 2292, Page 1637. Eden casts 55 votes on the master association's 2026 annual meeting ballot, one per home.
The association describes Eden in one sentence that holds up against every record we read: "The Eden neighborhood has 55 villa style residences, situated around a central lake and between the greens for the 9th holes of the Sabal and Savannah golf courses," with "several different floor plans, both courtyard style and traditional, both one- and two-story," per the Eden association's home page. Paradise Circle is the loop; Stem Drive is the short entry spur off Strand Boulevard, with three homes of its own. On the 2026 county roll, 52 homes carry a Paradise Circle address and 3 a Stem Drive address.
On the federal aerial, Eden reads as a rounded triangle: an inner ring of villas facing the fountain lake, an outer ring backing onto golf holes to the north and south, the club's courts to the west, and the I-75 corridor beyond a tree line to the east. The lake and the private loop road belong to the association: The Strand, LLC deeded both tracts to it by a quit claim deed recorded July 28, 2011.
Eden's homes are villas on their own lots, but most of them are not free-standing. The association's 2024 Rules and Regulations list "Exterior Painting of the 29 buildings" among the association's jobs, 29 buildings for 55 homes, and the 2019 roof specifications require a roofer to do "the roofs on BOTH sides of the building" and pull permits "on both units." The recorded declaration has a party-wall section: each owner owns the part of the shared wall on his own lot, with a cross-easement of support, and repair costs are shared equally by the owners who use it. If every building holds one or two homes, 29 buildings for 55 homes means at least 26 paired buildings; that is our arithmetic, not a count the association publishes.
What that changes for an owner is concrete. A roof replacement is a two-owner project under the association's specification. Exterior colors are chosen with the neighbor: the association's Community Standards Handbook says both owners of adjoining units had to agree on the 2016 color, "otherwise the default is the body painted Aged White and the trim painted Latte." And a buyer's inspector should look at the shared wall and the roof on both halves, because the roof is the owner's, not the association's.
The 2026 preliminary tax roll answers this better than any brochure. Of the 55 Eden villas, 33 (60.0%) carry a homestead exemption, 36 owners have a Florida mailing address and 19 a mailing address in another state; none lists a foreign address. Across all 1,072 residential parcels in The Strand, 415 (38.7%) have an out-of-state owner address, so Eden's out-of-state share, 19 of 55 or 34.5%, is a little below the community's. In plain terms, and this is our reading rather than a survey, Eden leans toward full-time residents more than most of The Strand.
Ownership is also long. In the county sales file, 27 of the 55 villas show no qualified sale since 2013 or earlier, and one has no qualified sale on record at all. That is the main reason Eden trades so rarely, and it is why a well-priced Eden listing tends to meet buyers who have been waiting for one.
A February weekday at Eden might start with a walk around the lake loop, then a few minutes on foot to the club's Har-Tru courts or fitness center next door, or a short drive up Strand Boulevard to a tee time on one of the club's three nines. Errands stay on the Immokalee Road corridor: the Publix Pelican Strand store sits just outside the main gate, and Mercato is 6.3 miles and about 15 minutes by car from Paradise Circle (OSRM public routing, measured September 29, 2026). On Thursdays the association's landscaper, Earth Wiz, is on the loop all day; on Tuesdays and Fridays Collier County collects the trash. The evening might be dinner at Tavern 59 in the clubhouse, a two-minute drive or a short walk from home.
Selling an Eden villa? Call Jesse direct at (239) 898-6072 or get a free Eden home valuation. Buying at Eden? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eden at The Strand recorded fourteen MLS closings in the five years to September 26, 2026, from $640,000 to $855,000, with a median of $805,500 and a median of 13 days on market. None closed in the last twelve months, the latest was $849,900 in January 2025, and no Eden villa was listed on September 26, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded sales through the newest recording in the county file, dated August 29, 2026)
The window rule we use on every page: start at twelve months and widen to 24, 36 and 60 months until a window holds ten or more closings, then name the window beside every figure. At Eden the twelve-month window is empty, the 24-month window holds one sale and the 36-month window six, so the figures below are five-year figures, September 27, 2021 to September 26, 2026, and we say so each time.
Closed | Sold price | Asking price | Living area (sq ft) | Beds and baths | Days on market | Sold price per sq ft |
|---|---|---|---|---|---|---|
December 2021 | $806,000 | $775,000 | 2,253 | 3 plus den, 2 | 4 | $357.75 |
March 2022 | $810,000 | $795,000 | 2,042 | 3, 3 | 47 | $396.67 |
April 2022 | $800,000 | $899,000 | 2,564 | 3 plus den, 2.5 | 10 | $312.01 |
March 2023 | $840,000 | $869,900 | 2,011 | 3, 2 | 16 | $417.70 |
March 2023 | $700,000 | $650,000 | 1,949 | 3, 3 | 8 | $359.16 |
April 2023 | $785,000 | $785,000 | 1,935 | 3, 3 | 5 | $405.68 |
May 2023 | $650,000 | $725,000 | 2,042 | 3, 3 | 98 | $318.31 |
July 2023 | $640,000 | $699,000 | 1,982 | 2 plus den, 2 | 64 | $322.91 |
October 2023 | $805,000 | $820,000 | 2,564 | 3 plus den, 2.5 | 260 | $313.96 |
November 2023 | $825,000 | $840,000 | 1,935 | 3, 3 | 4 | $426.36 |
November 2023 | $847,500 | $847,500 | 1,982 | 2 plus den, 2 | not reported (sold before listing) | $427.60 |
March 2024 | $855,000 | $865,000 | 1,935 | 3, 3 | 11 | $441.86 |
May 2024 | $765,000 | $780,000 | 1,982 | 3, 2 | 101 | $385.97 |
January 2025 | $849,900 | $849,900 | 1,982 | 3, 2 | 13 | $428.81 |
Southwest Florida MLS Matrix, Development THE STRAND, closed September 27, 2021 to September 26, 2026, pulled September 26, 2026. Living area is the MLS figure; per-square-foot is sold price divided by MLS living area, per sale. Five-year totals: 14 closings, $10,978,400; median sold price $805,500 (n=14, even, mean of $805,000 and $806,000); median price per square foot $391.32 (n=14, even, mean of $385.97 and $396.67; a median of per-sale ratios, not a ratio of medians); median sale-to-list 98.53% (n=14, even, mean of 98.21% and 98.84%); median days on market 13 (n=13, odd; the one sale made before it was listed reports no days). Six of the fourteen closed at or above asking.
There is no single reason in the record, but the county roll points at two. Eden's owners hold: 27 of 55 villas have not changed hands in a qualified sale since 2013 or earlier, and 33 are homesteaded, so a large share of Eden is somebody's full-time home. And Eden had a busy 2023, with eight of the fourteen five-year MLS closings in that single year, which cleared the owners most likely to sell. The county file adds one detail the MLS does not carry: a deed recorded in April 2026 at $950,000 that the county did not code as a qualified sale, so we do not count it as a market price, and it did not pass through the MLS.
Nothing. On September 26, 2026 the Southwest Florida MLS showed no active, pending or contingent listing on Paradise Circle or Stem Drive. The Strand as a whole had 9 active listings, 3 pending with contingency and 2 pending, and the only detached home among the active listings was a villa in The Links at The Strand at $1,325,000. For a buyer who wants an Eden villa, that means waiting for the next listing or asking us to reach owners quietly; for an Eden owner, it means the next listing will have the neighborhood to itself.
Eden's plans are not published as a named set, so we group the fourteen MLS closings by MLS living area, five years to September 26, 2026:
Living area band | Closings | Sold prices | Middle of the band |
|---|---|---|---|
Under 1,950 sq ft (1,935 and 1,949) | 4 | $700,000, $785,000, $825,000, $855,000 | $805,000 (n=4, even, mean of $785,000 and $825,000) |
1,982 sq ft | 4 | $640,000, $765,000, $847,500, $849,900 | $806,250 (n=4, even, mean of $765,000 and $847,500) |
2,000 to 2,299 sq ft (2,011, 2,042 x2, 2,253) | 4 | $650,000, $806,000, $810,000, $840,000 | $808,000 (n=4, even, mean of $806,000 and $810,000) |
2,564 sq ft | 2 | $800,000, $805,000 | two sales, listed rather than summarized |
The lesson is that size alone does not set an Eden price. The four smallest villas recorded almost the same middle as the four of 2,000 to 2,299 square feet, and the two 2,564 square foot homes sold for less per foot than any other Eden sale. Condition, lake or golf view, a private pool, whether the villa stands alone or shares a building, and the roof's age move an Eden price more than the county's square footage does.
By five-year MLS median, Eden ($805,500, n=14) sits between The Strand's condominium coach homes and its larger detached neighborhoods: above Mango Cay at The Strand ($665,000, n=7), Trophy Club ($699,000, n=19) and Turnberry Woods ($670,000, n=9), and below Ana's Place ($979,500, n=12), Sawgrass ($980,000, n=9), The Links ($1,167,500, n=10) and the single-family association ($1,775,000, n=24). Eden's median price per square foot, $391.32, is the highest in The Strand outside The Links and the single-family association. Our guide to The Strand covers all fifteen voting neighborhoods.
The Collier County sales file, 2026 preliminary roll dated August 29, 2026, holds 130 qualified Eden sales of $100,000 or more since 2000. Grouped by year:
Years | Qualified sales | Range or median |
|---|---|---|
2000 to 2004, new and early resales | 55 | $280,200 to $495,000 |
2005 | 16 | median $509,200 |
2006 | 4 | median $561,250 |
2010 | 4 | median $366,250 |
2012 | 4 | median $355,000 |
2015 | 6 | median $415,000 |
2019 | 4 | median $405,000 |
2021 | 5 | median $576,000 (includes the 4,382 sq ft home at $1,015,000) |
2023 | 7 | median $785,000 |
2024 | 2 | $765,000 and $855,000 |
2025 | 1 | $849,900 |
In the five-year window the county file holds 13 qualified Eden sales, one fewer than the MLS: it adds an October 2023 sale at $730,000 that never appeared in the MLS, and it codes two MLS sales, the $650,000 May 2023 sale and the $847,500 sale made before listing, as not qualified. Where the two custodians differ, we report both and price from the MLS figures, because those are the ones buyers and appraisers see.
Eden at The Strand is 55 villas beside the clubhouse inside The Strand, and it has not recorded an MLS sale since January 2025. If you own one, the next listing sets the comparable for everyone; if you want one, the next listing may be the only one this season. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, read the whole Eden record before either conversation.
Selling your Eden villa? Get a free Eden home valuation or call Jesse direct at (239) 898-6072.
Buying at Eden? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
We read the MLS and county records side by side for the one Eden plan that traded most often in the window, the 1,935 square foot three-bedroom, three-bath villa. Three sales of that size closed in eleven months: $785,000 in April 2023 after 5 days, $825,000 in November 2023 after 4 days, and $855,000 in March 2024 after 11 days. The same villa sold twice in that run, and the county file shows the second deed as a qualified sale at $825,000. In under a year the plan's price rose $70,000, about 9%, while The Strand's overall median was flat. That is the kind of move an automated estimate built on community-wide averages cannot see, and it is why we price an Eden villa from its own plan's sales first.
Eden's five-year record says three things. First, well-presented Eden villas sell quickly and near asking: the median is 13 days and 98.53% of list. Second, the outliers are condition and patience stories, not price-level stories: the three slowest sales, at 98, 101 and 260 days, all closed below $806,000 and below their asking prices, while three of the four sales that closed in eight days or fewer went at or above asking. Third, the market has gone quiet since January 2025, which cuts both ways: a seller faces no competing Eden listing, and a buyer has no fresh comparable, so both sides lean on the 2023 and 2024 sales. Our reading is that a clean, updated Eden villa with a newer roof would price from the $805,000 to $855,000 band of 2023 to 2025, and we would test that with the owner against the Mango Cay, Ana's Place and Sawgrass listings a buyer will see.
Eden at The Strand began in June 1999 as Apple Development Corporation's plan for "single family zero lot line lots and villas" on a tract beside the clubhouse, was platted in 2000 and replatted in 2002, was built out from 2000 to 2005, and in April 2024 recorded a fully restated declaration that governs it today.
The Strand itself was developed from 1995 by Pelican Strand, Ltd. under a planned unit development whose lineage runs back to the 1985 Regency Village PUD, restated as the Pelican Strand PUD in Collier County Ordinance 02-57, adopted November 5, 2002: 574.6 acres with a cap of 1,160 dwelling units and a 35-foot residential height limit. The community was renamed The Strand effective April 30, 1999. Eden's declaration, recorded six weeks later, was among the first neighborhood declarations to carry the new name, which is why Eden is "at The Strand" while its older neighbors, such as Cypress Cove and Feather Sound, still carry "at Pelican Strand" in their recorded names. The Strand's own story, including the club, the golf course and its fifteen voting neighborhoods, is on our guide to The Strand.
The 1999 declaration names Apple Development Corporation as developer and The Strand, Ltd. as "Joined Owner," which joined only to bind the land. It tied every lot to three layers of covenants at once: the master declaration, the Declaration of Neighborhood Covenants at Official Records Book 2333, Page 885, and Eden's own restrictions. The association's articles were certified by Florida's Secretary of State on October 25, 1999 and recorded with its bylaws on March 29, 2000 at Official Records Book 2656, Page 2003. The Eden at The Strand plat followed on May 26, 2000, in Plat Book 34, Pages 57 and 58, and Apple Development recorded Eden at The Strand Replat 1, seven lots, on June 19, 2002 in Plat Book 38, Pages 41 and 42. The county roll dates the homes to six in 2000, thirteen in 2001, eleven in 2002, seventeen in 2003, six in 2004 and two in 2005.
Date recorded | Instrument | Official Records | What it did |
|---|---|---|---|
June 10, 1999 | Declaration of Restrictive Covenants for Eden at The Strand | Book 2557, Page 0577 | Created Eden on part of Tract 17, Pelican Strand Replat-1B; 30-day minimum lease |
March 29, 2000 | Certification of Articles of Incorporation and By-Laws | Book 2656, Page 2003 | Recorded the association's founding documents |
May 26, 2000 | Eden at The Strand plat exhibit | Book 2679, Page 3000 (Plat Book 34, Pages 57 and 58) | Platted the main 48 lots and the common tracts |
June 19, 2002 | Eden at The Strand Replat 1 exhibit | Book 3058, Page 2150 (Plat Book 38, Pages 41 and 42) | Replatted seven lots |
January 29, 2007 | Certificate of Amendment (adopted February 24, 2006) | Book 4175, Page 0747 | Put exterior painting, maintenance and repair, including roofs and driveways, on the association; tile roofs only |
April 7, 2009 | Certificate of Amendment (adopted February 5, 2009) | Book 4441, Page 3288 | Added leasing rules with a three-month minimum and rent attachment for delinquent owners |
July 28, 2011 | Quit claim deed, The Strand, LLC to the association | Book 4705, Page 1796 | Conveyed the road tract and the water management tract (the lake) |
May 2, 2013 | License agreement, The Strand, LLC and the association | Book 4915, Page 1535 | Licensed the association to run fountains in the adjacent golf-course lakes |
April 2, 2024 | Certificate of Amendment with the Amended and Restated Declaration, Articles and Bylaws | Book 6345, Page 446 | Replaced the 1999 text and its amendments with one restated declaration |
Sources: Collier County Clerk official records search, business-name searches for "EDEN AT THE STRAND" and "EDEN STRAND" read in full, each instrument opened and read. We found no later amendment or restatement through the index's last verified date of September 25, 2026.
The 2007 certificate of amendment, adopted at a February 24, 2006 members' meeting, made the association responsible "for painting, maintaining and repairing the exterior of a residence including the driveway or roof," limited to "ordinary maintenance and repair, the need for which is caused by normal wear and tear and weathering," while each owner kept the duty to insure the home, "including but not limited to, the roofs and driveways and exterior," and to rebuild after a casualty. It also required tile roofs, barred wooden fences and flat-topped pool screens, and allowed solar panels only on the rear of a home with architectural approval.
The 2009 certificate of amendment, adopted at the February 5, 2009 annual meeting, rewrote leasing: whole lots only, written leases, no room rentals, two permanent occupants per bedroom, a minimum lease of three months, board approval of every lease with an application fee of up to $200, and a right for the association to collect rent directly from a tenant when an owner falls behind on assessments. Both amendments were superseded in 2024, and the leasing and roof rules changed again, as the next section shows.
On April 2, 2024 the association recorded a 58-page Certificate of Amendment with the Amended and Restated Declaration of Restrictive Covenants, Articles and Bylaws at Official Records Book 6345, Page 446, adopted at a members' meeting in February 2024 and signed by the association's president. That restatement is the governing text today. The association's website still posts the same document under the file name "Draft 2," which is why some summaries, including earlier versions of our own Strand pages, describe Eden's restated declaration as unconfirmed; the recorded instrument settles it. We compared the recorded text with the posted draft on maintenance, leasing and the resale assessment and found them the same; for any other clause, read the recorded version.
Eden was finished just before the 2005 peak, and its deeds track the cycle. Qualified sales in the county file ran $280,200 to $495,000 from 2000 to 2004, reached a median of $509,200 across sixteen sales in 2005 and $561,250 in 2006, then fell to medians of $366,250 in 2010 and $355,000 in 2012. Prices sat near $400,000 through 2020, jumped in 2021 and 2022, and settled at a median of $785,000 across seven qualified sales in 2023, with the latest qualified sale at $849,900 in January 2025. For today's owners that history has a practical meaning: an owner who bought between 2010 and 2020, at $310,000 to $440,000 in the county file, is sitting on a large gain, and the capital-gains question belongs in the conversation with a tax adviser before listing.
The homes at Eden at The Strand are 55 one- and two-story villas built from 2000 to 2005 in courtyard and traditional plans, most sharing a building and a party wall with one neighbor, on lots of about a sixth of an acre, with tile roofs, attached garages and, on many lots, a private pool in a screened lanai.
The county roll is the best census of what is actually there, because it records every villa's year built and area, while listings describe only the homes that sell.
County area band | Villas | Most common sizes on the roll | Year built on the roll | 2026 preliminary just value per villa | Homesteaded |
|---|---|---|---|---|---|
Under 1,950 sq ft | 13 | 1,947 (4), 1,949 (3), 1,932 and 1,935 (2 each) | 2000 to 2004, mostly 2000 and 2001 | $607,600 to $710,700 (median $663,500) | 4 |
1,950 to 2,099 sq ft | 32 | 1,982 (15), 2,027 (4), 2,056 (3) | 2001 to 2005, mostly 2003 | $632,600 to $744,400 (median $686,100) | 22 |
2,100 to 2,599 sq ft | 6 | 2,215 and 2,564 (2 each) | 2001 to 2004 | $716,200 to $779,500 (median $747,920) | 3 |
2,600 sq ft and up | 4 | 2,788 (2), 2,728, 4,382 | 2000 to 2003 | $768,360 to $1,307,160 (median $801,680) | 4 |
All | 55 | median 1,982 | 6 in 2000, 13 in 2001, 11 in 2002, 17 in 2003, 6 in 2004, 2 in 2005 | $38,960,620 in total (median $692,700) | 33 |
Collier County Property Appraiser 2026 preliminary roll, files dated August 29, 2026; area is the county's adjusted area for each villa, which can differ from the MLS living area in a listing. Just value is the county's assessment figure for tax purposes, not a sale price. Lots run from 0.13 to 0.50 acre, with a median of 0.16. The seven Replat 1 homes were built in 2002 and 2003 and range from 1,982 to 2,728 square feet.
The county's most common Eden size is 1,982 square feet, fifteen homes on the roll, and it is also the size behind four of the fourteen five-year MLS closings, described in listings as two bedrooms plus a den or three bedrooms, with two baths. The 1,935 square foot three-bedroom, three-bath villa sold three times in eleven months in 2023 and 2024, from $785,000 to $855,000. The plans of 2,011 to 2,253 square feet in the MLS closed from $650,000 to $840,000, and the two 2,564 square foot homes, listed as three bedrooms plus a den with two and a half baths, sold for $800,000 and $805,000.
The association calls Eden's plans "courtyard style and traditional, both one- and two-story," and it does not publish a plan book. The difference matters in practice: a courtyard plan turns its living spaces toward an enclosed court and away from the street, which suits paired villas where the side wall is shared, and a two-story plan puts guest rooms upstairs. Before a showing, ask the listing agent which plan it is, how many stories, and whether the villa stands alone or shares its building; the county's square footage does not say.
One Eden home is unlike the rest: 4,382 square feet of county adjusted area on a half-acre lot, built in 2003, with the highest just value in the neighborhood at $1,307,160. Its last qualified sale was $1,015,000 in August 2021, just before our five-year window. Any valuation of that home is a one-off, and its comparables come from outside Eden, from the single-family streets and The Links.
Private pools are common at Eden but not universal: on the federal aerial, many lots show a pool inside a screened lanai, and the association's handbook governs them. Pools must be in-ground and in the rear of the lot, need architectural approval with their screen enclosures, and temporary or above-ground pools are not allowed; the 2007 amendment bars flat-topped pool screens. Pool solar panels must be black with black roof piping and down pipes painted to match the house. Eden has no neighborhood pool; the club's heated pool is next door.
Every Eden roof is tile, as the 2007 amendment required, and the association's 2019 roof specifications set the replacement standard: a Florida and Collier-licensed contractor with at least ten years of licensure, both halves of a shared building roofed together under separate permits, full tear-off to the deck, self-adhered modified bitumen underlayment, new white gutters and drip edge, Boral Estate tile only, and a five-year workmanship warranty. The homes were last painted as a neighborhood in mid-2016 in Sherwin-Williams Aged White and Latte, with front and garage doors in Latte, Sable Brown or Laurel Green, per the handbook. The 2007 amendment also bars dark brown, dark gray or black exteriors.
Under the 2024 declaration, each villa's garage "must be enclosed and attached to the unit," and garage doors stay closed except when a car is entering or leaving. Driveways are the owner's to maintain and replace, though the association pressure-washes driveways and sidewalks yearly and cleans roofs every two years under its rules; any driveway change needs architectural approval, must match the existing material and may not be painted. The association maintains, repairs and replaces all mailboxes, which are uniform by rule.
Eden at The Strand's amenities come in three layers: the lake with its fountain, the landscaped loop and the entry island inside the neighborhood; The Strand's staffed gatehouse, roads, lakes and preserves under the master association; and The Club at The Strand next door, where every Eden owner holds a mandatory Social membership with no initiation fee.
Inside Eden the shared amenities are the setting: the central lake and its fountain, the loop road and sidewalks, the entry island and lower berm landscaping, and the landscaped lots themselves, all maintained by the association under its 2024 Rules and Regulations. The association trims palms over twelve feet every year and hardwood trees every other year, and it maintains the lake, the fountain, the irrigation system, the valley gutters and the catch basins. There is no Eden clubhouse or pool; the club is the clubhouse.
The Club at The Strand, 5840 Strand Boulevard, is a private, non-equity club owned since 2014 by The Strand at Naples, LLC. Eden's recorded declaration says it plainly: "All Owners, as a result of their ownership of a Lot, shall automatically become social members of The Club at the Strand," social members may use the club's amenities but "shall not have the right to utilize the golf course," and dues "are established by the Club, and the Association has no control over the fees charged." The club's 2026 Membership Brochure sets annual Social dues of $4,162 with no initiation fee for Strand homeowners. Upgrades are optional: a Sport membership at a $40,000 initiation and $7,652 in dues, a Single Golf membership at an $80,000 initiation and a Full or Family Golf membership at a $100,000 initiation, with golf dues scaled by age (Full or Family $15,861 at 56 and over).
The club's 27 holes are three nines, Savannah, Sabal and Preserve, designed by Gordon G. Lewis, par 72 on every combination, per the club's golf page and the Florida State Golf Association's club record; Eden sits between the ninth greens of Sabal and Savannah. The clubhouse gained a $2.4 million lower-level renovation in 2022, reported by Club + Resort Business, including locker rooms, a fitness studio and two golf simulators, and Tavern 59 opened in 2023. The sports page lists Har-Tru tennis, pickleball, bocce and croquet. For an Eden owner all of it is next door: the club's courts share Eden's west line, and the clubhouse is about half a mile by car or a short walk.
The Strand Master Property Owners Association runs the staffed gatehouse, the community's main roads, lakes and preserves, and the bulk Comcast agreement; it is managed by the same firm Eden uses, Dorrill Management Group, 5672 Strand Court, per the master association's management page. Gate transponders cost $20 each under the transponder form. The Strand has no community development district: the Florida Commerce Official List of Special Districts lists none for it, so an Eden tax bill carries no CDD bond assessment.
Selling an Eden villa? Call Jesse direct at (239) 898-6072 or get a free Eden home valuation. Buying at Eden? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eden at The Strand's homeowners' association assessment is not published; the budget and financial statements sit behind the owners' login. What the recorded 2024 declaration and the association's rules do publish is what the assessment pays for, how it is billed, and the one-time charges at a sale, set out below.
Under the 2024 declaration and the association's rules, the Eden assessment pays for: mowing, edging, trimming, mulching and fertilizing every lot's original landscaping; the entry island and berm; palm and hardwood trimming on a schedule; the irrigation system, including its water and electric costs; periodic exterior painting of all 29 buildings, with pressure cleaning of walls, gutters and fascia at repaint; roof cleaning every two years and driveway and sidewalk pressure washing every year; the loop road, sidewalks, valley gutters and catch basins; the lake and fountain; the mailboxes; insurance, management and reserves. It also carries the master association's share: section 4.3 of the declaration says the association "shall collect all assessments and other sums due the Master Association" and remit them, so an Eden quarterly invoice appears to include the master share; the estoppel certificate confirms it for a specific villa.
The 2024 declaration is equally clear about the owner's side: the roof, the structure, windows, doors and garage doors, the exterior wall surfaces and caulking, the interior, the air conditioning, the plumbing and electrical lines, pest control, driveway repair and replacement, and any landscaping beyond what was originally installed. The owner also insures the home, and section 9.1 names "all risk, flood, and liability" as the owner's responsibility. That is the single most important money line at Eden: the association paints and cleans your roof, but you replace it.
Regular assessments are billed quarterly, in advance, on the first of January, April, July and October, under section 4.16 of the declaration and the association's 2025 welcome letter, with direct debit available through Dorrill Management Group's owner portal. Every lot pays the same share: section 4.1 sets each owner's assessment as one fifty-fifth of the budget, "a uniform rate which is the fraction with a numerator one and a denominator equal to the number of Lots." The board adopts the budget at its November meeting; the 2026 board calendar lists November 18, 2026 for budget approval.
There are three routes. The owner can share the current quarterly invoice and the adopted budget. Dorrill Management Group, (239) 592-9115, handles resale requests. And at contract, the estoppel certificate required by section 720.30851 of the Florida Statutes states the regular assessment, anything unpaid, and any special assessment adopted. We gather all three before an Eden listing goes public, and a buyer working with Marc gets them before writing an offer.
Selling an Eden villa? Call Jesse direct at (239) 898-6072 or get a free Eden home valuation. Buying at Eden? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Owning at Eden at The Strand means paying four layers: the Eden homeowners' association assessment, the master association's share collected with it, the club's mandatory $4,162 Social dues for 2026, and Collier County property taxes, which the 2026 preliminary roll puts at about $5,000 to $6,900 a year for a non-homestead Eden villa.
Data updated: September 2026
Billed quarterly; amount not published; inclusions published in the recorded declaration and the association's rules (landscaping, irrigation, painting, roof and driveway cleaning, the road, the lake and fountain, mailboxes). See the fee section above for the routes to the current figure.
The master assessment is set in The Strand Master Property Owners Association's adopted budget, which sits behind the owners' login. Eden's declaration has the Eden association collect and remit it, so the master share appears to ride inside the Eden invoice. Both estoppel certificates, Eden's and the master association's, confirm the figures for a specific villa.
$4,162 for 2026, mandatory, no initiation for Strand homeowners, per the club's 2026 Membership Brochure. Golf and Sport memberships are optional upgrades.
Group | Villas | Tax on the 2026 preliminary roll |
|---|---|---|
Homestead | 33 | median $3,658.41 (n=33, odd) |
Non-homestead | 22 | $5,044.63 to $6,894.50; median $5,888.21 (n=22, even, mean of $5,828.30 and $5,948.11) |
Collier County Property Appraiser 2026 preliminary roll, files dated August 29, 2026; the preliminary figure is an estimate before the final millage is adopted, and the Collier County Tax Collector issues the bill in November. A buyer's taxes will not follow the seller's: Florida's homestead cap resets to the new assessed value after a sale, so budget from the purchase price, not the current bill. A buyer who will not homestead the villa should use the non-homestead row.
Three Eden charges land at or right after closing. The purchase application carries a $150 transfer and administration fee, per the association's purchase application. The 2024 declaration adds a resale or "capital" assessment, due on each conveyance, in an amount the board sets by resolution that "shall not exceed the pro-rata equivalent of three (3) months of assessments," owed by the buyer, and either paid at closing or added to the first statement. And the closing carries both estoppel certificates, any master association transfer or capital charge (not published), $20 per gate transponder and a prorated quarter of assessments. We confirm every one-time charge from the estoppel certificates before closing.
Eden at The Strand is governed by the Amended and Restated Declaration of Restrictive Covenants recorded April 2, 2024, with restated articles and bylaws, sitting under The Strand's master declaration, plus the association's 2024 Rules and Regulations and its Community Standards Handbook. Together they set the sale and lease approvals, pet, parking, sign and architectural rules below.
The restated declaration is organized in fourteen sections: definitions, the association, the club, assessments, easements, maintenance, architectural control, use restrictions, insurance, leasing, transfers, amendments, enforcement and a disclaimer. Its most consequential rules for an owner are the maintenance split in section 6, the leasing limits in section 10 and the approval of every transfer in section 11. Amendments now need two thirds of the voting interests present and voting at a members' meeting, and take effect only when recorded. The covenants run for 99 years from the original 1999 recording, then renew automatically in ten-year periods unless three fourths of the votes cast at a meeting in the last year of a term vote to end them.
The original 1999 declaration no longer governs on its own, but it explains Eden's shape: "single family zero lot line lots and villas," common properties owned by the association, a two-thirds vote of all owners to amend, and a thirty-day minimum lease. It also records the three layers of covenants every Eden lot sits under, the master declaration, the Declaration of Neighborhood Covenants, and Eden's own restrictions, which is why an Eden title search should turn up all three.
Every Eden lot is also bound by the master declaration at Official Records Book 2292, Page 1637, originally titled for Pelican Strand. The master association sets community-wide rules that Eden's rules repeat and mark with an asterisk: a 30-day minimum lease, two domestic pets, trash container timing and no street parking. Where an Eden rule and a master rule differ, the stricter one applies in practice, because both bind the lot.
Eden's Architectural Review Board is three owners appointed by the board. Under the declaration and the association's Community Standards Handbook, no exterior change of any kind, "including without limitation, any building, fence, swimming pool, screened enclosure, hurricane shutters, solar panels, additional landscaping, or roof replacement," may begin without written approval, and approval covers aesthetics only, not building codes. The board has thirty days after a complete application to decide, or the plans are deemed approved. Work started without approval can draw a late application and a fine. The ARB application is on the association's forms page.
The handbook fills in the details a buyer asks about: satellite dishes up to one meter are allowed without an application if mounted out of street view; low-voltage or solar landscape lighting up to 18 inches high, no more than ten lights per lot; no fences of any kind, including invisible fences; holiday decorations up to 30 days before and after a holiday; landscape borders up to two courses or eight inches; living trees removed only with approval; and a pre-approved plant list running from liriope and ixora to royal palms and live oaks. Minor like-for-like landscape replacements from the list need no application.
Section 8.9 of the 2024 declaration and the association's rules are strict: no street parking; no more than two passenger vehicles in a driveway overnight without the association's written consent; no parking on lawns; and boats, trailers, campers, motorcycles, golf carts and commercial vehicles only inside the garage, or outside it for no more than 48 hours when on site to serve the owner. Vehicle repairs outside a garage are limited to emergencies.
Section 8.5 bars any sign, "including, without limitation, those of realtors," except under the master association's sign standards or with the board's written approval; the handbook allows one post sign advertising a home for sale, built to the master association's specification, and none on a wall or in a window. One garage sale a year is allowed. A "no impact" or "low impact" home business is allowed; businesses that bring customer traffic, noise or odors, such as a home daycare or a salon, are not.
Selling an Eden villa? Call Jesse direct at (239) 898-6072 or get a free Eden home valuation. Buying at Eden? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eden at The Strand is not a 55+ community. Neither the recorded 1999 declaration nor the 2024 restatement contains an age restriction or a housing-for-older-persons designation, the restated declaration's transfer section says the association "shall not disapprove a sale for an illegal discriminatory reason," and The Strand as a whole is all-ages.
The practical profile still leans older and full-time: 33 of Eden's 55 villas are homesteaded, the lessee on an Eden lease application must be at least 21, and the neighborhood's two- and three-bedroom villas with no neighborhood playground suit couples more than young families. Families with children are welcome, and the zoned schools are below. For a Strand buyer who wants an age-restricted community, there is none inside The Strand's gate.
Eden at The Strand allows leasing with association approval: under section 10 of the 2024 restated declaration a villa may be leased no more than three times a calendar year, for at least 30 days and no more than one year each, to a natural person, with no subleasing, and an owner who leases gives up use of the recreation facilities for the lease term.
Data updated: September 2026
Section 10 of the recorded restatement sets the process and limits:
Eden's leasing rules have moved three times on the record: a 30-day minimum in the 1999 declaration, a three-month minimum with board approval in the 2009 amendment, and since April 2024 a 30-day minimum with a cap of three leases a year and a one-year maximum. The association's rules and its 2025 welcome letter already describe the 30-day minimum. A seller whose buyer plans to rent, or a buyer who is counting on seasonal income, should read section 10 of the recorded restatement rather than any older summary.
For a seasonal owner the rules allow a winter tenant and two shorter stays in the same year, which is enough to cover part of the carrying cost; they do not allow vacation-rental turnover. The master association's 30-day minimum applies on top. An investor looking for weekly rental income should look elsewhere; an owner who wants to rent a villa for a season while traveling, or a buyer who wants to try The Strand as a tenant first, fits the rules well.
Eden at The Strand allows two household pets per lot, such as dogs or cats, under section 8.2 of the 2024 restated declaration and the master association's rules, with no breed or weight limit in the recorded text, plus aquarium fish and indoor caged birds. Pets must be leashed outside and never left unattended on a lanai or in a garage.
The rest of the pet rules are about behavior: owners pick up after their pets everywhere in the neighborhood; no dog runs or invisible fences; no commercial breeding; and the board may fine an owner or order the removal of any animal that becomes "a source of unreasonable annoyance or a danger." Reptiles, rodents, ferrets, rabbits and poultry are barred outright. For a buyer with a larger dog, Eden's lack of a weight limit is a real difference from Mango Cay II's 30-pound cap, noted in the comparison below.
Eden at The Strand splits upkeep in a specific way under the 2024 restated declaration: the association mows and landscapes the lots, runs irrigation, paints the exteriors and cleans roofs and driveways on a schedule; each owner maintains and replaces the roof, structure, windows, doors, driveway and interior, and insures the home.
Data updated: September 2026
Section 6.1 of the restated declaration gives the association: the common areas; the lots' original landscaping (mowing, edging, trimming, mulching, fertilizing); all mailboxes; the surface water management system; the irrigation system, including its utility costs; and, "in order to preserve the aesthetics of the community," periodic exterior painting and roof and driveway cleaning. The association's 2024 rules turn that into a schedule: palms yearly, hardwoods every other year, driveways and sidewalks pressure-washed yearly, roofs cleaned every two years, and the 29 buildings painted as needed.
Section 6.2 gives the owner everything else, starting with "all structural components, including entry doors, garage doors, and roof components, windows, sliding glass doors, screens," the exterior wall surfaces and caulking, the interior, the air conditioning, the plumbing and electrical lines serving the lot, pest control inside the home, mold prevention, driveway repair and replacement, and any landscaping beyond the original plantings. Storm cleanup of fallen trees on the lot is the owner's job too.
Eden's tile roofs date from 2000 to 2005, so many are at or past twenty years, and roof age now drives insurance quotes across Florida. An Eden roof replacement needs architectural approval, follows the association's 2019 roof specifications, and, on a shared building, is done on both halves by one contractor under two permits, so neighbors plan it together. A buyer should ask for the roof permit history on both halves of the building; a seller with a recent roof should put the permit and the warranty in the listing, because at Eden a new roof is one of the few things that separates one villa's price from its neighbor's.
Where two Eden villas share a wall, section 6.2.2 of the restated declaration makes it a party wall: each owner owns the part on his own lot with a cross-easement of support, repair costs are shared equally by the owners who use it, and either owner may restore it after a casualty but not enlarge it without the neighbor's consent. Easements cover overhangs and encroachments from the original construction. Those are small lines in a long document, and they are exactly the lines a buyer's inspector, lender and insurer ask about.
Between 2007 and 2024 the recorded amendment put "painting, maintaining and repairing the exterior of a residence including the driveway or roof" on the association for ordinary wear. The 2024 restatement narrowed that to painting and cleaning. An owner who bought before 2024 expecting the association to repair an aging roof should read section 6 of the recorded restatement; a buyer should price an Eden villa with the roof as the owner's cost.
Selling an Eden villa? Call Jesse direct at (239) 898-6072 or get a free Eden home valuation. Buying at Eden? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eden at The Strand is not a single flood zone. Tested address by address on FEMA's effective map, panel 12021C0211H, 45 of Eden's 55 home points are in unshaded Zone X, 2 in shaded Zone X and 8 in Zone AH, a shallow ponding zone; FEMA's preliminary maps put all 55 in unshaded Zone X, and two east-side lots hold 2012 letters of map amendment.
Data updated: September 2026
On September 29, 2026 we ran each of the 55 Eden home points from Collier County's site address layer through FEMA's live National Flood Hazard Layer, FEMA's preliminary National Flood Hazard Layer, FEMA's letters-of-map-amendment layer and the USGS Elevation Point Query Service. One point per home, placed by the county at the building. Results:
Map | Unshaded Zone X | Shaded Zone X (0.2% annual chance) | Zone AH (1% annual chance, ponding) | Homes tested |
|---|---|---|---|---|
Effective FIRM, panel 12021C0211H (May 16, 2012) | 45 | 2 | 8 | 55 |
Preliminary FIRM (not yet effective) | 55 | 0 | 0 | 55 |
Ground at the 55 points, from the USGS 3D Elevation Program, runs 14.8 to 17.5 feet NAVD88, median 15.5 feet. The effective base flood elevation lines FEMA draws around Eden read 11.0 to 12.0 feet NAVD88. All eight Zone AH points and both shaded Zone X points are on the east side of Paradise Circle, the side toward I-75, running from the northeast corner of the loop to the southeast; the AH points' ground reads 14.8 to 15.6 feet, about three to four and a half feet above the nearby base flood elevations.
FEMA's letters-of-map-amendment layer lists two Eden cases, both on the east side of the circle and both among the eight Zone AH points: case 12-04-8078A, determined September 14, 2012, and case 12-04-8520A, determined November 15, 2012. Each carries the outcome "Structure removed, property partially inundated": FEMA found the house itself above the base flood elevation and removed it from the Special Flood Hazard Area, while part of the lot remains mapped. Both list the flooding source as ponding and overland flow, and FEMA's layer marks both "Not incorporated" into a later map, which is normal: a letter of map amendment stays valid for its structure until a new map takes effect. The other six Zone AH homes have no letter on FEMA's layer; an owner of one of them can apply for the same determination with an elevation certificate.
FEMA's preliminary maps for this part of Collier County move every Eden home point to unshaded Zone X. Collier County announced a 90-day appeal and comment period beginning August 19, 2026 in its August 2026 release on the proposed Flood Insurance Rate Map. Until the new maps take effect, the 2012 panel governs, and a lender will require flood insurance on a federally backed mortgage for a building inside Zone AH unless a letter of map amendment removes it. Unincorporated Collier County participates in FEMA's Community Rating System, which discounts National Flood Insurance Program premiums countywide.
Collier County's hurricane evacuation zone layer places Eden in Evacuation Zone D; zones are called in letter order from A, so Zone D is called only after Zones A, B and C, and the state's Know Your Zone program explains the order. On the National Hurricane Center's worst-case storm surge risk maps, sampled across The Strand for our community guide, no surge reaches The Strand in a Category 1 or 2 storm; surge appears only in major-hurricane scenarios, and those maps are worst-case composites, not a forecast for any one storm. In Hurricane Ian in 2022 the severe impacts in North Naples were confined to the immediate coastline, per the National Hurricane Center's report, and we found no Eden-specific damage record.
Section 8.22 of the restated declaration lets owners install hurricane protection with architectural approval, to the association's standard model, color and style, and lets the board require that replacement windows and doors themselves function as approved hurricane protection. The handbook repeats that no shutters go up without approval. Eden's homes were built from 2000 to 2005, straddling the 2002 statewide Florida Building Code, as the Florida Housing Finance Corporation's briefing summarizes, so opening protection varies villa by villa. Impact glass and roof attachment are credits a wind mitigation inspection documents under section 627.0629, and Citizens' discounts page explains the same credits for its policyholders.
An Eden owner insures the whole house. Section 9.1 of the restated declaration makes each owner "responsible for insuring the real and personal property within his or her own Lot and Unit," including "all risk, flood, and liability," while the association insures only the common areas and carries liability and directors' coverage. That makes an Eden policy a homeowner policy, not a condominium unit policy, with the roof, the structure and the owner's half of any party wall inside it. Before closing, get a four-point and wind mitigation inspection, the roof permit date, and a flood quote for any villa among the eight Zone AH points, and ask whether the neighbor on a shared building carries comparable coverage.
Selling an Eden villa? Call Jesse direct at (239) 898-6072 or get a free Eden home valuation. Buying at Eden? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eden at The Strand is zoned for 2026-2027 to Veterans Memorial Elementary School, North Naples Middle School and Aubrey Rogers High School, per Collier County Public Schools' address database, which returns the same three schools for all 53 Paradise Circle and all 3 Stem Drive address records; all three schools earned an A from the state in 2024, 2025 and 2026.
Data updated: September 2026
Level | School | Address | Source |
|---|---|---|---|
Elementary | Veterans Memorial Elementary School | 15960 Veterans Memorial Blvd, Naples 34110 | |
Middle | North Naples Middle School | 16165 Learning Ln, Naples 34110 | same records, and the Stem Dr records |
High | Aubrey Rogers High School | 15100 Patriot Pl, Naples 34110 | same records |
Grades from the CCPS 2026 Accountability Brief of July 1, 2026 and the district's school and district grades page. Aubrey Rogers High opened in August 2023, which is why older Strand listings name a different high school; WGCU reported the opening. Zones change, so confirm any address in the district's public school zone lookup before relying on it.
Eden at The Strand sits in a built-out zoning district, the Pelican Strand PUD, with no new homes planned inside the gate. The changes nearby are road projects on Eden's east side, where I-75 runs beyond a tree line and canal: the I-75 widening and a redesigned I-75 interchange at Immokalee Road.
Any work that touches the roof, the structure, the windows, a pool cage or the mechanical systems of an Eden villa needs Collier County permits, and the restated declaration separately requires the Architectural Review Board's written approval before any exterior change; the ARB reviews looks, not code compliance. Collier County publishes its monthly building permit reports and, for elevation questions, its Building Bulletin 21 on surveys and elevation certificates. A buyer's due diligence at Eden should include the villa's permit history, and on a shared building the neighbor's roof permit too: roof, pool, lanai and air conditioning permits, with their dates, tell the true age of the big systems.
Solar has been on Eden's agenda: the master association's May 20, 2025 board agenda lists solar panels, and its June 17, 2025 agenda lists a "Solar Panels Eden Timeline"; the agendas do not record the outcome. Florida's solar rights statute, section 163.04, bars an association from prohibiting solar collectors while letting it set their placement within limits, and section 8.12 of Eden's restated declaration says the same in its own words: renewable energy devices are allowed "only in accordance with the reasonable standards adopted from time to time by the Association." The 2007 amendment's rear-of-home rule for solar panels was replaced by that standard. An Eden owner considering panels starts with the ARB application.
The Pelican Strand PUD in Ordinance 02-57 caps The Strand at 1,160 dwelling units and 35 feet of residential height, and Collier County's PUD Master List marks it built out. Eden's neighbors on three sides are the club and its golf course, which the recorded fountain license shows The Strand, LLC still owns. We found no pending rezoning of The Strand itself.
Eden's east line faces the I-75 corridor; by our measurement on the federal aerial, the eastern row of Eden villas sits roughly 50 to 70 meters from the nearest I-75 travel lane, across a canal and a tree line. FDOT's I-75 widening, project 452544-1, adds express and auxiliary lanes with construction starting from fall 2026, and FDOT's project 454099-1 redesigns the I-75 interchange at Immokalee Road, with construction expected in early 2027. FDOT's 2025 count put I-75 at The Strand at 116,388 vehicles a day (FDOT traffic data). Where noise walls will go on this stretch is not settled in the records we read, so a buyer considering an east-side Eden villa should visit at rush hour, and a buyer who prefers quiet should look at the inner ring facing the lake.
Daily life at Eden at The Strand runs through The Strand's staffed gatehouse on Strand Boulevard, then about 1.3 miles and five minutes north to Stem Drive, with the clubhouse next door, curbside county trash twice a week, a Thursday landscaping day and strict street-parking rules.
Data updated: September 2026
The Strand's main gatehouse on Strand Boulevard is staffed, and residents use windshield transponders, $20 each under the master association's form. Eden has no second gate of its own; Stem Drive opens off Strand Boulevard inside the community. Guests and service providers pass the main gatehouse, and the master association keeps gate-access instructions for owners behind its login, as the Eden welcome letter notes.
Collier County collects trash curbside on Tuesdays and Fridays and recycling, yard waste and bulk items on Tuesdays, per the Eden welcome letter; owners order their containers from the county at (239) 252-2380. Containers go out no earlier than 6 p.m. the night before and come in by 6 p.m. on pickup day, and are otherwise stored in the garage or an approved enclosure. The association's landscaper services Eden all day on Thursdays.
Cable and internet ride on the master association's bulk Comcast agreement, described on its Comcast page, billed through the master assessment under section 4.14 of Eden's declaration. Each owner pays the villa's own electric, water and sewer. Mailboxes are uniform and maintained by the association. Board meeting notices are posted on the community bulletin board on the Stem Drive median 48 hours ahead and emailed to owners.
Destination | From Paradise Circle |
|---|---|
The Club at The Strand clubhouse | 0.5 miles, about 2 minutes (or a short walk) |
Front of The Strand, Mango Cay and the main gate area | 1.3 miles, about 5 minutes |
Mercato shopping | 6.3 miles, about 15 minutes |
Vanderbilt Beach Park | 7.7 miles, about 18 minutes |
Delnor-Wiggins Pass State Park | 7.0 miles, about 19 minutes |
Hertz Arena, Estero | 13.4 miles, about 24 minutes |
Downtown Naples, Fifth Avenue South | 14.5 miles, about 26 minutes |
Southwest Florida International Airport | 23.3 miles, about 35 minutes |
Free-flow times from the OSRM routing engine, measured September 29, 2026 from Paradise Circle; real traffic in season runs longer. NCH North Naples Hospital is licensed for 311 beds per the Florida Agency for Health Care Administration; Collier County has no state-verified trauma center on the Florida Department of Health's trauma center list, and the nearest is in Fort Myers. Delnor-Wiggins Pass State Park and North Collier Regional Park are the nearest large parks.
Selling an Eden villa? Call Jesse direct at (239) 898-6072 or get a free Eden home valuation. Buying at Eden? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eden at The Strand is The Strand's mid-priced villa neighborhood: its five-year MLS median, $805,500 across fourteen sales, sits $140,500 above Mango Cay's detached condominium villas and about $174,000 below Ana's Place and Sawgrass, with the highest price per square foot outside The Links and the single-family association.
Data updated: September 2026
Yardstick: Southwest Florida MLS Matrix closings, pulled September 26, 2026, five-year median sold price and count, the five-year median price per square foot of MLS living area, and the last twelve months' count; home counts from the master association's 2026 ballot.
Neighborhood | Homes | Product and regime | Five-year MLS closings | Five-year median sold price | Five-year median $ per sq ft | Closings, last 12 months |
|---|---|---|---|---|---|---|
Eden at The Strand | 55 | Villas on lots, most paired; homeowners' association (Chapter 720) | 14 | $805,500 (even n) | $391.32 | 0 |
32 | Detached pool villas held as condominium units (Chapter 718) | 7 | $665,000 (odd n) | $360.71 | 1 | |
Ana's Place | 32 | Detached pool villas, homeowners' association | 12 | $979,500 (even n) | $362.14 | 1 |
Sawgrass at The Strand | 29 | Detached single-family, homeowners' association | 9 | $980,000 (odd n) | $365.36 | 0 |
54 | Detached golf villas, homeowners' association | 10 | $1,167,500 (even n) | $425.17 | 6 | |
Single Family Homes association | 121 | Detached single-family homes | 24 | $1,775,000 (even n) | $557.76 | 4 |
88 | Two-story coach homes, condominium | 19 | $699,000 (odd n) | $286.67 | 5 | |
32 | Two-story coach homes, condominium | 9 | $670,000 (odd n) | $290.28 | 3 | |
84 | Coach homes, condominium | 27 | $664,000 (odd n) | $318.33 | 9 | |
125 | Two-story condominium buildings | 33 | $585,000 (odd n) | $342.93 | 10 | |
112 | Two-story coach homes, condominium | 33 | $570,000 (odd n) | $320.93 | 2 | |
92 | Carriage homes, condominium | 33 | $555,000 (odd n) | $329.06 | 5 | |
153 | Two-story condominium buildings of eight | 60 | $445,000 (even n, both middle sales $445,000) | $299.87 | 11 |
Three readings. First, Eden is the middle rung of The Strand's detached and villa ladder: above Mango Cay's condominium villas, below Ana's Place and Sawgrass, and well below The Links and the single-family streets. Second, Eden buyers pay more per square foot than buyers anywhere else below The Links, $391.32, because Eden's villas are compact, most under 2,100 square feet, and the location beside the clubhouse and the lake carries a premium. Third, Eden is a thin market: fourteen sales in five years from 55 homes, where Wedge Wood produced sixty from 153 and Clubside thirty-three from 125. For the full picture of The Strand's fifteen neighborhoods, see our guide to The Strand.
Eden at The Strand and Mango Cay at The Strand are The Strand's two most affordable villa neighborhoods. Eden is 55 older villas on their own lots under a homeowners' association, most paired, beside the clubhouse, with the roof the owner's job; Mango Cay is 32 newer detached pool villas held as condominium units near the gate, and it has recorded lower prices.
Data updated: September 2026
Question | Eden at The Strand | Mango Cay (I and II) |
|---|---|---|
Legal form | Lots and homes under a homeowners' association, Chapter 720 | Condominium units, Chapter 718; one villa per building |
Homes | 55 (48 on the Eden plat, 7 on its 2002 replat) | 32 (3 in Mango Cay, 29 in Mango Cay II) |
Buildings | 29, most holding two villas with a party wall | 32, every villa detached |
Built, per the county roll | 2000 to 2005 | 2005 to 2007 |
Typical size, county area | Median 1,982 sq ft; 1,892 to 4,382 | 1,802 or 2,255 sq ft (one of 3,219) |
Private pool | Many lots, not all, on the federal aerial | Every villa, with spa, per the master association |
Who pays for the roof | The owner, under section 6.2 of the 2024 restated declaration; the association paints and cleans | The condominium; Mango Cay II's fee includes roofing and exterior painting |
Governing document | Amended and Restated Declaration, O.R. 6345, Page 446 (recorded April 2, 2024) | Mango Cay II declaration, O.R. 4113, Page 0760 (2006), amended 2024 |
Manager | Dorrill Management Group | Advanced Property Management Services |
Leasing | Up to three leases a year, 30 days to one year, with approval | One-year minimum at Mango Cay II (recorded 2006 text); 30 days at Mango Cay |
Pets | Two household pets, no weight limit | Two cats or dogs of 30 lb or less (Mango Cay II) |
Location | Beside the clubhouse and courts, lake inside the loop, I-75 to the east | Just inside the main gate, I-75 to the east |
Five-year MLS closings | 14, median $805,500 (even n) | 7, median $665,000 (odd n) |
Median $ per sq ft of living area, five years | $391.32 | $360.71 |
Closings, last 12 months | 0 | 1 ($650,000) |
Flood | 45 X, 2 shaded X, 8 AH on the effective map; all X on the preliminary map; two 2012 letters of map amendment | Unshaded Zone X; no letters found |
Sources: Eden's recorded 2024 restated declaration, the Mango Cay II declaration and the master association's Mango Cay page; Collier County Property Appraiser 2026 preliminary roll; FEMA National Flood Hazard Layer, queried September 2026; Southwest Florida MLS Matrix, pulled September 26, 2026. Our Mango Cay guide covers the other side of this comparison in full.
Choose Eden if you want to own your lot under a homeowners' association rather than a condominium, to live next door to the clubhouse, courts and fitness center, to keep a larger dog, and to lease a few times a year, and you accept paying about $140,000 more at the five-year median, sharing a building with a neighbor in most cases, and carrying the roof yourself. Choose Mango Cay if you want a newer, fully detached villa with its own pool and spa at The Strand's lowest detached price, with the roof and exterior in the Mango Cay II fee, and you accept condominium approvals, a one-year lease minimum at Mango Cay II and a 30-pound pet limit. Both neighborhoods are thin markets with no listing on September 26, 2026, so either buyer should be ready to move when one appears.
Selling an Eden villa? Call Jesse direct at (239) 898-6072 or get a free Eden home valuation. Buying at Eden? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Eden at The Strand's strengths are its location beside the clubhouse, a lake-centered loop of 55 homes, lot ownership under a homeowners' association, a landscaping and painting bundle, flexible pet rules and quick sales at a strong price per foot; its drawbacks are shared buildings, owner-paid roofs on aging tile, I-75 on the east side, eight Zone AH points and very thin recent data.
Eden suits a full-time or seasonal owner who wants a villa, not a condominium, in the heart of The Strand, uses the club, may have a larger dog, and is comfortable planning a roof with a neighbor. It suits less well a buyer who wants a fully detached home with a big yard, an owner sensitive to highway sound on the east side, or an investor counting on short-term rentals.
Selling an Eden villa? Call Jesse direct at (239) 898-6072 or get a free Eden home valuation. Buying at Eden? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for an Eden at The Strand listing agent, or thinking, 'I need someone to sell my Eden at The Strand home...' you are selling one of 55 villas in a neighborhood that has recorded no MLS sale in twelve months and fourteen in five years, where the next listing sets the comparable for everyone.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Eden listing from the recorded record, plan by plan, against the fourteen five-year MLS closings, the county deed history back to 2000 and the villa neighborhoods a buyer will tour next.
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 an Eden listing, along with the association paperwork a buyer's lender and insurer ask for in week two.
Honors and recognition:
Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, pulled September 26, 2026. In the last 12 months Eden has seen 0 resales; 24 months hold 1 and 36 months hold 6, so the window widens to five years, the first window holding ten or more closings. The pull did not record listing offices, so we do not state how many we represented.
The Collier County sales file gives the same picture from the deed side: 13 qualified Eden sales in the same five years, $640,000 to $855,000, one of them an October 2023 sale at $730,000 that never reached the MLS.
Start with a free Eden home valuation. It takes about a minute, and Jesse follows up with the Eden sales that fit your villa: same size band, same position on the loop, adjusted for a pool, a courtyard or traditional plan, a paired or single building, roof age, lake or golf view, and interior updates. An automated estimate cannot see that a 1,935 square foot Eden villa rose $70,000 in eleven months, or that the two largest homes in the five-year record sold for less per foot than the smallest. 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. Few Eden homes come up, so the next owner who sells should call us first.
For a villa priced to its plan's recorded sales, yes. There was no Eden listing on September 26, 2026, the latest sale took 13 days, and the five-year median is 13 days (Southwest Florida MLS Matrix). Listing in the fall reaches the winter buyers who tour The Strand from December to April.
From the five-year window, by size band, adjusted for time and condition: the 2023 to 2025 sales of $765,000 to $855,000 are the frame, the 2023 run of the 1,935 square foot plan shows how fast a good villa moved, and the current Mango Cay, Ana's Place and Sawgrass listings show what a buyer will compare against.
Yes. Section 11 of the recorded 2024 restated declaration subjects every transfer to approval, and the association's purchase application asks for the contract, the buyer's references and a $150 fee. We submit the buyer's application as soon as the contract is signed.
One post sign built to the master association's specification, per the Eden handbook, and nothing on a wall or in a window; section 8.5 of the declaration otherwise requires board approval for any sign, including a realtor's.
Two in most cases: Eden's homeowners' association and The Strand master association. Each states what is owed and any special assessment adopted, under section 720.30851.
More than almost anything else you can document. Since 2024 the roof is the owner's to maintain and replace, many Eden roofs are original to 2000 to 2005, and insurers price by roof age. A roof replaced under the 2019 specification, with permits for both halves of the building, is a selling point we put in the first line of the listing.
Eden 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 Eden's recorded 1999 declaration, its amendments, the 2024 restatement, the county's deed history for all 55 villas and every recent Eden sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Eden 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 market Eden sits in. As Top 1% Real Estate Agents Nationally Since 2008, they bring the same record-first approach to every Strand neighborhood, from Mango Cay at The Strand and The Links at The Strand to Clubside at The Strand and Cypress Cove at The Strand.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar is a top-reviewed Eden at The Strand realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “I have had 13 real estate transactions and this is the most professional and helpful agency that I have ever worked with. Marc actually called me with a response to my questions and concerns on a Sunday evening. The resources that this agency has access to goes above and beyond any other I have ever worked with. The professional process that they use to present your home for sale goes beyond anything I have ever experienced.” Verified Google review
★★★★★ “Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!” Verified Google review
★★★★★ “Jesse did a great job as Realtor and his assistant, Beth, didn't miss a thing throughout the process!” Verified Google review
Selling an Eden home? Get a free Eden home valuation, or call Jesse direct at (239) 898-6072.
Buying at Eden? Call Marc at (239) 287-5873, see buying a home in The Strand, or read how we represent buyers in Southwest Florida.
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).
These Eden at The Strand buyer questions are answered from Eden's recorded declaration, amendments and 2024 restatement, the association's published rules, handbook and forms, Collier County, state, federal 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.
A neighborhood of 55 villas on Paradise Circle and Stem Drive inside The Strand, North Naples, FL 34110, around a central lake beside The Club at The Strand's clubhouse, built from 2000 to 2005 and governed by Eden at The Strand Homeowners' Association.
Inside The Strand's gate, about 1.3 miles north of the front of the community on Strand Boulevard: turn onto Stem Drive beside the clubhouse, and Paradise Circle loops around the lake. I-75 runs just east of the neighborhood.
Yes. That search phrase, and "Eden Strand" in the county's recorded index, both mean the 55-villa neighborhood on Paradise Circle inside The Strand in North Naples.
Neither exactly: they are villas on individually owned, platted lots under a homeowners' association, not condominium units. Most share a building and a party wall with one neighbor, which the 1999 declaration called "zero lot line lots and villas."
Fifty-five: 48 on the Eden at The Strand plat and 7 on the 2002 Replat 1, all in one association, casting 55 votes on the master association's ballot.
Apple Development Corporation, the developer named in the 1999 declaration and the 2002 replat; the county roll dates the homes from 2000 to 2005.
Courtyard and traditional plans, one and two stories, per the association. County sizes run 1,892 to 4,382 square feet, median 1,982; MLS sales in five years ranged from 1,935 to 2,564 square feet of living area.
Many do, in screened lanais, but not all; the handbook requires in-ground pools in the rear of the lot with architectural approval. There is no neighborhood pool; the club's pool is next door.
Nothing was listed on September 26, 2026 (Southwest Florida MLS Matrix). Call Marc at (239) 287-5873 to hear about the next one, including owners open to a quiet sale.
Fourteen MLS closings in five years, $640,000 to $855,000, median $805,500; the latest was $849,900 in January 2025. The full list is in the market snapshot above.
The amount is not published. The assessment is billed quarterly, covers landscaping, irrigation, painting, roof and driveway cleaning, the road, the lake and mailboxes, and appears to include the master share; the estoppel certificate gives the exact figure.
No. Since the 2024 restatement the association paints exteriors and cleans roofs every two years, but the owner maintains and replaces the roof, following the association's 2019 roof specification.
Yes. The declaration makes every owner a Social member automatically; 2026 dues are $4,162 with no initiation fee for Strand homeowners. Golf is an optional upgrade.
No. Florida's Official List of Special Districts lists none for The Strand, so there is no CDD bond assessment on the tax bill.
On the 2026 preliminary roll, non-homestead Eden villas run $5,044.63 to $6,894.50 a year, median $5,888.21; budget from your purchase price, because the homestead cap resets on sale.
No. Neither the recorded declaration nor the 2024 restatement contains an age restriction, and The Strand is all-ages.
Yes, with approval: up to three leases a calendar year, 30 days minimum and one year maximum, to a natural person, under section 10 of the 2024 restatement. The owner loses club use during a lease.
Yes, two household pets per lot with no weight limit in the recorded text, leashed outside and never left unattended outdoors.
Two passenger cars in the driveway overnight; no street parking; boats, trailers, campers and commercial vehicles only inside the garage, except for 48 hours while on site to serve the owner.
Yes, with Architectural Review Board approval, to the association's standard model, color and style, under section 8.22 of the restated declaration.
A full homeowner policy on the house, including the roof and the owner's part of any party wall, plus liability and, where needed, flood; the association insures only the common areas.
It depends on the home. On FEMA's effective map, 45 of 55 home points are unshaded Zone X, 2 shaded Zone X and 8 Zone AH; the preliminary map puts all 55 in unshaded Zone X.
A lender requires it for a federally backed loan on a building in Zone AH unless a letter of map amendment removes the building; two Eden homes have such letters. Elsewhere it is optional and usually inexpensive in Zone X.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per every Eden address record in the Collier County Public Schools database.
Very close on the east side: roughly 50 to 70 meters from the nearest travel lane to the eastern row of villas, by our measurement on the federal aerial. The I-75 widening starts from fall 2026.
Dorrill Management Group, 5672 Strand Court, Suite 1, Naples, (239) 592-9115, the same firm that manages The Strand's master association.
Eden is older, larger, an HOA with owner-paid roofs and mostly paired villas, beside the clubhouse, at a five-year median of $805,500; Mango Cay is newer, fully detached condominium villas near the gate at $665,000. See the comparison table above.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with this page as the proof of the work. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell.
These Eden at The Strand seller questions are answered from the recorded 2024 restatement, the association's rules and forms, Florida statutes, the Collier County roll and deed file, and the Southwest Florida MLS Matrix, pulled September 26, 2026, with the window named beside every figure.
Start from the five-year MLS window, $640,000 to $855,000 with a median of $805,500, then adjust for size band, roof age, pool, view, a paired or single building and condition. Get a free Eden home valuation and Jesse will build the comparison.
Median 13 days on market over five years (n=13), with the fastest at 4 days and the slowest at 260, per the Southwest Florida MLS Matrix. Well-priced villas went fast; the slow ones sold below asking.
Fall, to be on the market when winter buyers tour The Strand from December to April. Eight of Eden's fourteen five-year closings came in March, April or May.
With no Eden listing on September 26, 2026 and no sale in twelve months, it is a seller's market for supply and a buyer's market for proof: you face no competing Eden listing, but your buyer has no fresh comparable, so the pricing case has to be made.
No. The Strand's twelve-month median of $610,000 mixes condominiums with detached homes. Price off Eden's own sales by size band and check them against Mango Cay, Ana's Place and Sawgrass.
By its own sales first: the 1,935 square foot three-bath plan sold for $785,000, $825,000 and $855,000 in 2023 and 2024; the 1,982 square foot plan for $640,000 to $849,900. Condition and layout mattered more than the 47 square feet.
Yes, under section 11 of the recorded 2024 restatement. The buyer completes the purchase application, pays the $150 fee and may be interviewed; we submit it the day the contract is signed.
Only for good cause under the declaration's grounds, such as false information on the application, and never for an illegal discriminatory reason; if it disapproves, it has no duty to find another buyer. A complete application and a clean buyer file make this a formality.
One post sign to the master association's specification, per the handbook, with nothing on the house walls or windows.
Yes, but guests pass The Strand's staffed gate, so we register attendees in advance with the gatehouse and schedule by appointment. Discreet, pre-qualified showings usually suit Eden better.
Two: Eden's association and The Strand master association, under section 720.30851. We order both the day the contract is signed.
The contract decides; on the standard Florida contract forms the seller commonly pays for the association estoppel letters. The statute caps the fees.
The homeowners' association disclosure summary under section 720.401 before the buyer signs, plus the governing documents on request; the recorded 2024 restatement, the rules and the handbook are the ones Eden buyers read.
The buyer. The 2024 restatement makes the resale assessment, up to three months' assessments as the board sets it, "the legal obligation of the transferee," payable at closing or on the first statement.
Yes. The roof is the owner's under the 2024 restatement, insurers price by roof age, and buyers ask. A replacement under the 2019 specification, with permits for both halves of the building, is worth documenting in the listing.
Not if you answer the questions before they are asked: when each half's roof was replaced, whether the colors match the 2016 scheme, and that the party wall is shared under section 6.2.2. Most Eden sales are paired villas, and the buyers who want Eden know it.
Yes, in two ways buyers notice: it confirms the owner carries the roof, and it sets leasing at up to three leases a year, 30 days to one year. We explain both in the listing so the buyer's agent does not rely on the site's "Draft 2" label.
Yes, if the lease was approved; the buyer takes subject to it, and a lease may run no longer than one year. We coordinate showings with the tenant under the lease terms.
Anything a four-point or wind mitigation inspection will flag: roof, air conditioning, water heater, electrical panel. Fresh interior paint and a clean lanai help; the association repaints the exterior on its own schedule.
Only what is unpaid on your account: assessments, fines or special assessments through closing, which the estoppel certificate lists and the closing pays.
The listing commission, Florida's documentary stamp tax on the deed at 70 cents per $100 under section 201.02, the estoppel fees and prorations. In Collier County the buyer customarily pays the owner's title policy, and the contract controls.
Yes, commissions are always negotiable in Florida. We set ours by the marketing and the paperwork an Eden sale needs, and we put it in writing before we list.
It depends on your villa. If your home point is unshaded Zone X, say so; if it is one of the eight Zone AH points, show the buyer FEMA's preliminary map (Zone X) and any letter of map amendment, and have an elevation certificate ready.
Buyers budget the mandatory $4,162 Social dues for 2026 alongside the assessment; we present them as the price of the clubhouse next door, which at Eden is a short walk.
The MLS record shows a 1,982 square foot two-bedroom-plus-den villa listed at $699,000 that took 64 days and sold for $640,000; the record does not say why. Later sales of the same size reached $847,500 and $849,900, so it is not the plan's value today.
Florida taxes are paid in arrears, so the seller credits the buyer for the days of the year the seller owned the villa, based on the latest bill or the preliminary roll.
Up, then quiet: county-file medians of $785,000 in 2023 and $810,000 across two sales in 2024, then one qualified sale at $849,900 in January 2025 and none since in the county file dated August 29, 2026.
Carefully. Buyers will tour them, but Mango Cay is a condominium with the roof in the fee at a $665,000 median, and Ana's Place a detached-villa HOA at $979,500. We present the comparison so your location beside the club and your lot ownership count.
Yes. Nineteen of Eden's 55 owners have out-of-state mailing addresses. We handle showings, the association application and a remote or mail-away closing with the title company.
We re-read the market with you: showing feedback, any new Mango Cay or Ana's Place listings, and the price against the size band. The Eden sales that waited 98 to 260 days all sold, below their asking prices.
Get a market valuation first. Eden's rules cap leasing at three leases a year, so an investor's offer is often priced for the restriction; a full-market sale to an owner-occupant usually nets more.
Because we price from Eden's record, not an average, and bring Top 1% Real Estate Agents Nationally Since 2008 marketing reach to a neighborhood where the next buyer may already be waiting. Call Jesse at (239) 898-6072.
Yes. A confidential conversation costs nothing, and with no Eden sale in twelve months, the valuation is worth having before you decide.
Yes. We can match your villa to buyers in our database quietly, subject to the association's approval of the buyer like any sale.
Every Eden at The Strand fact on this page comes from a recorded instrument, a state, county or federal record, the Eden association's, the master association's or the club's own published pages, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them, numbered continuously.
The official Eden at The Strand documents below are published by the Collier County Clerk, the Eden association, the master association, the club or Collier County. They are the documents we read for this page, and the ones a buyer or seller should read before signing.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Certificate of Amendment with the Amended and Restated Declaration, Articles and Bylaws | Recorded with the Collier County Clerk | April 2, 2024 | The governing Eden text: maintenance split, leasing limits, transfer approval, resale assessment, insurance | |
Declaration of Restrictive Covenants for Eden at The Strand | Recorded with the Collier County Clerk | June 10, 1999 | The original declaration: zero lot line lots and villas, 30-day minimum lease | |
Certificate of Amendment, leasing | Recorded with the Collier County Clerk | April 7, 2009 | The 2009 leasing rules and rent attachment, superseded in 2024 | |
Certificate of Amendment, maintenance and roofs | Recorded with the Collier County Clerk | January 29, 2007 | The 2007 exterior maintenance and tile roof rules, superseded in 2024 | |
2024 Rules and Regulations | Eden at The Strand Homeowners' Association | February 27, 2024 | Association services, owner duties, parking, pets, leasing, fines | |
Community Standards Handbook | Eden at The Strand Homeowners' Association | current | Architectural review, signs, lighting, pools, shutters, paint colors | |
Roof Replacement Specifications | Eden at The Strand Homeowners' Association | 2019 | The standard for every Eden roof replacement | |
2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Votes by neighborhood, including Eden's 55 | |
2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, optional golf and sport tiers | |
Ordinance 02-57, Pelican Strand PUD | Collier County, via the Clerk's board records | November 5, 2002 | Zoning: 574.6 acres, 1,160-unit cap, 35-foot height limit | |
2024 flood protection newsletter | Collier County | 2024 | Flood insurance, the Community Rating System and elevation certificates |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Eden at The Strand. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
