Feather Sound at The Strand is 64 Jack Parker condominiums in eight two-story buildings on a lake row just inside The Strand's gate: four plans, a pool shared with Cypress Cove and a garage space each. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Feather Sound sellers call first, and the team Feather Sound buyers call when they want the recorded answer rather than a listing blurb: what the eight Heron Lane buildings have actually sold for, why a Feather Sound sale now needs the board's written approval, what the 2017 restated declaration says about leasing, pets and flooring, whether the buildings are two stories or three, and where FEMA's lake flood line touches each building. Feather Sound is a 64-residence condominium inside the master-planned community of The Strand in Naples, Florida. It is one row of eight two-story buildings of eight homes on Heron Lane, Naples, FL 34110, between a lake and Strand Boulevard just inside the main gate, built by Jack Parker's companies in 1998 and 1999. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and are Top 1% Real Estate Agents Nationally Since 2008.
One naming note before anything else. The recorded condominium, the association and the county roll still carry the community's original name: Feather Sound at Pelican Strand, a Condominium. Buyers search it as "Feather Sound at The Strand." It is the same 64 homes. It is not Feather Sound in Clearwater, the Pinellas County golf community that shares the name and nothing else, and it is not Cypress Cove, the carriage-home neighborhood next door with which Feather Sound shares a pool and clubhouse.
This guide is built from the recorded 1998 Feather Sound declaration, the eight recorded phase amendments that added each building with its surveyed floor plans, the 2006 amendment and the 2017 Amended and Restated Declaration (all read page by page for this page), the recorded declaration for the clubhouse Feather Sound shares with Cypress Cove, Florida Division of Corporations filings, the Collier County 2026 tax roll for all 64 units, Collier County recorded sales back to the first closing in May 1998, Collier County's public parcel and building maps, FEMA's effective and preliminary flood maps tested building by building, Collier County Public Schools' address records for every Feather Sound building, and every Feather Sound closing in the Southwest Florida MLS Matrix, pulled September 26, 2026. If you own at Feather Sound and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the approval, fee, rules and flood detail below will tell you whether Feather Sound fits before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for Feather Sound at The Strand because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Feather Sound market read built from every MLS and county sale on Heron Lane since 1998.
If you're searching for the best realtor for Feather Sound at The Strand in The Strand, Naples, whether you're ready to sell your Feather Sound at The Strand home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc.
That matters at Feather Sound for a reason specific to this neighborhood. Feather Sound is not priced against Naples condominiums in general. It is priced against itself, because every one of its eight buildings holds the same four plan sizes, and against Wedge Wood at The Strand, the other Jack Parker eight-home condominium inside the same gate, whose county roll carries the very same four sizes, and against Cypress Cove, the carriage homes that share its pool. What separates one Feather Sound home from the next is the plan, the floor, the lake view, the condition and the timing. A listing agent who prices a Feather Sound home off The Strand's $610,000 community median, or off a Naples condominium average, misses the comparison a buyer will make in the first five minutes. And a listing agent who does not know that a Feather Sound sale now needs the board's written approval within a recorded 15-day window can lose a closing date that should have been safe.
Recent Feather Sound at The Strand track record (last 12 months): In the last 12 months Feather Sound at The Strand has seen 4 resales in the Southwest Florida MLS Matrix (pulled September 26, 2026, closings September 27, 2025 to September 26, 2026), totaling $1,810,000 at a median of $472,500 (n=4, an even count, so the median is the mean of the two middle sales, $470,000 and $475,000). The highest-priced Feather Sound sale in that window closed at $485,000, and the median sale-to-list ratio was 98.96%. Four sales is a thin year, so our seller figures widen to the last 24 months, the first window with ten or more closings: 11 sales at a median of $475,000. The Matrix pull behind this page recorded prices, living areas and days on market, not the listing office on each sale, so we do not state a represented-sale count here; ask us and we will walk you through every one of those closings.
For Feather Sound 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 Feather Sound that marketing has to reach buyers before they reach the gate, because the 2017 restated declaration bars "For Sale" and "Open House" signs anywhere on the condominium property, including in a window, without the association's advance written approval. We build the file before the first showing: the plan, the floor and the garage space, the approval application and its timeline, the lease history, the association's estoppel certificate, the clubhouse association's share, the flood facts for your building and a straight answer to the question every condominium buyer now asks about stories, reserves and Florida's condominium safety laws.
For Feather Sound buyers: the first question is the approval, because the board has 15 days from a complete application to approve or disapprove the sale, and your contract has to allow for it. The second is the plan and the floor, because the four sizes run only 91 square feet apart and trade on condition and view as much as size. The third is the full monthly cost, because the Feather Sound condominium fee, the clubhouse association, the master association and the mandatory club dues stack. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Heron Lane building; we answer them below.
Honors and recognition:
We tracked every one of the 16 Feather Sound closings on the Southwest Florida MLS over the last five years and every recorded Feather Sound sale the county holds since the first homes closed in May 1998, and in the last 12 months we tracked all 61 closings across The Strand, so a Feather Sound 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 Feather Sound at The Strand home? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072, and see how we sell homes in The Strand.
Buying a home in Feather Sound at The Strand? Call Marc at (239) 287-5873 for a personalized buyer consultation, see buying a home in The Strand, or read how we represent buyers in Southwest Florida.
Living in Feather Sound at The Strand means owning a 1998 or 1999 condominium in a two-story building of eight, with one garage space in a separate garage building, a pool and clubhouse shared with Cypress Cove, lake views across to a golf hole, no roof to maintain, and Social membership in The Club at The Strand.
Feather Sound carries 64 votes on the master association's 2026 annual meeting ballot, one for each home, making it the eighth largest of The Strand's 15 voting neighborhoods. The master association's Feather Sound page describes it plainly: "Feather Sound at The Strand is comprised of 64 individual units in 8 multi-family dwellings plus a pool and Clubhouse and is located on Heron Lane which is bordered on one side by a lake and the 4th hole of the Sabal golf course." What follows is what daily life at Feather Sound looks like, drawn from the recorded documents, the master association's own pages and the county's records.
Feather Sound at The Strand is one residential condominium governed by Chapter 718 of the Florida Statutes. Feather Sound at Pelican Strand, a Condominium was recorded March 4, 1998 at Official Records Book 2394, Page 2519, by Parker-Strand II, Inc., as a phase condominium of up to eight phases of eight to ten units each, "to a maximum of 64 Units." Each phase is one building, numbered 1 to 8, and each unit is identified by its building number and a two-digit unit number. The Collier County Clerk's index shows each of the eight buildings added by its own recorded certificate of amendment between March 1998 and May 1999.
The association is Feather Sound at Pelican Strand Condominium Association, Inc., Florida not-for-profit corporation N98000001118, filed February 25, 1998 and active, with its 2026 annual report filed March 30, 2026 and its principal address and registered agent at Dorrill Management Group, 5672 Strand Court, Suite 1. The master association's Feather Sound page lists a four-seat board and names Dorrill Management Group, (239) 592-9115, in its contact block, although the page's own text still mentions an earlier manager, Sentry Management, which filed the association's recorded notices of commencement from 2020 to 2022. Beside the condominium association sits a second, smaller association that Feather Sound owners also belong to: Cypress Cove/Feather Sound Clubhouse Association, Inc., which owns and runs the pool and clubhouse the two neighborhoods share. Above both sits The Strand Master Property Owners Association, Inc., and beside all of them sits The Club at The Strand, which is privately owned.
Every Feather Sound building has its own street address with eight homes behind it. The Collier County Public Schools address register, which lists every unit address, the Collier County site address points and the Collier County 2026 tax roll place the buildings as follows:
Building | Address | Homes | Year built (county roll) | Added to the condominium |
|---|---|---|---|---|
1 | 5677 Heron Ln | 8 | 1998 | March 25, 1998 |
2 | 5681 Heron Ln | 8 | 1998 | June 5, 1998 |
3 | 5685 Heron Ln | 8 | 1998 | July 24, 1998 |
4 | 5689 Heron Ln | 8 | 1998 | October 16, 1998 |
5 | 5693 Heron Ln | 8 | 1998 | December 7, 1998 |
6 | 5697 Heron Ln | 8 | 1999 | February 17, 1999 |
7 | 5701 Heron Ln | 8 | 1999 | March 24, 1999 |
8 | 5705 Heron Ln | 8 | 1999 | May 19, 1999 |
"Added to the condominium" is the recording date of the certificate of amendment for that building in the Collier County Official Records. That is eight buildings and 64 homes, exactly the association's count and the recorded maximum. The buildings run south to north from the shared clubhouse, so building 1 at 5677 Heron Lane is nearest the pool and building 8 at 5705 is at the quiet north end.
One address trips up buyers and even some listings: 5665 Heron Lane. It is on Heron Lane, it sits beside the Feather Sound clubhouse, and it is not Feather Sound. It is a four-home Cypress Cove building, numbered 24 in the Cypress Cove phase sequence, and the county roll files it under Cypress Cove. The MLS "subdivision" field on Strand listings is typed by listing agents and is not always consistent, so the house number is the reliable key: 5677 to 5705 Heron Lane is Feather Sound; 5665 Heron Lane is Cypress Cove.
The 2026 preliminary tax roll answers this better than any brochure. Of Feather Sound's 64 homes, 27 (42.2%) carry a homestead exemption, and 36 (56.3%) have a Florida mailing address; the rest mail to other states, led by Illinois (8), New York (4), Massachusetts (3), Ohio (2) and Wisconsin (2), with one each to Canada and Spain. In plain terms, and this is our reading rather than a survey, Feather Sound is a little over two-fifths year-round, a higher share than neighboring Wedge Wood (34.2% homesteaded on the same roll) and a little lower than Cypress Cove (48.9%). The restated declaration adds a rule few Naples condominiums carry: no person or entity may hold an ownership interest in more than one Feather Sound unit at a time, except briefly during a documented hardship sale. That rule keeps investors from assembling several homes, and it is one reason the owner mix stays close to half year-round.
A Feather Sound owner does not replace a roof, repaint the building or maintain the grounds. The 2017 restated declaration makes the association responsible for "roofs covering the Units," for "all exterior walls of the buildings containing the Units, including the exterior walls and concrete slabs contained within screened lanais," for parking spaces, driveways, the streets and drives, landscaping and drainage, and for the utility conduits that serve more than one unit. What remains the owner's: the inside of the unit and its fixtures, the screening and structure of the rear lanai, the air conditioning equipment and its piping that serve only that unit, the water heater, the interior of the assigned garage, and the owner's own HO-6 insurance. The Feather Sound fee amount itself is not published on any public page we could find; the fee section below explains how to get the exact figure in writing.
A February weekday at Feather Sound might start with coffee on a screened lanai facing the lake, where fountains the association operates under a recorded 2013 license from the club's owner play in the water and golfers work down the Sabal nine's fourth hole on the far bank. Then a short walk south along Heron Lane to the shared pool and clubhouse, a tee time on one of the club's three nines of Gordon Lewis golf, or a pickleball game at the club's seven courts. Errands are a short drive: Feather Sound sits just inside the main gate, and the Publix at 5624 Strand Boulevard is in the commercial center just outside it. Immokalee Road puts I-75 about 0.4 miles from The Strand's entrance and NCH North Naples Hospital about six minutes away, off-peak (OSRM public router, measured from Strand Boulevard at Immokalee Road). Evenings might be a neighborhood gathering at the clubhouse; the master association's page notes that "Feather Sound has an extremely active Social Calendar and all activities are well attended."
Selling a Feather Sound home this season? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Feather Sound at The Strand recorded 4 MLS closings in the 12 months to September 26, 2026, at a median of $472,500, from $380,000 to $485,000, at a median 98.96% of list and 19 days on market. Two Feather Sound homes were active that day, asking $479,000 and $569,000, and none was under contract.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded sales through the newest Feather Sound recording, April 29, 2026)
Feather Sound is a small, low-turnover neighborhood: 64 homes, and in most years only a handful change hands. So this section gives every figure its window and its count, and widens the window when twelve months is too thin to stand on. Two rules govern the numbers. First, MLS price per square foot divides by the living area the listing agent entered, and the county roll's heated area is a separate measure; at Feather Sound the two agree on almost every sale, and where they differ we say so. Second, a median is stated with its count and parity, and the per-foot and sale-to-list figures are medians of per-sale ratios, not ratios of totals.
Southwest Florida MLS Matrix, Development THE STRAND, Heron Lane rows from 5677 to 5705, closings September 27, 2025 to September 26, 2026, pulled September 26, 2026. Building address only, never a unit number.
MLS close date | Building address | Beds and baths | MLS living area | List price | Sold price | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
March 19, 2026 | 5685 Heron Ln (building 3) | 2 bed + den, 2 bath | 1,449 sq ft | $475,000 | $470,000 | 98.95% | 28 |
April 30, 2026 | 5685 Heron Ln (building 3) | 2 bed + den, 2 bath | 1,449 sq ft | $475,000 | $475,000 | 100.00% | 8 |
July 28, 2026 | 5697 Heron Ln (building 6) | 2 bed + den, 2 bath | 1,490 sq ft | $399,999 | $380,000 | 95.00% | 51 |
August 31, 2026 | 5693 Heron Ln (building 5) | 2 bed + den, 2 bath | 1,540 sq ft | $490,000 | $485,000 | 98.98% | 10 |
Our arithmetic on those four rows: $1,810,000 in total volume; a median sold price of $472,500 (n=4, even, the mean of $470,000 and $475,000) and a mean of $452,500; a median of $319.65 per square foot of MLS living area (the mean of $314.94 and $324.36; the mean of the four per-sale ratios is $305.54); a median sale-to-list ratio of 98.96% (the mean of 98.95% and 98.98%; mean 98.23%); and a median of 19 days on market (the mean of 10 and 28). One of the four sold at its full list price, a 1,449 square foot home at 5685 Heron Lane in April 2026 after 8 days. For comparison, all 49 condominium and attached closings across The Strand in the same window closed at a median $565,000, $309.87 per square foot and 67 days, and the whole community's 61 closings at a median $610,000 (Southwest Florida MLS Matrix, pulled September 26, 2026).
The four sales read as two stories. Three closed within 2% of list in weeks, which says well-presented Feather Sound homes priced near $475,000 are selling. The fourth, $380,000 in July 2026, is the lowest Feather Sound sale since October 2021 and $255.03 per square foot; it was listed under $400,000 and still took 51 days. That spread, $105,000 across four sales of plans within 91 square feet of each other, is what a Feather Sound valuation has to explain home by home.
Two Feather Sound homes were active on September 26, 2026, and none was pending (Southwest Florida MLS Matrix):
Status | Building address | Beds and baths | MLS living area | Asking price | Asking $ per sq ft (our arithmetic) | Days on market |
|---|---|---|---|---|---|---|
Active | 5701 Heron Ln (building 7) | 3 bed, 2 bath | 1,449 sq ft | $569,000 | $392.69 | 60 |
Active | 5693 Heron Ln (building 5) | 2 bed + den, 2 bath | 1,490 sq ft | $479,000 | $321.48 | 63 |
The $479,000 listing sits inside the band of the last year's closings, $6,500 above the median. The $569,000 listing asks $84,000 more than the highest Feather Sound closing of the last 12 months ($485,000) and $26,000 less than the highest Feather Sound sale on record, $595,000 for a home of the same 1,449 square foot plan in the same building in August 2025. Both listings had been on the market about two months on the pull date.
Two active listings against 4 closings in twelve months is 6.0 months of supply at the last year's pace (2 divided by 4 per 12 months, our arithmetic), and 4.4 months at the 24-month pace of 11 closings. Two listings are 3.1% of the neighborhood's 64 homes. Across The Strand, 9 actives against 61 closings made 1.77 months of supply, and 9 actives were 0.84% of 1,073 homes (Southwest Florida MLS Matrix). Feather Sound held 2 of The Strand's 9 actives that day, a larger share than its 6% share of homes, so a Feather Sound seller listing this fall should expect a buyer to tour both competing homes first.
Feather Sound at The Strand is the Heron Lane condominium just inside The Strand's gate, and on September 26, 2026 it held 2 of the community's 9 active MLS listings, asking $479,000 and $569,000, while its last four closings ran from $380,000 to $485,000. With two competing listings and a board approval step every buyer must clear, a Feather Sound seller who prices to the plan, the view and the record, and has the approval package ready on day one, is in a strong position.
Selling a Feather Sound at The Strand home? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072, and see how we sell homes in The Strand.
Buying at Feather Sound at The Strand? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Four sales is too few to lean on, so we widen the window until it holds ten or more closings. Twenty-four months is the first window that clears ten:
Southwest Florida MLS Matrix, pulled September 26, 2026, our arithmetic. Thirty-six months adds two more closings (13 at a median of $475,000, 96.76% of list, 28 days).
Over the full 60 months from September 27, 2021, the MLS records 16 Feather Sound closings at a median of $476,500 (n=16, even, the mean of $475,000 and $478,000), from $370,000 to $595,000, totaling $7,575,500, at a median $324.93 per square foot, a median 96.88% of list (the mean of 96.76% and 97.00%) and a median 26.5 days on market; 3 of the 16 sold at or above list. For comparison, Cypress Cove came in at 99.26% of list, Grande Reserve 98.70%, Clubside 98.55%, The Pinnacle 98.51%, Wedge Wood 97.80%, Turnberry Woods 97.20% and Trophy Club 96.26% over the same 60 months (Southwest Florida MLS Matrix, pulled September 26, 2026). Feather Sound has sold further below its asking prices than most of its condominium neighbors, and that is a pricing lesson rather than a verdict on the homes.
Calendar year | MLS closings | Median sold price | Parity | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|
2021 (October to December only) | 1 | $370,000, listed | n=1 | 100.27% | 5 |
2022 | 0 | none | none | none | none |
2023 | 3 | $478,000 | odd | 95.60% | 25 |
2024 | 2 | $400,000 and $510,000, listed | n=2 | 87.15% and 102.00% | 232 and 2 |
2025 | 6 | $496,500 | even, mean of $485,000 and $508,000 | 95.68% | 75.5 |
2026 through September 26 | 4 | $472,500 | even, mean of $470,000 and $475,000 | 98.96% | 19 |
Southwest Florida MLS Matrix, pulled September 26, 2026; 2021 covers only the closing inside the 60-month window. The pattern reads plainly: no Feather Sound home closed through the MLS in all of 2022, the year prices jumped across Naples; 2023 sales landed near $478,000; 2025 brought the most sales in the window and the record price, $595,000; and 2026 has settled back near $475,000 with faster sales. Wedge Wood, the closest comparison, moved from a $515,000 median in 2024 to $430,000 in 2025 on the same MLS pull.
The five-year record holds a lesson in presentation. A 1,449 square foot home at 5701 Heron Lane (building 7) closed in December 2024 at $400,000, 87.15% of a $459,000 list after 232 days, listed as a two bedroom plus den. The same home closed again in August 2025 at $595,000, listed as a three bedroom and sold at 94.59% of $629,000 after 131 days: a $195,000 difference in eight months, and the highest Feather Sound sale on record (Southwest Florida MLS Matrix; the county recorded the second sale at $595,000 on August 8, 2025). We do not know what work was done in between, and we will not guess. What the record shows is that a Feather Sound home's condition and presentation can swing its price by more than any plan difference.
Every Feather Sound building holds two homes of each of four county sizes. Over 60 months, by the living area the MLS recorded:
MLS living area | MLS closings | Sold prices | Median |
|---|---|---|---|
1,449 sq ft | 7 | $400,000 to $595,000 | $478,000 |
1,478 to 1,500 sq ft | 3 | $370,000, $454,000 and $575,000 | $454,000 |
1,490 sq ft | 4 | $380,000 to $510,000 | $471,500 (mean of $458,000 and $485,000) |
1,540 sq ft | 2 | $447,500 and $485,000 | listed |
Southwest Florida MLS Matrix, pulled September 26, 2026; one agent entered 1,500 square feet for a home the county roll carries at 1,478. Counts this small cannot rank the plans. What they show is that the smallest plan, 1,449 square feet, has sold as high as any other, so plan size is not what sets a Feather Sound price. Condition, bedroom count as marketed (a den finished as a third bedroom is listed that way), view and timing do.
Collier County recorded sales (DOR-qualified deeds, county sales file indexed September 26, 2026, newest Feather Sound recording April 29, 2026) show 2 qualified Feather Sound resales from August 29, 2025 to August 28, 2026, at $470,000 (recorded March 9, 2026) and $475,000 (recorded April 29, 2026), both at 5685 Heron Lane, the same two sales the MLS shows closing in March and April. The county file had not yet picked up the July and August 2026 MLS closings. Over the county's 24-month window, August 29, 2024 to August 28, 2026, there were 9 qualified Feather Sound resales at a median of $475,000 (n=9, odd), from $400,000 to $595,000. Recording dates differ from MLS close dates by days to weeks. The county record is the recorded price; the MLS record carries the list price and days on market.
The Collier County 2026 tax roll (preliminary, files dated August 29, 2026) values Feather Sound homes in the tightest band of any Strand condominium: a median total just value of $375,485 (n=64, even, the mean of $373,270 and $377,700), from $368,270 to $382,700. Each plan carries one value: $368,270 for the 1,449 square foot homes, $373,270 for 1,478, $377,700 for 1,490 and $382,700 for 1,540. The roll's tax figure for a home without a homestead exemption has a median of $3,353 (n=37, odd), and homesteaded homes carry a median of $1,834 (n=27, odd). A just value is the county's mass-appraisal figure as of January 1 and is not a price; recorded Feather Sound sales in the last two years ran $400,000 to $595,000. Final 2026 tax bills are mailed in November, and a buyer's own bill resets toward the purchase price because the Save Our Homes assessment cap resets when a property sells.
Three facts drive a Feather Sound price in 2026. First, the approval step is part of the price: every buyer needs the board's written approval, and a seller who delivers a complete application quickly keeps a buyer from walking. Second, condition beats plan: the four plans are within 91 square feet of one another, and the same home has sold for $400,000 and $595,000. Third, supply is heavier than the neighbors': two active listings against four sales in a year is six months of supply, three times The Strand's pace. A seller who prices to the last 24 months' record and presents the home well will sell; one who prices to the $595,000 record without that home's presentation is asking a buyer to pay for work they cannot see.
The newest Feather Sound closing in the MLS record, August 31, 2026 at 5693 Heron Lane (building 5), shows how this market rewards the right home. It was a 2 bedroom plus den, 2 bath home of 1,540 square feet, the largest Feather Sound plan, listed at $490,000 and sold at $485,000 after 10 days, 98.98% of list and $314.94 per square foot. Five weeks earlier, a 1,490 square foot home at 5697 Heron Lane sold for $380,000 after 51 days at 95.00% of a $399,999 list, $255.03 per square foot. Same neighborhood, same builder, the same summer: $105,000 apart for 50 square feet. That spread is why we price from condition, view and presentation, not from square footage alone.
Thinking about what your Feather Sound home would bring? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072. Buying and want these comps for a specific building? Call Marc at (239) 287-5873.
Feather Sound at The Strand prices have more than tripled since the first sales of 1998 and 1999, when the county recorded median prices of about $140,000 to $144,000, to a 2025 median of $496,500. The recorded high is $595,000 in August 2025, and the 2026 median through April 29 is $472,500.
Data updated: September 2026 (Collier County recorded sales, DOR-qualified, every Feather Sound unit, indexed September 26, 2026)
Feather Sound has one of the longest continuous recorded sale histories in The Strand, because its first homes closed in May 1998, before most of the community existed, and the county sales file carries every qualified deed on all 64 units since. The table below uses those recorded sales, grouped by the calendar year the deed was recorded; it is a separate record from the MLS figures above and covers years before the MLS pull began.
Recorded year | Qualified sales | Median recorded price | Parity | Low | High |
|---|---|---|---|---|---|
1998 (first sales) | 37 | $140,000 | odd | $125,500 | $158,700 |
1999 (last first sales, first resales) | 27 | $144,200 | odd | $130,000 | $163,400 |
2002 | 13 | $170,000 | odd | $150,000 | $209,000 |
2004 | 14 | $209,450 | even, mean of $209,000 and $209,900 | $179,000 | $249,000 |
2005 | 3 | $331,000 | odd | $295,000 | $335,000 |
2007 | 4 | $273,000 | even, mean of $250,000 and $296,000 | $225,000 | $300,000 |
2010 | 4 | $166,500 | even, mean of $153,000 and $180,000 | $141,000 | $200,000 |
2013 | 5 | $190,000 | odd | $170,000 | $191,000 |
2016 | 4 | $272,000 | even, mean of $269,000 and $275,000 | $269,000 | $275,000 |
2019 | 4 | $229,500 | even, mean of $221,000 and $238,000 | $210,000 | $246,000 |
2020 | 3 | $245,000 | odd | $238,000 | $250,000 |
2021 | 11 | $321,500 | odd | $262,000 | $395,000 |
2022 | 0 | none | none | none | none |
2023 | 3 | $478,000 | odd | $454,000 | $485,000 |
2024 | 2 | $455,000 | even, mean of $400,000 and $510,000 | $400,000 | $510,000 |
2025 | 6 | $496,500 | even, mean of $485,000 and $508,000 | $447,500 | $595,000 |
2026 through April 29 | 2 | $472,500 | even, mean of $470,000 and $475,000 | $470,000 | $475,000 |
Collier County recorded sales, selected years; the full year-by-year series is in our research file and we will send it on request. The story in the record: the first recorded sale of each of the 64 homes ran from May 15, 1998 to September 3, 1999 at a median of $142,550 (the mean of $142,500 and $142,600); prices rode the 2005 peak to a median of $331,000, fell back to about $166,500 to $169,000 in 2010 and 2011, climbed slowly through the 2010s, jumped in 2021, when 11 Feather Sound homes sold at a median of $321,500, and reached a recorded median of $496,500 in 2025. No qualified Feather Sound sale was recorded in 2022.
Across all of The Strand's qualified recorded sales, the county's calendar-year medians ran $308,500 in 2019, $312,000 in 2020, $367,000 in 2021, $550,000 in 2022, $640,000 in 2023, $652,500 in 2024 and $610,250 in 2025 (Collier County recorded sales, files dated August 29, 2026). Feather Sound moved with the community, roughly doubling from 2019 to 2023, and unlike The Strand as a whole its 2025 recorded median was higher than its 2023 median, on six sales. Its 2026 figures, two recorded sales at $470,000 and $475,000, sit about 5% below 2025.
An owner who bought at Feather Sound before 2021 is almost certainly selling at a gain on the recorded medians; an owner who bought in 2023 to 2025 may be near the purchase price today. That second group is where pricing strategy matters most, because the temptation is to price to what was paid rather than to what the last buyers paid for the same plan in the same condition. We show every owner the recorded sales for their plan and their building before we suggest a number. Call Jesse direct at (239) 898-6072, or buyers can call Marc at (239) 287-5873 to see the same record before an offer.
Feather Sound at The Strand was declared on March 4, 1998 by Parker-Strand II, Inc., one of Jack Parker's single-purpose building companies, as one of the first two condominiums at what was then called Pelican Strand. Its first homes closed in May 1998, its eighth building was added in May 1999, and owners restated its declaration in 2017.
The Strand began as Pelican Strand. Pelican Strand, Ltd. was formed on March 30, 1995 with Pelican Strand Development Corporation as its general partner; construction began in 1996; the golf courses and the clubhouse opened in 1997; and the master declaration for Pelican Strand was dated March 7, 1997 and recorded at O.R. Book 2292, Page 1637. On April 30, 1999 the developer, the development corporation and the master association all changed their names to The Strand, the same day, per the Articles of Amendment on file with the Florida Division of Corporations. Feather Sound was declared a year earlier, which is why its recorded name, its association and the county roll all still say "at Pelican Strand."
The Collier County Clerk's stamps tell the story of a single afternoon. On March 4, 1998, Parker-Strand I, Inc. and Parker-Strand II, Inc. recorded the Declaration of Covenants, Conditions and Restrictions for Cypress Cove/Feather Sound Clubhouse Association at O.R. Book 2394, Page 2475, creating "a recreational parcel and two (2) condominiums sharing" it. The Feather Sound at Pelican Strand declaration followed at O.R. 2394, Page 2519, with a surveyor's certificate at Page 2597, and the Cypress Cove declaration after it at Page 2599. Those are the two oldest condominium declarations in The Strand, and the master association's Feather Sound page calls Feather Sound "one of the first communities constructed at The Strand."
The declaration was written as a phase condominium under section 718.403 of the Florida Statutes. It opened with Phase 1, one building of eight homes, and gave the developer the right to add Phases 2 through 8, "to increase the number of Units from 8 Units to a maximum of 64 Units," within seven years. Each owner's share of the common elements, expenses and surplus is one over the number of units submitted, so every home carries the same one-sixty-fourth share today. The developer then recorded a certificate of amendment as each building was finished, attaching the revised plot plan, the surveyed floor plans and a surveyor's certificate of substantial completion by Consul-Tech Engineering of Bonita Springs:
Building and phase | Certificate of amendment recorded | Official Records |
|---|---|---|
1 | March 25, 1998 | |
2 | June 5, 1998 | |
3 | July 24, 1998 | |
4 | October 16, 1998 | |
5 | December 7, 1998 | |
6 | February 17, 1999 | |
7 | March 24, 1999 | |
8 | May 19, 1999 |
The declaration also stated that "Time-share estates shall not be created," a rule the 2017 restatement keeps by banning fractional ownership and vacation club use.
Feather Sound's declarant, Parker-Strand II, Inc., was one of four single-purpose Jack Parker companies at The Strand. Parker-Strand I declared Cypress Cove; Parker-Strand II declared Feather Sound and Wedge Wood I; Parker-Strand III declared Wedge Wood II and the three Clubside condominiums; and Parker-Strand IV declared The Pinnacle. The master association's Feather Sound page credits "Jack Parker Construction Company in 1998," and the Collier County 2026 tax roll carries buildings 1 to 5 with a 1998 year built and buildings 6 to 8 with 1999. The recorded legal descriptions place the whole neighborhood on Tract 2 of a Pelican Strand replat, west of the Strand Boulevard right of way, with Cypress Cove on the adjoining Tract 1.
Owners have amended the Feather Sound declaration twice. At a meeting on April 11, 2006 they adopted three amendments, recorded April 28, 2008 at O.R. 4353, Page 3615: a $500 working capital contribution paid by each purchaser at closing; the end of the original "no restrictions on the transfer" rule, replaced by the board's prior written approval of every transfer; and board approval of every lease with a 15-day decision window. Then at the annual meeting on February 28, 2017, at least two-thirds of the voting interests present approved the Amended and Restated Declaration of Condominium, with restated articles and bylaws, recorded March 22, 2017 at O.R. 5374, Page 1383, 112 pages that replace the 1998 text in its entirety. That restatement is the document that governs a Feather Sound home today, and the rules sections below quote it.
Date | Event | Record |
|---|---|---|
March 30, 1995 | Pelican Strand, Ltd. formed | Florida Division of Corporations |
March 7, 1997 | Master declaration for Pelican Strand dated; recorded at O.R. 2292, Page 1637 | Collier County Official Records |
November 1997 | The Club at The Strand opens | Club history |
February 25, 1998 | Feather Sound association incorporated | Florida Division of Corporations |
March 4, 1998 | Clubhouse declaration and Feather Sound declaration recorded | Collier County Official Records |
March 25, 1998 | Building 1 added, with first and second floor plans | O.R. 2401, Page 3088 |
May 15, 1998 | First recorded Feather Sound sale | Collier County recorded sales |
April 30, 1999 | Pelican Strand renamed The Strand | Florida Division of Corporations |
May 19, 1999 | Building 8 added; all 64 homes submitted | O.R. 2548, Page 3017 |
April 11, 2006 | Owners adopt purchase approval, lease approval and a $500 capital contribution (recorded 2008) | O.R. 4353, Page 3615 |
May 28, 2010 | Easement to the master association for irrigation recharge wells | O.R. 4571, Page 649 |
May 2, 2013 | Fountain license from the club's owner for the lake | O.R. 4915, Page 1540 |
March 22, 2017 | Amended and Restated Declaration recorded | O.R. 5374, Page 1383 |
May 23, 2019 | Notice of commencement for roofing work by Colonial Roofing | O.R. 5633, Page 2302 |
April 20, 2022 | Notice of commencement for exterior painting of the buildings | O.R. 6113, Page 3829 |
August 8, 2025 | Highest recorded Feather Sound sale, $595,000 | Collier County recorded sales |
September 26, 2026 | 16 MLS closings in five years at a median of $476,500 | Southwest Florida MLS Matrix |
Feather Sound at The Strand has four home sizes on the county roll, 1,449, 1,478, 1,490 and 1,540 square feet of heated area, usually listed as two bedrooms plus a den and two baths. Every one of the eight two-story buildings holds two homes of each size, four on each floor, and every home has one garage space.
The Collier County 2026 tax roll carries 64 Feather Sound units, and in every building the eight homes sort into four sizes, two of each. Across the neighborhood: 15 homes at 1,449 square feet, 16 at 1,478, 16 at 1,490 and 15 at 1,540, plus one home the roll records at 1,450 square feet and one at 1,149 square feet whose values match the 1,540 and 1,449 square foot plans exactly, which reads as two data-entry variants rather than two different plans. The county gives each size one value, so the roll prices the plans only $14,430 apart, from $368,270 to $382,700.
County heated area | Homes (2026 roll) | 2026 just value | How the MLS usually lists it | 60-month MLS closings |
|---|---|---|---|---|
1,449 sq ft | 15, plus one entered at 1,149 | $368,270 | 2 bedrooms plus den, 2 baths; sometimes 3 bedrooms | 7 |
1,478 sq ft | 16 | $373,270 | 2 bedrooms plus den, 2 baths; sometimes 3 bedrooms | 3 (one entered at 1,500) |
1,490 sq ft | 16 | $377,700 | 2 bedrooms plus den, 2 baths | 4 |
1,540 sq ft | 15, plus one entered at 1,450 | $382,700 | 2 bedrooms plus den, 2 baths | 2 |
County heated area and just value from the Collier County 2026 tax roll (preliminary, files dated August 29, 2026); bedroom descriptions and sales from the Southwest Florida MLS Matrix, pulled September 26, 2026. The 1998 declaration set the envelope: "a minimum of 1200 square feet and a maximum of 3,000 square feet" for any unit, eight to ten units per phase. The same four sizes appear at Wedge Wood, the other Jack Parker eight-home condominium in The Strand; nowhere else behind the gate.
The recorded floor-plan sheet for each phase shows the building the same way: a "FIRST FLOOR PLAN" with four homes side by side and a "SECOND FLOOR PLAN" with four homes above them, the upstairs homes reached by stairs between the units, every home with its own patio or lanai. In front of each building the sheets draw three small detached garage buildings holding eight garage spaces, one per home, each marked with its unit's number, set around a parking court off Heron Lane. The sheets also carry elevation notes on the survey's datum: 16.8 to 16.9 feet at the first floor, 25.8 to 25.9 feet at the second, and a roof line of 35.0 to 41.8 feet. Our reading of the sheets and the aerial is that each building sits on the lake side of the parking court, with its lanais facing the water. On the federal aerial behind this page's hero image, the eight buildings stand in a single slightly curving row, light roofs above a long lake, with the garages and parking along Heron Lane and Strand Boulevard beyond.
This is the Feather Sound detail that matters most at closing, and it is the opposite of Cypress Cove next door. The 1998 declaration designated "certain garages as Limited Common Elements" and provided that "Each Unit shall always have the exclusive use of one (1) garage space." The 2017 restatement keeps that structure, listing as limited common elements "any private drive, and garage that is intended for the exclusive use for the Unit to which it is appurtenant." In plain terms, your garage space is not part of the deed's unit; it is a common element reserved to your home, it passes with the home, and it cannot be sold separately. The restatement then governs how you use it: "the Owner must be able to park one (1) passenger vehicle or one (1) golf cart in the garage at all times"; no household furniture or storage boxes, though golf clubs, beach chairs, tools and similar items are fine; no conversion to living area; no garage sales; and garage doors closed overnight and when you are not using it. A 2022 notice of commencement shows the association replacing the garage doors as a common project.
The restatement gives each owner the exclusive use of the balcony or lanai attached to the home and makes the owner "solely responsible for maintenance, repair, replacement and reconstruction" of its screening and associated structures, while the association maintains the building's exterior walls and the concrete slab. Outdoor cooking is limited: "No hibachi, grill, fire pit or other similar device fueled by charcoal or gas" may be stored or used on a balcony or lanai; built-in electric grills may be allowed under the association's rules. Owners may not leave pets unattended on screened porches or balconies.
Three recorded rules shape a renovation. Hard flooring such as "hardwood, vinyl or ceramic tiles" other than the developer's original may be installed only over sound-deadening material "meeting a minimum IIC rating of 70," and only with the association's written approval before installation; the board may make an owner remove flooring that does not meet the standard. That matters most for the four second-floor homes in each building, whose floors are the first-floor homes' ceilings. Window coverings are governed by the association's rules. And hurricane shutters must match "the standard model, color and style adopted by the Board of Directors," which the board may not refuse to approve when an owner's shutters conform. Ask the association for its current shutter specification and its flooring approval form before pricing a remodel.
Setting | Buildings | What you see |
|---|---|---|
Lake and golf, west | All eight, from the rear lanais | The long lake with the association's fountains and, across it, the Sabal nine's fourth hole |
Clubhouse end | Building 1 at 5677 Heron Lane | The shared pool and clubhouse just south |
North end | Building 8 at 5705 Heron Lane | The quiet end of the row, farthest from the gate traffic |
Street side, east | All eight, from the front entries | The parking court, garage buildings, Heron Lane and Strand Boulevard |
Our reading of the recorded plot plan, the federal aerial and the master association's description, not a recorded view designation. The declaration does not assign or protect any view.
Buildings 1 to 5 date from 1998 and buildings 6 to 8 from 1999 on the county roll, before Florida's statewide building code took effect on March 1, 2002, as most of The Strand's neighborhoods do. That affects insurance more than anything else: roof age, wind-mitigation features and window and door protection drive the premium on the association's master policy and on each owner's HO-6 policy. The recorded notices show roofing work in 2019 and exterior painting in 2022; ask for the association's wind-mitigation report and the roof replacement history for your building.
Selling a Feather Sound home whose plan and condition buyers should see first? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Deciding which plan and floor fit you? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Feather Sound at The Strand buildings are two stories. Each building's recorded phase amendment carries a "FIRST FLOOR PLAN" and a "SECOND FLOOR PLAN," four homes on each, and no third-floor plan appears in any of the eight. No Heron Lane address is on Collier County's milestone-inspection list.
Until this guide, Feather Sound was the one Strand condominium whose story count was not settled in the public research: our parent guide and our Cypress Cove and Wedge Wood guides all flagged it as open. The question matters because Florida's milestone inspection and structural integrity reserve study laws attach only to condominium buildings of three or more habitable stories. So we went to the recorded documents.
Question | Answer for Feather Sound | Evidence |
|---|---|---|
Stories per building | Two | Recorded phase floor-plan sheets, first and second floor only |
Homes per floor | Four | The same sheets |
On the county milestone list? | No | Collier County milestone buildings list, January 2026 |
Height cap under the zoning | 35 feet from the first habitable floor | Pelican Strand PUD, Collier County Ordinance 02-57 |
Milestone inspection required? | Does not appear to apply | Applies at three or more habitable stories |
SIRS required? | Does not appear to apply | Applies at three or more habitable stories |
That is our reading of the public record, not a legal opinion or an engineer's determination. The condominium law section below explains what does still apply, and it is most of what a buyer needs to ask about anyway.
Selling and want the two-story answer documented in your listing file? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Buying and want the recorded floor-plan sheet for your building? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
A Feather Sound at The Strand home comes with three layers of amenities: the pool and clubhouse Feather Sound shares with Cypress Cove through their joint clubhouse association, The Strand's gated, lake-laced grounds run by the master association, and mandatory Social membership in The Club at The Strand, with golf available as an optional upgrade.
The master association describes Feather Sound as "64 individual units in 8 multi-family dwellings plus a pool and Clubhouse," and its Cypress Cove page adds that the pool and clubhouse are "shared with Feather Sound." The legal structure behind those sentences is the recorded clubhouse declaration: Cypress Cove/Feather Sound Clubhouse Association, Inc. owns a "Clubhouse Parcel," every owner of a Cypress Cove or Feather Sound unit is a member with one vote per unit, and the association levies a uniform assessment on every unit to maintain the clubhouse, pool and lake, the streets, drives, parking areas and sidewalks that are part of its common area, landscaping, storm drains and drainage, insurance and reserves. The Collier County parcel map shows the clubhouse parcel as a 0.90-acre lot at the south end of Heron Lane, between Feather Sound's building 1 and Cypress Cove; it is the dashed outline on this page's hero image. With Feather Sound's 64 homes and Cypress Cove's 92, 156 homes share it, and Feather Sound owners hold 64 of its 156 votes. The restatement requires owners, family, guests and tenants to follow the pool and clubhouse rules and bars pets from the pool area, leashed or not.
The Club at The Strand, 5840 Strand Boulevard, requires Social membership of every homeowner; the Feather Sound restatement itself says each owner "automatically becomes a social-member" of the club, with dues collected by the master association. For 2026 there is no initiation fee for Strand homeowners and annual Social dues are $4,162, per the club's 2026 Membership Brochure. Social membership brings the clubhouse, dining at Tavern 59, The Grille and the Veranda, the heated Junior Olympic pool, the fitness center, social events and access to racquet sports. Upgrades are optional: Sport membership carries a $40,000 initiation and $7,652 in dues, Single Golf an $80,000 initiation and age-based dues of $9,920 to $12,380, and Full (Family) Golf a $100,000 initiation and dues of $11,121 to $15,861. The club advertises "NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums."
Amenity | Where | Who pays |
|---|---|---|
Shared pool and clubhouse | Clubhouse parcel at the south end of Heron Lane | Cypress Cove/Feather Sound Clubhouse Association, uniform assessment per unit |
Buildings, roofs, parking court, garage buildings, landscaping | Feather Sound | Feather Sound condominium association |
Lake fountains behind the buildings | The club-owned lake, under a recorded 2013 license | Feather Sound condominium association |
Gate, master roads, lakes, preserves, master landscaping | The Strand | Master association assessment, collected through the Feather Sound association |
27 holes of Gordon Lewis golf (Savannah, Sabal and Preserve nines) | The Club at The Strand | Optional golf membership, initiation and dues |
Clubhouse, dining, Junior Olympic pool, fitness and spa | The Club at The Strand | Mandatory Social dues, $4,162 in 2026 |
Eight Har-Tru tennis courts (four lit), seven pickleball courts, three bocce courts, croquet | The Club at The Strand | Social dues, with guest and program fees |
Club facts from the club's membership page, golf page, sports page and 2026 brochure; the fountain license is recorded at O.R. 4915, Page 1540. There is no marina or boat access anywhere in The Strand; the water is lakes.
The lake behind Feather Sound belongs to the club's owner, The Strand, LLC, which "is the owner of all of the lakes located within The Strand Golf and Country Club properties," per the recorded 2013 license agreement. That agreement gives the Feather Sound association a non-exclusive license to own, operate, power, repair and move the fountains in the lake, provided they do not "unreasonably interfere with play on the golf course." A separate 2010 easement lets the master association run irrigation recharge wells and pipes across part of the Feather Sound land under a South Florida Water Management District permit (O.R. 4571, Page 649). Neither changes daily life; both are the kind of recorded detail a title search turns up and a buyer should understand.
The Strand has a staffed gatehouse on Strand Boulevard north of the commercial center, a north gate near Fairway Court and a members-only rear gate near Pinnacle Lane. Feather Sound sits just inside the main gate, with Heron Lane opening off Strand Boulevard beside Cypress Cove, so a Feather Sound owner has one of the shortest drives in The Strand to the gate, the Publix and Immokalee Road. Residents enter with transponders, which cost $20 each from August 1, 2025, and are issued to "residents, members, and approved renters only," per the master association's transponder form.
The master association holds a bulk agreement with Comcast for Xfinity television and internet service, paid by owners through the association, per its Comcast page, and the Feather Sound restatement makes any bulk cable service the association contracts a common expense. Ask the manager how the bulk charge appears on a Feather Sound owner's statement.
Selling a Feather Sound home with a lake view buyers should see first? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072. Weighing Feather Sound against other Strand neighborhoods for the amenities? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Feather Sound at The Strand condominium fee is not published on any public page we could find, and neither is the Cypress Cove/Feather Sound clubhouse assessment or The Strand master association's assessment, which the Feather Sound association collects. The one published layer is the club: every owner pays $4,162 in 2026 Social dues.
That is an honest answer, not a gap in effort. The master association's budget sits behind its owners' login, and neither the Feather Sound association nor the clubhouse association posts its budget publicly. Any "HOA fee" printed on a Feather Sound listing is a figure typed in by a listing agent; it may be current, stale, quarterly rather than monthly, or missing the clubhouse or master share. We do not repeat those figures here, and neither should a buyer rely on them. The exact figures come from the estoppel certificates and the adopted budgets.
The 2017 restatement sets the rules even though it does not set today's numbers. Each unit pays a one-sixty-fourth share of the common expenses, which include "amounts budgeted for the purpose of funding reserve accounts." The Feather Sound association "shall collect all assessments and other sums due the Master Association" and remit them. And one line matters at every closing: "The cost of water and sewer service shall also be a Common Expense and shall be metered and paid for through the Cypress Cove/Feather Sound Clubhouse Association." In other words, at Feather Sound water and sewer are part of the shared costs, not a separate bill to each owner, per the recorded restatement. Ask the manager whether that arrangement is unchanged today.
The restatement also sets the board's limits. The board may levy special assessments for unbudgeted operating needs, emergencies, reconstruction or the unexpected repair or replacement of a capital improvement, and may approve a material alteration of the common elements costing up to $50,000 in a fiscal year; anything above that needs two-thirds of the members present and voting at a meeting.
The 2006 amendment added a "working capital contribution in the amount of $500.00," paid by each purchaser to the association at closing. The 2017 restatement replaced the whole declaration, and the restated text we read does not repeat that section. Whether the association still collects a capital contribution, and in what amount, is therefore a question for the estoppel certificate, which lists every amount due at closing.
No. The Strand is not in a Community Development District: Florida's Official List of Special Districts lists none for it, and the Collier County CDD map layer shows none at any Strand point. The Collier County 2026 tax roll carries no non-ad valorem assessment on the Feather Sound units.
Owning at Feather Sound at The Strand costs five recurring layers: the Feather Sound condominium fee, the Cypress Cove/Feather Sound clubhouse assessment, the master association assessment, the mandatory $4,162 club Social dues for 2026, and Collier County property tax, which the 2026 roll puts at a median of about $3,353 for a home without a homestead exemption.
Layer | Who sets it | 2026 figure | Source |
|---|---|---|---|
Feather Sound condominium fee (building insurance, roofs and exterior walls, parking and garages, grounds, reserves) | Feather Sound association board | Not published; get it from the estoppel certificate | 2017 restated declaration |
Clubhouse assessment (shared pool and clubhouse, lake, common-area streets and parking, water and sewer as recorded) | Cypress Cove/Feather Sound Clubhouse Association board | Not published; uniform per unit, quarterly | Clubhouse declaration; 2017 restated declaration |
Master association assessment (gate, security, master grounds and lakes) | The Strand master association board | Not published; collected through the Feather Sound association | 2017 restated declaration; master association |
Club Social dues | The Club at The Strand | $4,162 a year, no initiation for homeowners | 2026 Membership Brochure |
Property tax | Collier County taxing authorities | Median about $3,353 without homestead on the 2026 preliminary roll | Collier County 2026 tax roll |
Optional Sport or golf membership | The Club at The Strand | $40,000 to $100,000 initiation plus dues | 2026 Membership Brochure |
Gate transponders | Master association | $20 each | Transponder form |
Flood insurance | The owner and the association | Depends on the lender's determination for your building; see the flood section | FEMA |
The county roll values every Feather Sound home between $368,270 and $382,700, and its tax figure for a home without a homestead exemption has a median of about $3,353; homesteaded owners carry a median of about $1,834, because the homestead exemption and the Save Our Homes cap reduce the taxable value. A buyer who pays $475,000 should expect the county to reassess the home toward its market value in the year after purchase, and should budget from the purchase price rather than from the seller's bill. The Florida Department of Revenue's Collier levies table shows the countywide levies behind the rate.
The restatement puts the lanai screening and structure, the air conditioning equipment and its piping serving one home, the interior of the assigned garage, and everything inside the unit, including its water heater, on the owner. It also lets the association require owners to prepare a unit for a period of vacancy and to offer a contract maintenance program for water heaters or air conditioning equipment. A Feather Sound owner budgets for the condenser, the water heater and the lanai screen; the roof, the exterior walls and the parking court are the association's.
Plan for the association's application and screening fee for the purchase approval, capped at the maximum Florida law allows; the estoppel fees, also capped by statute; any working capital contribution the association still collects; and the recording of the approval certificate, which the restatement says is recorded "at the expense of the purchaser." The club charges no Social initiation to Strand homeowners. In Collier County the buyer customarily pays for the owner's title insurance policy and chooses the closing agent, though the contract controls.
Selling and want your fee, tax and insurance facts in the listing file? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Want the full cost of a specific Feather Sound home before you offer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Feather Sound at The Strand is governed by three recorded layers: the 1997 Pelican Strand master declaration, the 1998 Cypress Cove/Feather Sound clubhouse declaration, and the Feather Sound condominium declaration, amended in 2006 and restated in full in 2017. The 2017 restatement's use, approval, leasing and pet rules govern daily life today.
Every Feather Sound home is subject to the Master Declaration of Covenants, Conditions, Restrictions and Easements for Pelican Strand, dated March 7, 1997 and recorded at O.R. Book 2292, Page 1637, which the Feather Sound restatement cites by book and page. It created The Strand Master Property Owners Association, Inc. (Sunbiz N97000001156), which operates under Chapter 720 and is managed by Dorrill Management Group. The Feather Sound restatement describes the master association's role in one sentence: it is responsible for "the access/gate facilities into The Strand, the main road throughout The Strand, bridges, lakes, preserve areas and other common areas which are not maintained and operated by a neighborhood association or by the Club." Two master rules reach every Feather Sound owner directly: no lease shorter than 30 days, and a limit of two domestic animals per parcel.
The Declaration of Covenants, Conditions and Restrictions for Cypress Cove/Feather Sound Clubhouse Association, O.R. Book 2394, Page 2475, recorded March 4, 1998, governs the shared clubhouse parcel. Four of its provisions matter most to owners today:
The Amended and Restated Declaration of Condominium (O.R. 5374, Page 1383, recorded March 22, 2017) carries its use restrictions in section 12, enforcement in section 13, transfer and lease approval in section 14, insurance in section 15 and amendment in section 20, and it attaches restated articles and bylaws. The headline rules:
Topic | What the 2017 restatement says |
|---|---|
Ownership | No person or entity may own an interest in more than one unit at a time, except while selling a primary unit during a documented financial or medical hardship |
Occupancy | One family, its servants and guests, as a residence; no business with employee or customer traffic; no public lodging, fractional ownership or vacation club use |
Guests without the owner | Allowed, but every unaccompanied overnight occupant must be registered with the manager, and guests staying more than 30 days in a year may be screened like a new owner or tenant |
Sale | Advance written approval of the association; decision within 15 days of a complete application; approval certificate recorded at the purchaser's expense |
Leasing | 30 days to 12 months; no more than three leases in any 12 months; every lease and renewal approved in writing; no more than 25% of units leased at once; no guests while the tenant is away |
Pets | Two typical household pets; no pets in leased units; named breeds and exotic pets barred; leashed outside the unit; never in the pool area |
Vehicles | Two permanent vehicles per home; no trailers, boats, RVs or commercial vehicles outside a garage; pickups up to a half ton and motorcycles only if kept in the garage; no full-size vans |
Garage | Must hold one car or golf cart at all times; no furniture storage, no conversion, no garage sales; doors closed overnight |
Signs | No "For Sale," "For Rent" or "Open House" sign anywhere on the property, including a window, without advance written approval; lock boxes allowed |
Floors | Hard flooring only over sound insulation meeting IIC 70, with written approval first |
Lanais | Owner maintains the screening; no charcoal or gas grill, hibachi or fire pit on a balcony or lanai |
Satellite dishes | Not on common elements; allowed in the unit or on limited common elements under federal law and board criteria |
Landscaping | Only the association's contractor plants or maintains landscaping |
Estate sales | Only by a professional estate sale company, with the board's advance written permission |
Shutters | Only the board-adopted model, color and style |
Amendment | Two-thirds of the voting interests present and voting at a meeting, with protections for unit boundaries and mortgagees |
Collier County Official Records, the restatement read in full for this page. The board may adopt further rules under section 12.19, and any amendment recorded after March 2017 would change this table; ask for the current rules and a title search for later amendments with the resale documents. We searched the Clerk's index under the association's name through September 2026 and found no declaration amendment recorded after the 2017 restatement.
Buyers sometimes find the original 1998 declaration online and read it as current. It is not. Several of its rules were looser than today's: it stated "There are no restrictions on the transfer of ownership of Units," allowed up to "two (2) dogs and cats in the aggregate" with no breed list, and set no maximum lease length, no limit on leases per year and no rental cap. The 2006 amendment and the 2017 restatement replaced all three. If a listing, an older blog post or a relative's memory describes Feather Sound's rules, check it against the 2017 text.
The restatement lets the association levy fines and suspend use rights under Florida law, seek injunctions, charge an owner for damage caused by the owner's tenants and guests, and act as the owner's agent to terminate a lease and evict a tenant who breaks the rules; owners and tenants are jointly liable for fines and the association's legal costs. Disputes that qualify under section 718.1255 of the Florida Statutes go to mandatory non-binding arbitration under the restated bylaws.
Yes. Every Feather Sound at The Strand sale needs the association's advance written approval. The seller gives notice with the buyer's information and the signed contract, the board has 15 days from a complete application to approve or disapprove, and disapproval is allowed only for good cause listed in the 2017 restatement.
This is the single biggest procedural difference between Feather Sound and Cypress Cove next door, whose recorded declaration places no approval requirement on a sale. It was added by owners in 2006 and carried into the 2017 restatement, and it applies to gifts, inheritances and other transfers too: a new owner by gift or devise must notify the association and have continued ownership approved.
Step | What the restatement requires |
|---|---|
Notice | The seller notifies the association of the intended sale with the buyer's name and address, a copy of the executed contract and the information the association reasonably requires |
Interview and information | The association may require the buyer to provide information and appear for an interview as part of the application |
Decision | Within 15 days after receipt of the notice and information, the association approves or disapproves |
Certificate | An approval is stated in a certificate in recordable form, recorded in the Collier County public records at the purchaser's expense |
Entity or group buyers | A corporation, trust, partnership or unrelated group may buy only with a designated single family as "primary occupants," changeable once every 12 months |
Lender exception | A mortgage lender that takes title through its mortgage, by foreclosure or deed in lieu, is exempt from the approval |
Unapproved transfers | Voidable unless the association later approves |
The board may withhold approval only if a majority of the whole board votes to, and only for the reasons the restatement lists. They include an application showing an intent to break the rules, a history of serious financial irresponsibility such as evictions, foreclosures or multiple collection accounts, a record of disregarding community rules as an owner or tenant, a failure to provide required information, fees or interviews on time or false information, being delinquent to the association, a purchase that would give the buyer an interest in more than one Feather Sound unit, and, for a lease, a lease that would push the share of rented units above 25%. The list also includes certain criminal convictions.
Selling and want the approval package ready before you list? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Buying and want the application timeline built into your offer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
No. Feather Sound at The Strand is not a 55+ community. The original 1998 declaration stated, in capital letters, "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM," and the 2017 restatement sets no age requirement; it asks only that children be supervised by an adult, and occupancy is limited to one family per home.
In practice Feather Sound skews toward retirees and seasonal owners, as most of North Naples' golf communities do. Census figures for the block group that includes The Strand show a median age of 70.4 and 36.6% of homes held for seasonal use, per the U.S. Census Bureau's American Community Survey 2020 to 2024 (Tract 112.13, Block Group 1, a geography that also covers neighboring communities). Families with school-age children can and do buy, and the school zone section below shows the three schools assigned to every Feather Sound building. The restatement's definition of "family" is specific: one person, related people living together as one household, or a household with no more than one unrelated adult, plus their custodial minor children. For a seller, the absence of an age rule widens the buyer pool; the approval step and the single-family occupancy rule are the checks that remain.
Yes, within tight limits. The Feather Sound at The Strand restatement allows leases of 30 days to 12 months, no more than three in any 12 months, each approved in writing in advance, with no more than 25% of the 64 units leased at once, no pets in leased units and no guests while the tenant is away.
Layer | Rule | Source |
|---|---|---|
Master association | No lease "less than thirty (30) days in duration"; leases in writing; owner liable for tenant violations | Pelican Strand master declaration |
Feather Sound restatement, section 12.4 | "No lease shall be for a period of less than thirty (30) days, or for more than twelve (12) months. No Unit may be leased more than three (3) times in any twelve (12) month period." | 2017 restated declaration |
Approval | Every lease, renewal and extension needs advance written approval; the board decides within 15 days of a complete application | 2017 restated declaration, sections 12.4 and 14 |
Cap | No more than 25% of the units rented or leased at any given time, and a lease that would exceed it is good cause to disapprove | 2017 restated declaration |
Occupancy | Only entire units; the tenant's family and guests only, and no guests occupying the unit while the tenant is not in residence | 2017 restated declaration |
Pets | "Pets are prohibited in rented or leased Units." | 2017 restated declaration, section 12.7 |
Fees and deposits | An application fee up to the legal maximum, none for renewal with the same tenant, and a security deposit where the Condominium Act allows | 2017 restated declaration; Florida Statutes section 718.112 |
Gate | Transponders go to "residents, members, and approved renters only" | Master association transponder form |
With 64 units, a 25% cap means at most 16 Feather Sound homes can be leased at the same time. Florida's condominium statute, section 718.112, governs what an association may charge for a lease or transfer approval, so ask the manager for the current fee.
Feather Sound works for seasonal leases of one to twelve months, up to three a year, and for annual leases, not for nightly or weekly rentals, and not for tenants with pets. The cap means a would-be landlord should ask the association how many units are leased today before buying for rental income, because a lease that would breach 25% can be disapproved. For the rental history of a specific home, and what similar Feather Sound homes lease for, call Marc at (239) 287-5873.
Close to three in five Feather Sound homes carry no homestead exemption on the 2026 roll, and some are leased part of the year. A home with a tenant in place can still be sold, but the lease, the approval certificate and the lease end date need to be in the listing file on day one, because the buyer's own approval, lender and insurer will all ask about occupancy.
Owners may keep up to two typical household pets at Feather Sound at The Strand under the 2017 restatement, but pets are prohibited in leased units, exotic pets and a list of named breeds are barred, pets must be leashed outside the unit, and no pet may enter the pool area.
The recorded text, section 12.7 of the restatement, opens: "The keeping of pets is a privilege not a right." It allows "A maximum of two (2) typical household pets" in a unit kept by its owners, and it bars breeding and farming, "Exotic pets, including without limitation snakes and reptiles," and "dangerous or vicious breeds including, without limitation, Pit Bulls, Rottweilers, German Shepherds, wolf hybrids, Doberman Pinschers and Chow Chows," plus any dog deemed dangerous under Collier County's dangerous dog ordinance. Pets must be on a leash and under control outside the unit, messes removed immediately, and pets may not be left unattended on screened porches or balconies. A pet the board finds to be a nuisance must be removed within three days of written notice, and the board has sole discretion on breed and nuisance questions. Pet owners also indemnify the association and other owners against claims arising from their pet.
Two points trip buyers up. First, the restatement's two-pet limit applies to owners, and "Pets are prohibited in rented or leased Units," so a tenant cannot bring a dog. Second, the breed list covers common family dogs such as German Shepherds. A buyer with a large dog should confirm the breed and the board's current rules before writing an offer. Under section 21.8 of the restatement and federal and Florida fair housing law, reasonable accommodation requests, such as for an assistance animal, are handled separately from the pet rules.
Florida's milestone inspection and structural integrity reserve study (SIRS) laws attach to condominium buildings of three or more habitable stories. Feather Sound at The Strand's eight buildings are two stories on every recorded phase floor plan and absent from Collier County's milestone list, so neither mandate appears to apply. That is our reading, not a legal opinion.
Question | Answer for Feather Sound | Evidence |
|---|---|---|
Stories per building | Two | Recorded phase floor-plan sheets for all eight buildings, 1998 and 1999 |
On the county milestone list? | No | Collier County milestone buildings list, as of January 2026: no Feather Sound name and no Heron Lane address |
Height cap | 35 feet from the first habitable floor | Pelican Strand PUD, Collier County Ordinance 02-57 |
Age of buildings | 27 to 28 years (1998 to 1999) | Collier County 2026 tax roll |
Reserves | The restated bylaws require the budget to include statutory reserves unless owners vote to waive or reduce them, and allow other reserves | 2017 restated bylaws; section 718.112 |
The two-story answer removes two mandates, not the ordinary duties of a Florida condominium association. The association still insures the buildings, still adopts an annual budget with reserves unless owners waive them, still keeps official records owners can inspect under section 718.111, and still owes a resale buyer the documents section 718.503 requires. A buyer should ask for the most recent budget, the reserve schedule, any reserve study or engineering report the board commissioned voluntarily, the roof replacement history for the building, and any special assessment adopted or under discussion, for both the Feather Sound association and the clubhouse association. Buildings approaching 30 years are in the years when roofs, paint, stairs and plumbing come due; the recorded notices show roofing work in 2019 and exterior painting in 2022, and a well-funded reserve is worth more to a Feather Sound buyer than any statute.
Every Feather Sound at The Strand building's address point is FEMA Zone X on the effective map, but the lake's Zone AE line, base flood elevation 11 feet, clips the lake-side edge of seven of the eight building footprints. FEMA's preliminary maps put all eight footprints wholly in Zone X. Ground at the buildings is 15.3 to 16.2 feet.
This is where Feather Sound differs from its neighbors and from our parent guide's community-wide summary, so we tested every building rather than one point. For each of the eight buildings we took the Collier County address points for its eight homes, found the building's footprint in Collier County's 2025 building layer, and intersected that footprint with FEMA's effective and preliminary flood zone polygons.
Building | Address point, effective map | Share of footprint in Zone AE (effective) | Share in shaded Zone X, 0.2% annual chance (effective) | Preliminary map, whole footprint | Ground at the building |
|---|---|---|---|---|---|
1 | X, unshaded | 0% | 6.6% | X, unshaded | 16.2 ft |
2 | X, unshaded | 3.1% (about 220 sq ft) | 7.6% | X, unshaded | 15.9 ft |
3 | X, unshaded | 0.8% (about 60 sq ft) | 9.9% | X, unshaded | 15.3 ft |
4 | X, unshaded | 15.8% (about 1,125 sq ft) | 5.6% | X, unshaded | 15.6 ft |
5 | X, unshaded | 7.0% (about 500 sq ft) | 7.3% | X, unshaded | 15.8 ft |
6 | X, unshaded | 2.7% (about 190 sq ft) | 7.7% | X, unshaded | 16.1 ft |
7 | X, unshaded | 0.5% (about 36 sq ft) | 4.0% | X, unshaded | 15.4 ft |
8 | X, unshaded | a sliver under one square foot | 2.6% | X, unshaded | 15.4 ft |
Buildings are numbered from the clubhouse north: 1 is 5677 Heron Lane, 2 is 5681, 3 is 5685, 4 is 5689, 5 is 5693, 6 is 5697, 7 is 5701 and 8 is 5705. Flood zones from the FEMA National Flood Hazard Layer (effective FIRM panel 12021C0213H, effective May 16, 2012) and the FEMA preliminary National Flood Hazard Layer, queried September 29, 2026; footprints from the Collier County building footprint layer (about 650 to 660 square meters each); ground elevations from the USGS Elevation Point Query Service at each building's center; overlap areas are our arithmetic.
What the table says in plain terms:
Why this matters: a federally backed lender orders a flood zone determination for the building, and determinations generally look at whether any part of the building touches a Special Flood Hazard Area. For buildings 2 through 8, a determination could come back as Zone AE on the effective map even though the address point is Zone X. That would make flood insurance mandatory for a mortgaged buyer until the new maps take effect or a Letter of Map Amendment is issued for the building. Building 1 is clear of the AE line. We have not seen the association's own flood determination or elevation certificates; ask for them, and ask your lender to run the determination early. The Links and Turnberry Woods neighborhoods elsewhere in The Strand have their own Zone AH pockets; Feather Sound's issue is the lake's AE line, not AH.
Feather Sound is in Collier County evacuation Zone D, per the county's evacuation zone layer, which is called in larger storms. The National Hurricane Center's storm surge risk maps show no surge at The Strand in Category 1 or 2 scenarios; flooding from surge appears only in major-hurricane scenarios. In Hurricane Ian in 2022 the severe surge impacts in North Naples were confined to the immediate coastline, per the National Hurricane Center's report on Ian, and we found no Feather Sound-specific damage record. Hurricane Irma in 2017 brought a recorded 112 mph gust in North Naples near the Immokalee Road latitude, per the National Weather Service Irma report.
The 2017 restatement requires the association to insure the condominium property, with the dividing line between the association's policy and each owner's defined by the restatement and section 718.111(11) of the Florida Statutes, and it requires each owner, at the owner's own expense, to insure the unit's contents and the improvements the owner is responsible for. Each owner carries an HO-6 policy for the unit's interior, improvements, contents, liability and loss assessment. Ask your HO-6 agent how your policy treats the assigned garage space, which is a limited common element rather than part of your unit, and the lanai screening you maintain. The clubhouse association insures the clubhouse and pool separately under its own declaration.
Feather Sound was built in 1998 and 1999, before the statewide Florida Building Code took effect on March 1, 2002, per the Florida Housing Finance Corporation briefing. Insurers price what they can document: roof age, roof-to-wall connections and opening protection. The recorded notice of commencement for roofing work by Colonial Roofing in May 2019, with a title company's sufficient-funds affidavit tied to it, points to a roof project six to seven years ago; ask the manager for the scope and completion date for your building. Section 11.11 of the restatement lets the board adopt a standard hurricane shutter, bars the board from refusing conforming shutters, and, with a majority of all voting interests, lets the board install shutters itself, but not on a unit that already has code-compliant impact glass or film. Unincorporated Collier County holds Community Rating System Class 5, a 25% discount on National Flood Insurance Program premiums for policies in the program, per Collier County's floodplain management page and FEMA's CRS program page. FEMA prices any flood policy under Risk Rating 2.0, building by building.
Selling before storm season? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072. Buying and want the flood determination for your building first? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Every Feather Sound at The Strand building is zoned for 2026 to 2027 to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, per Collier County Public Schools' address records for all eight buildings from 5677 to 5705 Heron Lane. All three schools earned an A from the state in 2024, 2025 and 2026.
Level | Assigned school | Address | 2024, 2025, 2026 grades |
|---|---|---|---|
Elementary | Veterans Memorial Elementary School | 15960 Veterans Memorial Boulevard, Naples | A, A, A |
Middle | North Naples Middle School | 16165 Learning Lane, Naples | A, A, A |
High | Aubrey Rogers High School | 15100 Patriot Place, Naples | A, A, A |
Assignments: Collier County Public Schools address records for 2026 to 2027, queried September 29, 2026 for every Feather Sound building address; all eight returned the same three schools for every home, and each record lists the building's eight unit addresses. The individual building records are listed in our sources. Grades: the CCPS 2026 Accountability Brief and the Florida Department of Education 2024-25 School Grades workbook. Aubrey Rogers High opened August 10, 2023, per Collier County Public Schools, which is why older listings for The Strand may name Gulf Coast High or Laurel Oak Elementary; those assignments are out of date for 2026 to 2027. School zones can change each year, so confirm a specific address with the district before relying on it.
Private options within a short drive include Community School of Naples, Seacrest Country Day School, Royal Palm Academy and Canterbury School in Fort Myers.
Feather Sound at The Strand's building permits, roof replacements and inspections are public records in Collier County's permit portal, searchable by street address; each of the eight buildings has its own address. The recorded notices of commencement show association projects in 2019, 2020 and 2022; we did not pull every permit, so check your building's record.
A notice of commencement is recorded before a permitted project starts, so the Clerk's index is a quick history of the association's larger jobs:
Recorded | Project | Contractor named | Official Records |
|---|---|---|---|
May 23, 2019 | Roofing work on the Feather Sound buildings (a title company affidavit ties this notice to Colonial Roofing, Inc.) | Colonial Roofing, Inc. | O.R. 5633, Page 2302; affidavit O.R. 5648, Page 2172 |
June 17, 2020 | Pergola repair, replacement and paint in the common area | A Rite Way Inc. | |
February 10, 2022 | Replacement of the garage doors | Deroos2 Contracting and Renovations LLC | |
April 20, 2022 | Painting of the exterior of the buildings at 5677 to 5705 Heron Lane | Elias Brothers Group Painting and Contracting |
Collier County Official Records, read for this page. A notice of commencement proves a project was contracted, not its scope or completion date; the permit record and the association's minutes settle those.
Collier County's permit history search explains that permits can be searched by address in the county portal, and the county's Building Permits and Construction page gives the current portal address. For a Feather Sound home, search the building's street address as well as the unit, because roofs, exterior paint, garage doors and structural work are association projects permitted at the building level, while the air conditioning condenser, the water heater, the lanai screen and interior work are the owner's. The five records that matter most:
The Collier County Clerk's official records search holds the declarations, the eight phase amendments, the 2008 and 2017 amendments, the easement and license described above, and any liens. A title search on a Feather Sound purchase should include the 2017 restatement, the phase amendment for the building, the purchase approval certificate from the previous sale, any association lien for unpaid assessments, and the clubhouse association's lien rights.
Selling and want the building's permit and roof record in the listing file? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072. Buying and want it before your inspection period? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
No rezoning is pending inside The Strand, which Collier County lists as built out under Ordinance 02-57. The change near Feather Sound at The Strand is roads: FDOT's I-75 widening along The Strand's east edge, a diverging diamond interchange at I-75 and Immokalee Road, and a planned Livingston Road flyover over Immokalee Road west of the community.
Project | What it is | Timing | Source |
|---|---|---|---|
I-75 widening, FDOT 452544-1 | Express and auxiliary lanes on I-75, which runs along The Strand's entire east edge | Construction from fall 2026 | |
I-75 and Immokalee Road diverging diamond, FDOT 454099-1 | Rebuild of the interchange at The Strand's southeast corner | Construction anticipated early 2027 | |
Livingston Road flyover | Four-lane grade separation over Immokalee Road, west of The Strand | Design contract awarded July 28, 2026 ($7.59 million) | |
Noise walls on I-75 | FDOT corridor noise wall program | Location at The Strand not confirmed |
What this means at Feather Sound specifically: Feather Sound is among the Strand neighborhoods nearest the interstate. On the federal aerial behind this page, the southbound travel lanes of I-75 are roughly 400 feet east of Feather Sound's east property line and roughly 500 feet from the buildings themselves (our measurement on the image), with Strand Boulevard and a golf hole in between; on our reading of the recorded plans the buildings' lanais face west, away from the highway, toward the lake. FDOT's 2025 count put I-75 at The Strand at 116,388 vehicles a day, per FDOT's traffic data. Widening work and the new interchange will be felt at the Strand Boulevard entrance, which is also Feather Sound's way in and out. We do not state where noise walls will go because FDOT has not confirmed it for this segment; a buyer should stand on a lanai and at the front entry at rush hour and ask the association what it has heard from FDOT.
The Pelican Strand PUD, Collier County Ordinance 02-57, adopted November 5, 2002, covers 574.6 acres with a cap of 1,160 dwelling units and a 35-foot residential height limit; the county's PUD Master List dated June 11, 2026 marks it built out. The 1,073 homes on the master ballot are all there will be, and Feather Sound's 64, the declared maximum, are all there will be on Heron Lane's Feather Sound side.
Daily life at Feather Sound at The Strand runs through three associations: one garage space per home plus the parking court, two permanent vehicles per home, gate transponders from the master association, Comcast television and internet under a master bulk agreement, county water and sewer paid through the clubhouse association as recorded, and Publix just outside the gate.
Service | Provider or arrangement | Source |
|---|---|---|
Water and wastewater | Collier County Water-Sewer District; the Feather Sound restatement records water and sewer as a common expense metered and paid through the clubhouse association | Collier County Wastewater "About Us" page; 2017 restated declaration, section 10.1 |
Cable TV and internet | Comcast bulk agreement through the master association (Xfinity TV and internet up to 100 Mbps from November 1, 2021; owners pay the association) | Master association Comcast page and October 2021 service letter |
Electric | Florida Power and Light service territory; each home's own meter | Confirm with the utility for a specific address |
Gate access | Transponders, $20 each from August 1, 2025, for residents, members and approved renters | Master association transponder form |
Security | Gate staffed by the master association's security contractor | Master association |
Property management | Dorrill Management Group, 5672 Strand Court, Suite 1, (239) 592-9115 | Master association Feather Sound page; association's 2026 Sunbiz report |
Landscaping | The association's contractor only; owners may not plant | 2017 restated declaration, section 12.13 |
Pest control | The association may supply pest control in and around the units | 2017 restated declaration, section 11.10 |
Destination | Road miles | Modeled minutes, no traffic |
|---|---|---|
I-75 on-ramp at Immokalee Road (Exit 111) | 0.4 | About 1 |
Publix Pelican Strand, 5624 Strand Blvd | 0.3 | About 2 |
1.7 | About 4 | |
NCH North Naples Hospital | 2.8 | About 6 |
4.8 | About 9 | |
Vanderbilt Beach Park | 6.2 | About 12 |
5.5 | About 13 | |
7.5 | About 13 | |
Fifth Avenue South, downtown Naples | 13.1 | About 20 |
Southwest Florida International Airport (RSW) | 20.0 | About 25 |
Road miles from Strand Boulevard at Immokalee Road, free-flow minutes modeled by OSRM on OpenStreetMap roads, run September 23, 2026. Heron Lane is a short drive past the gatehouse, so it adds almost nothing to these times; in February and March, Immokalee Road and US 41 run slower. NCH North Naples Hospital has 311 licensed beds, per the Florida Agency for Health Care Administration; no Collier County hospital is a state-verified trauma center, per the Florida Department of Health's list.
The restatement allows each home "two (2) permanent vehicles on a daily basis," parked only in the spaces intended for them; no parking on unpaved areas or on the roadway overnight; trailers, boats, recreational vehicles, commercial vehicles and disabled or untagged vehicles only inside an enclosed garage; pickup trucks up to a half ton and motorcycles only if kept in the garage; no full-size vans; and small minivans and SUVs seating seven or fewer are fine. The association may tow or boot a violating vehicle at the owner's cost, and no vehicle repairs beyond washing, a battery charge or a flat tire happen on the property. Movers and deliveries need to be on the gate list, and service vehicles may park while "temporarily present on business." Plan a move with the manager in advance, and remember that one garage space and a parking court is the whole parking plan for a two-car household.
Feather Sound at The Strand sits second from the bottom of The Strand's condominium price ladder, with a five-year median of $476,500 on 16 MLS closings, above Wedge Wood and below every four-home coach and carriage neighborhood. Per square foot it is mid-pack at $324.93, and its five-year sale-to-list of 96.88% is among the lowest.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll)
Neighborhood | Homes | Product | 60-month MLS closings | 60-month median sold | Median $ per sq ft | Median sale-to-list | Median days on market |
|---|---|---|---|---|---|---|---|
Wedge Wood | 152 | Two-story buildings of eight | 60 | $445,000 | $299.87 | 97.80% | 22 |
Feather Sound | 64 | Two-story buildings of eight on Heron Lane, one garage space each | 16 | $476,500 | $324.93 | 96.88% | 26.5 |
Cypress Cove | 92 | Two-story carriage homes, four per building, garage in the unit | 33 | $555,000 | $329.06 | 99.26% | 11 |
The Pinnacle | 112 | Two-story coach homes, four per building | 33 | $570,000 | $320.93 | 98.51% | 13 |
Clubside | 125 | Two-story buildings of four | 33 | $585,000 | $342.93 | 98.55% | 17.5 |
Grande Reserve | 84 | Bateman coach homes, four per building | 27 | $664,000 | $318.33 | 98.70% | 12 |
Turnberry Woods | 32 | Bateman coach homes, four per building | 9 | $670,000 | $290.28 | 97.20% | 69 |
Trophy Club | 88 | Bateman coach homes, four per building | 19 | $699,000 | $286.67 | 96.26% | 30 |
Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, pulled September 26, 2026; neighborhoods assigned by street; medians of per-sale ratios. Homes from the master association's 2026 ballot. Several neighborhoods rest on fewer than 20 sales; read them as tiers, not a ranking.
Three things stand out. Feather Sound and Wedge Wood are the only Strand neighborhoods of eight-home buildings, and they share the same four plan sizes, so they are each other's closest comparison; Feather Sound has sold $31,500 higher at the median and $25 more per square foot. Feather Sound's 16 sales in five years are a quarter of its 64 homes, one of the lowest turnover rates among Strand condominiums (only Trophy Club, 19 sales on 88 homes, turned over less), a sign of owners who stay. And its sale-to-list record, 96.88%, trails its neighbors because several sellers listed above what the market paid; the three sales closest to list in 2026 show what careful pricing does.
We have published full guides for Feather Sound's neighbors, built the same way from their recorded documents and sales: Cypress Cove at The Strand, the carriage homes that share Feather Sound's pool; Wedge Wood at The Strand, the 152-home eight-plex neighborhood on Sand Wedge Lane; Clubside at The Strand on Three Iron Drive; The Pinnacle at The Strand, Jack Parker's four-home coach product; Grande Reserve at The Strand, Trophy Club at The Strand and Turnberry Woods at The Strand, the Bateman coach homes; The Links at The Strand, the golf-front pool homes on Fairway Court; and Mango Cay at The Strand, detached villas held as condominiums. The parent guide to The Strand covers all 15 neighborhoods, the club and the master association.
If you want | Look at |
|---|---|
The lowest entry price in The Strand | Wedge Wood |
An eight-home building with a lake view, one garage space and the closest location to the gate and Publix | Feather Sound |
A four-home carriage building with your own garage inside the unit near the gate | Cypress Cove |
A four-home coach building with its own clubhouse | The Pinnacle or Clubside |
More square footage and a Bateman build | Trophy Club, Grande Reserve or Turnberry Woods |
A detached villa with condominium-style maintenance | Mango Cay |
A detached single-family home | The single-family association, The Links, Ana's Place, Sawgrass or Eden |
Selling at Feather Sound and want to know which neighbors your buyer is also touring? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Comparing neighborhoods side by side? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
Feather Sound at The Strand and Cypress Cove at The Strand were declared the same afternoon in 1998 by Jack Parker companies and share one pool and clubhouse, but they are different homes. Choose Feather Sound for the lower price and the lake row; choose Cypress Cove for a garage inside the unit, larger plans and no purchase approval.
Factor | Feather Sound at The Strand | Cypress Cove at The Strand |
|---|---|---|
Homes and buildings | 64 in 8 buildings of eight | 92 in 23 buildings of four |
Streets | 5677 to 5705 Heron Ln | Whisperwood Blvd, Sandlewood Ct and 5665 Heron Ln |
Declaration | O.R. 2394, Page 2519 (Parker-Strand II), restated 2017 | O.R. 2394, Page 2599 (Parker-Strand I) |
Stories | Two, on every recorded phase floor plan | Two, on the recorded phase sketches |
Heated sizes (county roll) | 1,449 to 1,540 sq ft, four plans | 1,633 and 1,793 sq ft, two plans |
Garage | One garage space per home in a detached garage building, a limited common element | Part of the unit, owned with the deed |
Pool and clubhouse | Shared, through Cypress Cove/Feather Sound Clubhouse Association | Shared, same association |
Buying | Board's advance written approval, 15-day decision | No approval; new owner reports contact details within ten days |
Leasing | 30 days to 12 months, three a year, 25% cap, no pets in leased units | 30-day minimum, board approval |
Pets | Two household pets, breed list, none in leased units | Board approval, two dogs and cats combined |
One unit per owner | Yes, except in a hardship sale | No such rule in the declaration |
Flood, effective map | Address points Zone X; lake AE line clips seven of eight footprints | Zone X at both test points |
Manager | Dorrill Management Group | Dorrill Management Group |
2026 median just value (county roll) | $375,485 | $478,667 |
Homestead share (2026 roll) | 42.2% | 48.9% |
60-month MLS closings and median | 16 at $476,500 | 33 at $555,000 |
60-month median $ per sq ft | $324.93 | $329.06 |
60-month median sale-to-list | 96.88% | 99.26% |
Last 12 months | 4 closings, median $472,500 | 5 closings, median $590,000 |
Active September 26, 2026 | 2, asking $479,000 and $569,000 | 1, asking $659,000 |
Feather Sound facts from its recorded declarations, the Collier County 2026 tax roll, FEMA and the master association; Cypress Cove facts from its recorded declaration, the county roll, the master association and our Cypress Cove guide; sales from the Southwest Florida MLS Matrix, pulled September 26, 2026.
A buyer touring a Feather Sound home will almost always tour Cypress Cove too, since the two share the entrance road and the clubhouse. A Feather Sound listing has to show why the lake row, the price and the rulebook are worth trading the attached garage for; a Cypress Cove listing has to justify the premium. We price both sides of that comparison every week.
Feather Sound at The Strand and Wedge Wood at The Strand are The Strand's only neighborhoods of two-story, eight-home buildings, and the county roll carries the same four plan sizes in both. Feather Sound is smaller, one to three years older and about $31,500 higher at the five-year median; Wedge Wood has its own pool and far more sales.
Factor | Feather Sound at The Strand | Wedge Wood at The Strand |
|---|---|---|
Homes and buildings | 64 in 8 buildings of eight | 152 in 19 buildings of eight |
Street | Heron Lane | Sand Wedge Lane |
Declarations | One, 1998, restated 2017 | Wedge Wood I (1999) and Wedge Wood II (2000) |
Plan sizes (county roll) | 1,449, 1,478, 1,490 and 1,540 sq ft | The same four sizes |
Pool | Shared with Cypress Cove | Its own |
Homestead share (2026 roll) | 42.2% | 34.2% |
60-month MLS closings and median | 16 at $476,500 | 60 at $445,000 |
60-month median $ per sq ft | $324.93 | $299.87 |
Last 12 months | 4 closings, median $472,500 | 11 closings, median $415,000 |
Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County 2026 tax roll; recorded declarations; our Wedge Wood guide. Same plans, same builder, same gate: the premium Feather Sound has carried is location, the lake row by the entrance, a smaller neighborhood and a more owner-occupied mix. A Feather Sound seller should expect the buyer to compare every plan against a Wedge Wood sale, and a Feather Sound buyer should know that Wedge Wood's larger sale count makes it the easier market to comp.
Feather Sound at The Strand's strengths are its lake row by the entrance, the second-lowest condominium price in The Strand, two-story buildings outside Florida's milestone and SIRS mandates, and a rulebook that keeps it owner-focused. Its drawbacks are 1998 buildings, a purchase approval step, strict lease and pet rules, the lake flood line and I-75 nearby.
Selling at Feather Sound and want the pros in front of buyers first? Call Jesse direct at (239) 898-6072 or get a free valuation of your Strand home. Weighing the cons? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you're searching for a Feather Sound at The Strand listing agent, or thinking, 'I need someone to sell my Feather Sound at The Strand home...' you are selling a lake-row condominium buyers compare plan for plan against Wedge Wood and Cypress Cove, where 11 sales in two years closed at a median of $475,000.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Feather Sound listing from that record, plan by plan and building by building, market it where Feather Sound buyers look, because the restated declaration keeps a "For Sale" sign off your building and out of your window, and have the buyer's approval application ready the day a contract is signed.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Feather Sound listing, along with the association paperwork a condominium buyer's board, lender and insurer ask for in the first two weeks of a contract.
Honors and recognition:
Southwest Florida MLS Matrix, closings September 27, 2024 to September 26, 2026, pulled September 26, 2026. The last 12 months held only 4 Feather Sound closings, so this module uses 24 months, the first window with ten or more. In the last 24 months Feather Sound at The Strand has seen 11 resales on the MLS; the pull did not record listing offices, so we do not state how many we represented.
Start with a free valuation of your Strand home. It takes about a minute, and Jesse follows up with the Feather Sound sales that fit your home: the same plan and floor, the same end of the row, adjusted for condition, renovations and any lease in place. An automated estimate cannot tell a renovated 1,449 square foot home marketed as a three bedroom from an original one marketed as a two bedroom plus den, and the record shows that difference can be six figures. 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.
For a well-presented home priced to the last two years' record, yes: three of Feather Sound's four 2026 closings sold within 2% of list, two of them in 10 days or less (Southwest Florida MLS Matrix). Two competing listings were active on September 26, 2026, so pricing and presentation matter. Listing in October or November reaches the winter buyers who arrive for the season.
Against the closings, not the listings. On September 26, 2026 one home asked $479,000 and another $569,000, both about two months on the market, while the last year's closings ran $380,000 to $485,000 (Southwest Florida MLS Matrix). A new listing priced inside the recorded band for its plan and condition competes with both on value.
The restated declaration gives the association 15 days from receipt of the notice and complete information to approve or disapprove. The clock starts with a complete application, so we assemble it before the first showing and file it the day you sign.
Only for the good causes the restatement lists, and only with a majority vote of the whole board. Those include an incomplete application, false information, a record of serious financial irresponsibility, an intent to break the rules, delinquency to the association, a buyer who already owns a Feather Sound unit, and certain criminal convictions.
Over the last 24 months, a median of 44 days on market; over the last 12 months, 19 days, with a range of 8 to 51 (Southwest Florida MLS Matrix). The slowest sales in the record, 124 to 232 days, were priced well above what they sold for.
Feather Sound at The Strand owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read the Feather Sound declaration, its eight phase amendments, the 2017 restatement and every recent Feather Sound sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Feather Sound at The Strand guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community condominium market Feather Sound sits in. They are Top 1% Real Estate Agents Nationally Since 2008, and their parent guide to The Strand covers all 15 neighborhoods behind the gate.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar is a top-reviewed Feather Sound 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.
★★★★★ “If you're looking for a Realtor in Naples (or nearby areas), Jesse is your guy. I referred a friend to him for a winter home search. He has great connections, sharp negotiating, and he found them an off-market brand new build. Highly recommend!” Verified Google review
★★★★★ “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.” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
Selling a Feather Sound at The Strand home? Get a free valuation of your Strand home, or call Jesse direct at (239) 898-6072.
Buying at Feather Sound at The Strand? Call Marc at (239) 287-5873, see buying a home in The Strand, or read how we represent buyers in Southwest Florida.
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).
As Top 1% Real Estate Agents Nationally Since 2008, we answer these Feather Sound at The Strand buyer questions from the recorded declarations, the master association and club documents, county, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 26, 2026. Each answer names its source; where the record stops, we say so.
Feather Sound at The Strand is a condominium of 64 homes in eight two-story buildings of eight on Heron Lane, inside The Strand, a gated golf community in North Naples, ZIP 34110. It was declared in 1998 as Feather Sound at Pelican Strand, a Condominium, and restated in 2017.
The Strand was named Pelican Strand until April 30, 1999. Feather Sound was declared in March 1998, so its declaration, its association (Feather Sound at Pelican Strand Condominium Association, Inc.) and the county roll keep the old name. It is the same neighborhood.
No. Feather Sound in Clearwater is a separate golf community in Pinellas County. This guide covers only the 64 homes on Heron Lane inside The Strand in Naples.
On Heron Lane, off Strand Boulevard a short drive past the main gatehouse, between a lake and the boulevard, with the shared pool and clubhouse at the south end beside Cypress Cove.
No. 5665 Heron Lane is a four-home Cypress Cove building, number 24 in Cypress Cove's sequence. Feather Sound is 5677 to 5705 Heron Lane.
64 homes in eight buildings of eight, the maximum the declaration allowed, numbered 1 to 8 from the clubhouse north.
Two. Every recorded phase amendment carries a first-floor plan and a second-floor plan with four homes on each, and no Heron Lane address is on Collier County's milestone-inspection list.
The Collier County 2026 tax roll carries four sizes, 1,449, 1,478, 1,490 and 1,540 square feet of heated area, two of each in every building. Most are listed as two bedrooms plus a den and two baths; some are marketed as three bedrooms.
Every home has the exclusive use of one garage space in a detached garage building, a limited common element that passes with the home. It is not part of the unit, and the restatement requires that a car or golf cart fit in it at all times.
Over the last 12 months, 4 MLS closings at a median of $472,500, from $380,000 to $485,000; over 24 months, 11 at a median of $475,000; over 60 months, 16 at a median of $476,500 (Southwest Florida MLS Matrix, pulled September 26, 2026).
$595,000, in August 2025, for a 1,449 square foot home at 5701 Heron Lane marketed as a three bedroom, per both the MLS and the county's recorded sales.
Yes. The restatement requires the association's advance written approval of every sale, decided within 15 days of a complete application, with an approval certificate recorded at the purchaser's expense.
It is not published on any public page we could find, and neither are the clubhouse or master assessments. The estoppel certificates and the adopted budgets give the exact figures; do not rely on a fee typed into a listing.
Under the restatement, the association maintains the roofs, exterior walls, parking, driveways, streets, landscaping and shared utility lines, and budgets reserves. Water and sewer are recorded as a common expense paid through the clubhouse association. Ask for the current budget to see every line.
The inside of the home and its fixtures, the water heater, the air conditioning equipment serving the home, the lanai screening, the interior of the assigned garage, and the owner's HO-6 insurance, per the restatement.
Yes. Every Strand homeowner holds Social membership at The Club at The Strand, $4,162 in 2026 dues with no initiation fee for homeowners, per the club's 2026 Membership Brochure. Golf and sport memberships are optional upgrades.
No. The Strand is not on Florida's Official List of Special Districts, and the 2026 tax roll carries no non-ad valorem assessment on the Feather Sound units.
Yes, for 30 days to 12 months, no more than three times in any 12 months, with each lease approved in advance, no more than 25% of units leased at once, no pets in leased units and no guests while the tenant is away.
Owners may keep up to two typical household pets. The restatement bars exotic pets and a list of breeds that includes Pit Bulls, Rottweilers, German Shepherds, wolf hybrids, Doberman Pinschers and Chow Chows, and bars all pets in leased units.
No. The restatement bars any person or entity from owning an interest in more than one unit at a time, except while selling a primary unit during a documented hardship.
No. The original declaration states "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM," and the restatement sets no age requirement; occupancy is limited to one family per home.
Only over sound insulation meeting a minimum IIC rating of 70, and only with the association's written approval before installation, per the restatement.
Every building's address point is Zone X on FEMA's effective map, but the lake's Zone AE line clips the lake-side edge of buildings 2 through 8. FEMA's preliminary maps put all eight buildings wholly in Zone X. Ask your lender to run its flood determination early.
They attach to buildings of three or more habitable stories. Feather Sound's buildings are two stories on every recorded phase floor plan, and no Feather Sound address appears on Collier County's milestone buildings list.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026 to 2027, per Collier County Public Schools' records for all eight buildings. All three were graded A in 2024, 2025 and 2026.
Dorrill Management Group, 5672 Strand Court, Suite 1, Naples, (239) 592-9115, per the association's 2026 Sunbiz report and the master association's Feather Sound page, which also lists a four-seat board.
Feather Sound and Cypress Cove, through Cypress Cove/Feather Sound Clubhouse Association, Inc., created by a declaration recorded March 4, 1998. Each of the 156 homes has one vote and pays a uniform assessment.
The southbound lanes are roughly 400 feet from Feather Sound's east property line on the federal aerial, with Strand Boulevard and a golf hole between, and the lanais face the lake to the west. FDOT is widening I-75 and rebuilding the Immokalee Road interchange.
Two on September 26, 2026, asking $479,000 and $569,000, both about two months on the market (Southwest Florida MLS Matrix).
Call Marc at (239) 287-5873. We will set up the showing, pull the building's sales, permit and flood records, and have the approval application ready before you write an offer.
Buying at Feather Sound? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida. Selling? Get a free valuation of your Strand home or call Jesse direct at (239) 898-6072.
These Feather Sound at The Strand seller questions are answered from the Southwest Florida MLS Matrix (pulled September 26, 2026), county sales and tax records, the recorded declarations and Florida's condominium statute. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008; for a price on your own home, call Jesse direct at (239) 898-6072.
It depends first on condition and presentation, then on plan, floor, view and timing. Over the last 24 months Feather Sound homes sold from $380,000 to $595,000 at a median of $475,000 (Southwest Florida MLS Matrix). Get a free valuation of your Strand home and Jesse will send the sales that match yours.
Not reliably. The four plans are within 91 square feet of one another, and over five years the smallest, 1,449 square feet, has sold as high as $595,000 and at a median of $478,000 on seven sales, as high as any other plan (Southwest Florida MLS Matrix).
No. The 2026 roll values Feather Sound homes from $368,270 to $382,700, and recorded sales in the last two years ran $400,000 to $595,000. A just value is a mass-appraisal figure for taxes, not a price.
The newest MLS closing, August 31, 2026, was a 1,540 square foot home at 5693 Heron Lane, sold at $485,000, 98.98% of its $490,000 list, after 10 days (Southwest Florida MLS Matrix).
$595,000, a 1,449 square foot home at 5701 Heron Lane in August 2025, per both the MLS and the county's recorded sales.
Over five years, a median of 96.88% of list, with 3 of 16 at or above list. Over the last 12 months the median was 98.96% (Southwest Florida MLS Matrix). The lower five-year figure comes from homes listed well above what buyers paid.
On the MLS: none in 2022, 3 in 2023, 2 in 2024, 6 in 2025 and 4 in 2026 through September 26. The county recorded 9 qualified resales from August 2024 to August 2026.
On September 26, 2026, two Feather Sound homes were active, asking $479,000 and $569,000. Buyers will also tour Wedge Wood, the same four plans at lower prices, and Cypress Cove next door.
Before and during the winter season. Seasonal buyers are in Naples from December to April; a home listed in October or November, with its approval package ready, is in position when they arrive.
Usually not a full remodel, but presentation matters more at Feather Sound than almost anywhere in The Strand: the same home sold for $400,000 and then $595,000 eight months apart. Paint, lighting, fixtures and a finished den pay back; hard floors need IIC 70 insulation and written approval first, which adds time. We walk the home and tell you which projects the recent sales reward.
Your buyer does. The restatement requires the association's advance written approval of every sale, decided within 15 days of a complete application. We prepare the application with the buyer so the clock starts on day one.
Only within the 15 days after a complete application, and only disapprove for listed good cause by a majority of the whole board. Most delays come from incomplete applications, which is why we assemble it before the contract.
Not without the association's advance written approval. The restatement bars "For Sale," "For Rent" and "Open House" signs anywhere on the property, including a window or a vehicle. Lock boxes are allowed.
The resale disclosure package under section 718.503 of the Florida Statutes: the declaration, articles, bylaws, rules, the most recent year-end financial report and the association's frequently asked questions sheet, plus the approval application and the estoppel certificates.
Plan for three figures: the Feather Sound condominium association, the clubhouse association Feather Sound shares with Cypress Cove, and The Strand master association.
Section 718.116 of the Florida Statutes caps condominium estoppel fees, and the contract sets who pays at closing. In Collier County the buyer customarily pays for the owner's title insurance policy and chooses the closing agent, though your contract controls.
Yes. It is a limited common element reserved to your unit, and the restatement says it cannot be separated from the unit; it passes with the title automatically.
Yes. Put the lease, the association's lease approval and the end date in the listing file on day one. An investor buyer may keep the tenant within the lease rules; an owner-occupant needs the move-out date.
Yes, if the dog fits the restatement: up to two typical household pets, and not one of the barred breeds. Tell buyers about the breed list up front, and remember that pets are barred in leased units.
Not usually. The restatement bars owning an interest in more than one unit at a time, except while selling a primary unit during a documented hardship, and that is good cause to disapprove the sale.
Yes. Feather Sound has no age restriction; the original declaration states "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM."
Almost every condominium buyer does. Feather Sound's answer is now documented: two-story buildings on every recorded phase floor plan and no Heron Lane address on Collier County's milestone buildings list. We add the budget and reserve schedule to the listing file.
It depends on the building and the lender. Every Feather Sound address point is Zone X, but on the effective FEMA map the lake's AE line touches buildings 2 through 8, so a lender's determination could require flood insurance there until the preliminary maps, which show all eight buildings in Zone X, take effect. Building 1 is clear of the line.
Your buyer's HO-6 carrier and lender will ask about the building's roof date, wind mitigation and shutters. A notice of commencement for roofing work by Colonial Roofing was recorded in May 2019; get the scope, completion date and the association's wind-mitigation documentation from the manager before you list.
We have not seen it in the sales yet: three of the four 2026 closings sold within 2% of list. Buyers will ask about noise; FDOT has not confirmed noise wall locations for this segment, and we say so.
Feather Sound is eight-home buildings on the lake with one garage space per home, a purchase approval and strict lease rules; Cypress Cove is four-home carriage buildings with garages in the unit and no purchase approval. Over five years Feather Sound's median was $476,500 against Cypress Cove's $555,000.
Both are Jack Parker eight-home, two-story neighborhoods with the same four county plan sizes. Feather Sound is smaller and nearer the entrance and has sold at a $476,500 five-year median against Wedge Wood's $445,000; Wedge Wood has its own pool and far more sales.
Commission is negotiable and set in the listing agreement. Call Jesse direct at (239) 898-6072 and we will walk you through our marketing plan and fee for your home before you sign anything.
Professional photography, video and drone, the MLS and the major search sites, our buyer database and The Strand buyers we already work with, and a listing file with the declaration facts, the plan-by-plan sales, the flood determination and the approval application.
Yes. Some Feather Sound owners prefer a quiet sale. We can show the home privately to qualified buyers first, and we will tell you honestly what the open market would likely add.
A cash sale can close in three to five weeks once the board approval and estoppel certificates arrive; a financed sale commonly takes 30 to 45 days, depending on the approval, the lender's condominium questionnaire, the flood determination and the appraisal.
It can. Lenders ask about reserves, insurance, litigation, owner-occupancy and delinquencies. Feather Sound's 25% rental cap and 42.2% homestead share on the 2026 roll help; ask the manager to return questionnaires quickly.
The buyer's bill resets toward the purchase price. On the 2026 roll the median tax on a Feather Sound home without a homestead exemption is about $3,353; a buyer at $475,000 should budget from the price, not from your bill.
Any unpaid assessments through closing, and whatever transfer, application or estoppel fees the associations charge under Florida law. The estoppel certificates list every amount due, including any capital contribution the association still collects from the buyer.
Call Jesse direct at (239) 898-6072, or start with a free valuation of your Strand home. Buyers can call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Every Feather Sound at The Strand fact on this page comes from a recorded instrument, a state, county or federal record, the master association's or the club's own published documents, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them, numbered continuously.
The official Feather Sound at The Strand documents below are published by the Collier County Clerk, the master association, The Club at The Strand, Collier County, its public schools and the State of Florida. They are the documents we read, and the ones a buyer or seller should read before signing. Clerk files open in the Clerk's public viewer.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Amended and Restated Declaration of Condominium, Articles and Bylaws | Recorded with the Collier County Clerk | March 22, 2017 | The rules in force today: ownership, occupancy, purchase and lease approval, leasing limits, pets, parking, garages, flooring, insurance | |
Declaration of Condominium, Feather Sound at Pelican Strand | Recorded with the Collier County Clerk | March 4, 1998 | The original declaration, phases, plot plan and legal descriptions | |
Certificate of Amendment, building 1 | Recorded with the Collier County Clerk | March 25, 1998 | The first and second floor plans and elevations that settle the story count | |
Certificate of Amendment, building 8 | Recorded with the Collier County Clerk | May 19, 1999 | The last building, its floor plans and its three garage buildings | |
Certificate of Amendment, 2006 amendments | Recorded with the Collier County Clerk | April 28, 2008 | Purchase approval, lease approval and the $500 working capital contribution | |
Declaration for Cypress Cove/Feather Sound Clubhouse Association | Recorded with the Collier County Clerk | March 4, 1998 | The shared clubhouse parcel, membership, votes and uniform assessments | |
2026 master association annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | The 15 voting neighborhoods and Feather Sound's 64 votes | |
Gate transponder form | The Strand Master Property Owners Association | From August 1, 2025 | Transponder fee and who may receive one | |
2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, dues, golf initiation and usage fees | |
Collier County Ordinance 02-57 | Collier County | November 5, 2002 | The Pelican Strand PUD: acreage, unit cap, 35-foot height limit | |
Milestone buildings list | Collier County | As of January 2026 | Buildings subject to milestone inspection; no Feather Sound or Heron Lane entry | |
Official List of Special Districts | Florida Commerce | September 2026 | Confirms no CDD at The Strand | |
2026 Accountability Brief | Collier County Public Schools | July 1, 2026 | 2026 grades for the three Feather Sound schools |
Four Feather Sound records are not posted anywhere public, and we say so rather than link a copy: the Feather Sound association's and the clubhouse association's adopted budgets and fee schedules, the master association's adopted budget and assessment, the Feather Sound board's current rules and application forms, and any flood elevation certificates for the buildings. Each comes with the estoppel certificates, the resale disclosure package or a request to the manager.
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Feather Sound 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.
