The Strand - Grande Reserve

McGreevy and Comisar are the team Grande Reserve at The Strand sellers call first, and the team its buyers call when they want the recorded answer instead of a brochure: what the upstairs and downstairs plans have actually sold for, why the second-floor residences have outsold every other condominium plan behind The Strand's gate this year, what the 2020 restated declaration says about leasing, pets and the approval of every sale, and what the association's recorded roof and window work means for your budget. Grande Reserve is a condominium of two-story coach homes inside the master-planned community of The Strand in Naples, Florida. It is 84 coach homes in 21 two-story buildings of four on one street, Grande Reserve Way (house numbers 5705 to 5805), Naples, FL 34110, declared on July 22, 1998 by Grande Reserve at Pelican Strand, Ltd., a Bateman partnership. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

One naming note first. The recorded name is "Grande Reserve at Pelican Strand, a Condominium," because it was declared nine months before Pelican Strand renamed itself The Strand. The master association's site calls it "Grand Reserve," many searchers drop the final "e," and one 2022 county filing spells it the same way. This page is about the 84-home condominium on Grande Reserve Way in North Naples, ZIP 34110, not Grande Preserve, Grandezza or any other "Grande" community in Southwest Florida.

This guide is built from the recorded 1998 declaration and its phase amendments, the 2002 amendment, the 85-page 2020 Amended and Restated Declaration, Articles and Bylaws, the association's 2025 Owners Handbook and its published sale and lease applications, the notices of commencement and affidavits the association has recorded with the Collier County Clerk, Collier County's parcel and address layers, the Collier County Property Appraiser 2026 preliminary roll (data files dated August 29, 2026), FEMA's flood maps, Collier County Public Schools' zone lookup and every Grande Reserve closing in the Southwest Florida MLS Matrix, pulled September 26, 2026. If you own at Grande Reserve and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, fee, rules and flood detail below will tell you whether Grande Reserve fits before you tour.

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

Table of Contents

This table of contents covers every section of our Grande Reserve at The Strand guide, from the market snapshot and the two recorded floor plans to the 2020 restated declaration, the leasing and pet rules, flood and insurance, schools, the comparison with Trophy Club, the seller section and both FAQ editions, so you can jump straight to the part you need.

• Why McGreevy and Comisar Are the Best Realtor for Grande Reserve at The Strand
• Living in Grande Reserve at The Strand as a Homebuyer
• Grande Reserve at The Strand Market Snapshot
• How Did Grande Reserve at The Strand Come to Be?
• The Homes at Grande Reserve at The Strand
• What Amenities Come With a Grande Reserve at The Strand Coach Home?
• What Are the HOA and Condo Fees at Grande Reserve at The Strand?
• Grande Reserve at The Strand's Layered Costs
• The Grande Reserve at The Strand Declaration, Bylaws and Rules
• Is Grande Reserve at The Strand a 55+ Community?
• Can You Rent Out a Grande Reserve at The Strand Condo?
• Pet Rules at Grande Reserve at The Strand
• Milestone Inspections, SIRS and Florida Condo Law at Grande Reserve at The Strand
• Hurricanes, Flood Zone and Insurance at Grande Reserve at The Strand
• Which Schools Serve Grande Reserve at The Strand?
• County Permits and Recorded Work at Grande Reserve at The Strand
• What Is Being Built Near Grande Reserve at The Strand?
• Daily Logistics at Grande Reserve at The Strand
• How Does Grande Reserve Compare With the Other Strand Neighborhoods?
• Grande Reserve at The Strand vs Trophy Club at The Strand
• Honest Pros and Cons of Owning at Grande Reserve at The Strand
• Thinking of Selling Your Grande Reserve at The Strand Home?
• Your Local Real Estate Experts
• Frequently Asked Questions, Buyer Edition
• Frequently Asked Questions, Seller Edition
• Sources and Authoritative References
• Downloadable Documents

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

McGreevy and Comisar are the best realtor for Grande Reserve 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 Grande Reserve market read built from every MLS closing, every recorded county sale and the 2020 restated declaration.

If you're searching for the best realtor for Grande Reserve at The Strand in The Strand, Naples, whether you're ready to sell your Grande Reserve 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 Grande Reserve for a reason specific to this neighborhood. A Grande Reserve coach home is not priced against Naples condominiums in general. It is priced against its own floor, because every building holds two first-floor residences of about 1,884 square feet and two second-floor residences of about 2,442 square feet, and in the last 12 months the upstairs plan closed at a median of $805,000 while the downstairs plan closed at $610,000. It is also priced against Trophy Club and Turnberry Woods, the other two Bateman coach-home condominiums under the same gate, which share the club and the gate but not the association, the assessment or the rules. A listing agent who prices a Grande Reserve residence off a Strand-wide median, or off an upstairs sale when the home is downstairs, misses a $195,000 gap a buyer will spot in the first five minutes.

Recent Grande Reserve at The Strand track record (last 12 months): In the last 12 months Grande Reserve at The Strand has seen 9 resales in the Southwest Florida MLS Matrix (pulled September 26, 2026, closings September 27, 2025 to September 26, 2026), at a median of $789,000 (n = 9, odd, observed) and a range of $530,000 to $895,000, the highest 12-month median of any condominium neighborhood in The Strand. Nine sales are just short of the ten we want before leaning on a median, so we widened the window to the first one holding ten or more: over the 24 months since September 27, 2024, the MLS records 11 Grande Reserve closings at a median of $789,000 (n = 11, odd, observed). The Matrix pull behind this page recorded the Grande Reserve closings, prices, living areas and days on market, not the listing office on each, so we do not state a represented-sale count for Grande Reserve here; ask us and we will walk you through all 27 closings of the last five years one by one.

For Grande Reserve 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 Grande Reserve that marketing has to reach buyers before they reach the building, because Section 12.10 of the 2020 restated declaration bars "For Sale" and "Open House" signs anywhere on the condominium property, including in a window, on a lanai or in a car, without the association's advance written approval. We build the paperwork file before the first showing: the association's sales application and its 15-day approval clock, the estoppel certificate, the club transfer, the status of the 2026 window replacement notice, the flood facts for your building and the answer to the question every condominium buyer now asks about stories, reserves and Florida's condominium safety laws.

For Grande Reserve buyers: the first question is the floor, because at Grande Reserve the floor is the price: over five years the second-floor residences recorded a median of $783,000 and the first-floor residences $625,000. The second is the rules, because Grande Reserve approves every sale and every lease, treats owning a second unit as grounds to refuse approval, allows no more than three leases in any 12 months and caps the share of units that may be leased. The third is the carrying cost, because the Grande Reserve assessment is not published and the estoppel certificate is the only reliable figure. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Grande Reserve building; we answer them below.

Honors and recognition:

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

We tracked every one of the 27 Grande Reserve at The Strand closings the Southwest Florida MLS recorded in the last five years and all ten qualified sales the county recorded in its latest 12-month file, and in the last 12 months we tracked all 61 MLS closings in The Strand, so a Grande Reserve 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 Grande Reserve at The Strand home? Get a free Grande Reserve at The Strand home valuation or call Jesse direct at (239) 898-6072.

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

Living in Grande Reserve at The Strand as a Homebuyer

Living in Grande Reserve at The Strand means owning a 1998 to 2001 coach home in a four-unit, two-story Bateman building on one private street on the west side of The Strand, with an attached garage, a neighborhood clubhouse, pool and heated spa, mandatory Club at The Strand social membership, and a golf hole and lakes on both sides.

Grande Reserve is the seventh-largest of The Strand's 15 voting neighborhoods, with 84 of the master association's 1,073 votes on the 2026 ballot, after Wedge Wood (153), Clubside (125), the Single Family Homes association (121), The Pinnacle (112), Cypress Cove (92) and Trophy Club (88). It is the oldest of the three Bateman coach-home condominiums, declared two years before Trophy Club and three before Turnberry Woods. What follows is what daily life at Grande Reserve looks like, drawn from the recorded documents, the association's own site and handbook, the master association's published pages and the county's records.

What Is Grande Reserve at The Strand?

Grande Reserve at The Strand is a Chapter 718 condominium of 84 coach homes, governed by Grande Reserve at Pelican Strand Condominium Association, Inc., a Florida not-for-profit corporation incorporated on May 13, 1997, per the recital in its recorded 2020 Amended and Restated Articles of Incorporation (Florida Division of Corporations document N97000002788). The master association's Grande Reserve page describes it as "the first of three luxury condominium developments at the Strand Golf and Country Club," built by Bateman Communities, with "21 terra cotta colored buildings, each with 4 spacious coach homes," "one of the three nine hole golf courses, and two lakes, on either side," a clubhouse, "a swimming pool and heated spa."

Every Grande Reserve owner holds three memberships at once: a vote in the Grande Reserve condominium association, a share of The Strand Master Property Owners Association through Grande Reserve's 84 votes, and mandatory social membership in The Club at The Strand. The first sets your assessment, your leasing and pet rules and approves your sale. The second runs the gate, the roads and the lakes. The third is a private club with its own dues. This page covers the first in depth and summarizes the other two; the Strand community guide covers the master association and club in full.

Twenty-One Buildings on One Street

Grande Reserve is one street. Grande Reserve Way runs east to west through the condominium as a long, gently curving drive ending in a loop at the west end, with the clubhouse, pool and heated spa near the east entrance at 5714 Grande Reserve Way, the address the association uses on its recorded notices. Collier County's public parcel layer maps the condominium as a footprint of about 13.3 acres, roughly 426 meters east to west and 204 meters north to south, per the county's Parcels map service. The recorded land is Tract 3 of Pelican Strand Replat-1A, Plat Book 28, Pages 66 to 69.

The setting is what the association advertises. A golf hole runs along the north side of the street and a lake along the south side, with more golf beyond it; the condominium's west edge backs to the separate Carlton Lakes neighborhood outside The Strand, per the county parcel map. The association's site lists the 21 buildings by street number, 5705 through 5805 in steps of five, on its wind mitigation page.

Upstairs and Downstairs: How a Grande Reserve Building Works

Each Grande Reserve building holds four residences, two on the first floor and two on the second. The county's 2026 roll lists every one of the 84 units at one of two areas, 1,884 or 2,442 square feet, and the recorded 1998 declaration's floor-plan exhibit labels the larger plan "SECOND FLOOR PLAN, UNIT TYPE A-2," with a "detail of garage and entry for second floor unit" and a den on the second floor. So the upstairs residence is the larger one, about 558 square feet larger, and it has its own ground-floor garage and entry with an interior stair up.

Some upstairs residences also have a private elevator. The association's 2025 Owners Handbook says units "with an internal elevator, originally installed at time of construction by Taylor Elevator" should be serviced annually, and that "the Association has no responsibility for or involvement in unit elevators." How many residences have one is not stated in any record we read, so ask for the listing's elevator details and service history before you write an offer.

Who Owns at Grande Reserve?

Grande Reserve is an owner-occupied, largely seasonal neighborhood by design. The 2020 restatement makes owning more than one unit grounds to refuse approval of a transfer (Section 14.2(D)(f)), limits leasing to 30 days to 12 months and three leases in any 12 months (Section 12.4), caps the share of units that may be leased (Sections 12.4(D) and 14.2(D)(g)), requires approval of every buyer and every tenant (Section 14), and bans public lodging, fractional ownership and vacation-club use (Section 12.1). Across The Strand as a whole, 415 of the 1,072 residential parcels (38.7 percent) carry an out-of-state owner mailing address on the Collier County Property Appraiser 2026 preliminary roll (data files dated August 29, 2026), an indicator of seasonal ownership. The recorded certificates of approval name individuals and family trusts as buyers far more often than companies.

A Day at Grande Reserve

A Grande Reserve morning starts in the garage, because the handbook asks residents with two-car garages to park at least one car inside overnight and keep garage doors closed. From Grande Reserve Way it is a short drive or cart ride to The Club at The Strand's clubhouse at 5840 Strand Boulevard for golf on one of its three nines, tennis on its eight Har-Tru courts, pickleball, the fitness center or lunch. Back home, the Grande Reserve pool and heated spa are open 7:00 a.m. to 11:00 p.m., the clubhouse hosts "varied social events, private parties, holiday parties, card games, and mah jongg," per the master association's page, and mail arrives in the mail area on the north side of the clubhouse. Groceries are a Publix outside the Strand gate on Strand Boulevard, and I-75 is about a minute from the Immokalee Road corner.

Ready to Sell or Buy at Grande Reserve at The Strand? Talk to the Team That Read the 85-Page Restatement

Grande Reserve at The Strand is 84 coach homes in 21 buildings on one street inside The Strand, and its 2020 restated declaration sets the rules every sale and every lease runs through. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own at Grande Reserve, Call Jesse direct at (239) 898-6072 or request a free Grande Reserve at The Strand home valuation, priced floor by floor against the 27 Grande Reserve closings of the last five years. Our seller process for the whole community is on selling your home in The Strand.

If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida; we will pull the association's sales application, the estoppel figures, the window-project status and the elevator record for the building you like before you write an offer.

Grande Reserve at The Strand Market Snapshot: What Grande Reserve Coach Homes Actually Sell For

Grande Reserve at The Strand recorded 9 MLS closings in the last 12 months at a median of $789,000, the highest 12-month median of any Strand condominium neighborhood, and 27 over five years at a median of $664,000. One first-floor residence was listed and one was pending on September 26, 2026, so supply is about one month.

Data updated: September 2026

Every figure in this section comes from the Southwest Florida MLS Matrix, Development THE STRAND, pulled September 26, 2026, with Grande Reserve rows assigned by street (Grande Reserve Way), and from the Collier County Property Appraiser 2026 preliminary roll and its qualified sales file (data files dated August 29, 2026). Medians state n and parity: an odd count reports the observed middle sale; an even count reports the mean of the middle pair. Price per square foot and sale-to-list are medians of the per-sale ratios, with price per foot computed on the living area entered in the MLS.

The Nine MLS Closings in the Last 12 Months

Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026:

• Count and volume: 9 closings, $6,494,000 in total.
• Median price: $789,000 (n = 9, odd, observed).
• Median price per living square foot: $328.63 (n = 8, the mean of $327.60 and $329.65; the sold-data-entry record carries no living area).
• Median sale-to-list: 96.50%; three of the nine sold at full list price.
• Median days on market: 58.5 (n = 8, the mean of 35 and 82), from 0 to 217.
• By floor: five second-floor sales at a median of $805,000 (odd, observed), from $789,000 to $895,000; four first-floor sales at a median of $610,000 (even, the mean of $595,000 and $625,000), from $530,000 to $625,000.

The spread tells the story. The three homes priced at the level their floor had already recorded sold at full price, one of them in 10 days and one the day it was entered; the two first-floor homes that came to market above the record waited 217 and 182 days and closed 2.5 and 3.6 percent under list. At Grande Reserve, time on market is a pricing signal, not a market signal.

Widening the Window: 24 Months and 11 Closings

Nine sales are just short of the ten we want before leaning on a median, so we widen the window until it holds ten or more closings. The 24-month window, from September 27, 2024, is the first with ten or more:

Southwest Florida MLS Matrix, pulled September 26, 2026. One sold-data-entry record, the January 2026 second-floor sale, carries no living area and no days on market, which is why those two columns use one fewer sale in every window. The five-year median is lower than the recent ones because 2021 and 2022 sales ran from $456,000 to $705,000 before the 2024 to 2026 run-up.

Grande Reserve Every Year Since 2022

Grande Reserve moved against The Strand's condominium market. The Strand's condominium and attached segment closed at a median of $565,000 on 49 sales in the last 12 months, per the same Matrix pull, and eased from 2024; Grande Reserve's 2026 median is its highest yet, because five of its seven 2026 sales were upstairs residences, including the $895,000 June sale, the highest Grande Reserve price in five years. Read the 2026 figure as a mix effect as much as a price effect: the upstairs plan has held from $789,000 to $895,000 for 12 months, while the downstairs plan has held from $530,000 to $625,000.

Price by Floor

Because every Grande Reserve building mixes two first-floor and two second-floor residences, the useful median is by floor, not by building:

Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026; one 2024 first-floor listing typed its living area as 2,124 square feet, but the county roll carries only the two areas above. The upstairs plan adds 558 square feet and has recorded about $158,000 more at the five-year median and about $195,000 more in the last 12 months. At Grande Reserve, unlike at Trophy Club, buyers have paid close to full price per foot for the extra room upstairs.

What Is for Sale at Grande Reserve Right Now

On September 26, 2026 the Southwest Florida MLS Matrix showed one active Grande Reserve listing, a 1,884 square foot first-floor residence at $618,000 after 5 days on market, and one pending with contingency, another first-floor residence at $545,000 after 2 days. No second-floor residence was listed. With 9 closings in 12 months, one active listing is about 1.3 months of supply, against 1.77 months for The Strand as a whole (9 actives against 61 closings), per the same pull. For an upstairs seller, that means no direct competition inside the neighborhood; for a downstairs seller, it means the next listing will be judged against $618,000 and $545,000 asking prices.

What the County Record Adds

The Collier County Property Appraiser's qualified sales file (roll files dated August 29, 2026) records 10 qualified Grande Reserve sales from August 29, 2025 to August 28, 2026: four first-floor sales at $595,000, $530,000, $530,000 and $625,000, and six second-floor sales at $789,000, $830,000, $800,000, $805,000, $725,000 and $895,000, a median of $757,000 (n = 10, even, mean of $725,000 and $789,000). Nine of those match MLS closings; the $725,000 second-floor sale recorded in May 2026 does not appear among the MLS closings, which suggests a sale arranged outside the MLS, and the MLS's September 2026 first-floor sale falls after the county file date. Over the county's 24-month window the file holds 13 qualified sales at a median of $759,000 (n = 13, odd), from $530,000 to $895,000. The 2026 preliminary roll lists all 84 Grande Reserve units with a year built of 1998 to 2001.

First-Hand Block: Three Residences, Two Sales Each

Three Grande Reserve residences appear twice in the five-year MLS record, and they show the range of outcomes:

• A second-floor residence closed at $664,000 on February 7, 2022, in 1 day, and again at $895,000 on June 12, 2026, in 10 days at its full asking price: a 34.8 percent gain in a little over four years.
• A first-floor residence closed at $456,000 on October 18, 2021, in 4 days, and again at $625,000 on April 2, 2026, after 35 days: a 37.1 percent gain.
• A second-floor residence closed at $815,000 on October 23, 2023, in 4 days, and again at $805,000 on April 17, 2026, after 82 days: a 1.2 percent decline.

Southwest Florida MLS Matrix, pulled September 26, 2026. The first two bought before the 2023 and 2024 run-up; the third bought near the top and sold into a softer Strand condominium market. The lesson for a seller is the purchase date, not the plan: a 2021 or 2022 buyer has room to price to the record; a 2023 buyer should price to the record and not to the purchase price.

Our Read of the Grande Reserve Market

Grande Reserve is a two-speed market. The upstairs plan is the scarcest large condominium residence behind The Strand's gate that trades regularly, and it has closed from $789,000 to $895,000 for a year with no upstairs listing competing in September 2026. The downstairs plan is priced against every other Strand condominium, and it sells quickly only when it is priced at or near $625,000. For sellers, that means pricing to your floor's last three sales, not to the neighborhood median. For buyers, it means a saved search on the floor you want and a pre-approved offer ready the day a residence appears. In the last 12 months we tracked every Grande Reserve closing and every Strand condominium listing, and that is the file we price from.

How Did Grande Reserve at The Strand Come to Be?

Grande Reserve at The Strand was declared on July 22, 1998 by Grande Reserve at Pelican Strand, Ltd., a Florida limited partnership whose declaration A.L. Bateman signed, and built building by building from 1998 to 2001 under a series of recorded phase amendments. Owners restated the declaration, articles and bylaws in 2020, after a 2002 amendment.

The Strand itself began as Pelican Strand, a 1990s golf community under the Pelican Strand PUD (Collier County Ordinance 02-57 in its current form), and changed its name to The Strand on April 30, 1999. Grande Reserve was declared nine months earlier, which is why its recorded name still says "at Pelican Strand" while Trophy Club, declared in 2000, says "at The Strand." The Strand community guide covers that history in full.

Bateman's First Strand Condominium

Three Strand condominiums are Bateman products, and Grande Reserve came first. The master association's Grande Reserve page calls it "the first of three luxury condominium developments" at The Strand, "produced by Bateman Communities." The recorded declaration names the developer as Grande Reserve at Pelican Strand, Ltd., acting through its general partner, and A.L. Bateman signed for it; the recorded 1998 and 1999 notices of commencement for the buildings name Southern Gulf West Construction as the contractor. Trophy Club followed in August 2000 and Turnberry Woods at The Strand in July 2001. Grande Reserve's two plans (about 1,884 and 2,442 square feet) are different from the three unit types at Trophy Club and Turnberry Woods (2,109 and 2,160 square feet downstairs, 2,686 upstairs), so the three are one builder's work but not the same product.

Built Building by Building, 1998 to 2001

The 1998 declaration set up 22 phases: 21 phases of four units each, "the total number of Units in the Condominium will not exceed 84," and Phase 22 for "the recreational facilities." It opened with Phases 1, 2, 20 and 22 and let the developer add the rest by amendment, each with a surveyor's certificate of substantial completion under section 718.104(4)(e) of the Florida Statutes. The Clerk's index shows those phase amendments, each paired with a Coastal Engineering Consultants certificate, running from late 1998 to October 19, 2001, when the developer certified "substantial completion of Phase 14 (Building 14)" at O.R. Book 2911, Page 915. The developer's deeds to first buyers ran from 1998 through late 2002. For a buyer, a building's own completion amendment and the county permit history date the structure more precisely than any listing's "year built."

The Recorded Chain

Source: Collier County Clerk of the Circuit Court, Official Records, searched by book and page and by the business names "Grande Reserve at Pelican" (517 index rows) and "Grand Reserve at Pelican" (29 rows), September 26, 2026. We read the 1998 declaration, the 2002 certificate, the Phase 14 amendment and the 2020 restatement; the 2002 certificate's Exhibit A is superseded by the 2020 restatement.

The 2020 Restatement

The owners' 2020 restatement replaced the 1998 text in full. The association posts the owner-approved copies of the Amended and Restated Declaration and the Amended and Restated Articles and Bylaws, both "effective February 11, 2020," and the recorded set on its documents page. The restatement rewrote maintenance responsibility line by line, the leasing rules (30 days to 12 months, three leases in any 12 months, no Airbnb or VRBO advertising under 30 days), the approval of sales, the pet rules with a list of barred breeds, parking, signs, grills and emergency powers. It is the document a buyer should read, and it is the one we quote on this page. In February 2025 the Board issued an Owners Handbook that collects the declaration's rules and the Board's own rules in one place.

The Homes at Grande Reserve at The Strand: Two Recorded Plans, Twenty-One Buildings

The homes at Grande Reserve at The Strand are 84 coach homes in 21 two-story buildings of four: two first-floor residences of about 1,884 square feet and two second-floor residences of about 2,442 square feet per building, each with an attached garage and driveway as limited common elements and, in some upstairs residences, a private elevator.

The two areas come from the county's 2026 roll, which carries no third size, and match the MLS living area on every Grande Reserve sale but one typing slip. The 1998 declaration allowed air-conditioned areas from 1,500 to 2,800 square feet per unit; what was built is the two plans below.

The Two Plans

Areas: Collier County Property Appraiser 2026 preliminary roll. Plan label: the recorded 1998 declaration, O.R. Book 2443, Page 2514, Exhibit B. Sales: Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026. Vesta Property Services, which managed the association in 2019, described the product as "84 luxury coach homes in 2-story buildings with two-car garages" and "large floor plans from 1,884 to 2,442 sq ft under air" in its May 2019 announcement.

Bedrooms and Baths in the MLS Record

Listing agents describe the same plans in different ways, because a den can be listed as a den or a bedroom. In the five-year MLS record, the 1,884 square foot first-floor residences were listed as two bedrooms plus a den with two baths, or as two bedrooms with two baths. The 2,442 square foot second-floor residences were listed as three bedrooms with three baths or three bedrooms plus a den with three baths. Treat the bedroom count on any listing as the agent's description and the floor and recorded plan as the fact.

Garages, Driveways and the Upstairs Entry

Section 8.1(A) of the 2020 restatement makes a garage part of every unit as a limited common element: "Included with each Unit as a Limited Common Element is a garage." The driveway and parking space outside the garage are also limited common elements, maintained by the association; the owner maintains the inside of the garage and the garage door, except its periodic exterior repainting (Section 11.2(I)). A garage "may not be permanently enclosed or converted to another use," it must hold at least one passenger car or golf cart at all times, and its door must stay closed overnight (Section 12.14). Screened lanais, courtyards, entry porches and stairways serving one unit are that unit's limited common elements, with the owner responsible for their day-to-day care, lanai painting and screen enclosures (Sections 8.1(C) and 11.2(N)).

For an upstairs buyer the practical question is the stairs. A first-floor residence has none. A second-floor residence has its own ground-level entry and stair, and some have an elevator the owner maintains; the handbook suggests annual service by the successor to the original installer.

Floors, Lanais and What Owners May Change

The restatement and the handbook are specific about what an owner may do inside and outside the walls:

• Hard flooring needs approval and sound insulation. Hardwood, vinyl or tile beyond what the developer installed requires written approval and an underlayment meeting a minimum IIC rating of 70 (Section 12.5).
• Exterior changes need approval, including shutters, storm doors and anything that alters the building's appearance, through the Board or its Architectural Review Board, which has 30 days to decide (Sections 11.3(D) and 11.4).
• Window coverings visible from outside must be white or near-white (Section 11.3(C)).
• Owners maintain windows, doors and air conditioning. Window panes and hardware, exterior doors, heating and air conditioning, water heaters and the lanai screen enclosure are the owner's (Section 11.2).
• The association maintains roofs and walls. Roofs, skylights, perimeter walls, the concrete slabs in lanais and balconies, driveways, streets and landscaping are association work and a common expense (Section 11.1).
• Board rules on aging parts. The 2025 handbook requires owners to replace water heaters every 15 years and toilet wax rings and flanges on a set schedule, with proof due by December 31, 2025, and sets up an association dryer-vent cleaning program.

If you are buying to renovate, bring the restatement and the handbook's ARB section to your contractor before you sign; if you are selling after a renovation, have the approvals and the water-heater date in the listing file.

What Amenities Come With a Grande Reserve at The Strand Coach Home?

A Grande Reserve at The Strand coach home comes with two amenity layers: Grande Reserve's own clubhouse, swimming pool and heated spa, reserved for Grande Reserve owners, their tenants and guests, and mandatory social membership in The Club at The Strand, with its clubhouse, dining, tennis, pickleball, fitness and pool. Golf is optional.

Inside Grande Reserve: Clubhouse, Pool and Heated Spa

Grande Reserve is one of the few Strand neighborhoods with its own amenity set, built as Phase 22 of the 1998 declaration. Section 12.16 of the 2020 restatement says the pool and cabana are "the property of Grande Reserve, available for use by Grande Reserve, their tenants and guests," and that pool hours "may not be reduced without a vote of the membership." The 2025 handbook sets the working rules: gates locked at all times with a key issued to each owner and tenant, pool and spa hours from 7:00 a.m. to 11:00 p.m., no lifeguard, no glass, no smoking or vaping within 50 feet, headphones for any audio, an adult with any child under 13, and no pets in the pool area. Owners and tenants may reserve the clubhouse and pool deck for private functions of more than eight guests with seven days' notice and a $150 security deposit, for groups of up to 60.

The Strand community guide lists the neighborhood pools and clubhouses across The Strand: Trophy Club and Pinnacle have their own clubhouses and pools, Cypress Cove and Feather Sound share one, and Clubside's clubhouse includes a caretaker apartment.

The Club at The Strand Every Owner Joins

Social membership is mandatory for every Strand homeowner, with no initiation fee for homeowners and 2026 dues of $4,162 a year, per the club's 2026 Membership Brochure: "This membership is mandatory for all homeowners. There is NO initiation fee for homeowners within the Strand community." Social membership covers the family and every club amenity except golf: the clubhouse and its restaurants, eight Har-Tru tennis courts, seven pickleball courts, bocce and croquet, the fitness center and spa, and the heated pool. Golf is sold separately in three tiers: Sport ($40,000 initiation, $7,652 dues), Single Golf ($80,000) and Full Family Golf ($100,000), with age-banded dues from $9,920 to $15,861. The club is owned by The Strand at Naples, LLC, not by its members, so membership carries no equity. The club states it charges "NO Assessments, NO Capital Dues, NO Hidden Fees, NO Food and Beverage Minimums."

For a Grande Reserve buyer the planning question is simple: $4,162 a year is fixed, golf is a choice, and the Grande Reserve pool and spa are paid for through the condominium assessment. Confirm in writing with the club's membership office at (239) 596-1719 whether a homeowner upgrading from Social to a golf tier pays the full printed golf initiation, because the brochure's homeowner waiver is printed only on the Social line.

The Gate and Getting In

The Strand is gated. Strand Boulevard runs north from Immokalee Road past the Publix and the commercial area to a staffed gatehouse. Gate transponders go to "residents, members, and approved renters only" and cost $20 each from August 1, 2025, with a $20 temporary barcode for a rental vehicle, per the master association's transponder form. Guests are authorized through the CheckPoint system the master association introduced in early 2025, linked from the master association site, and the Grande Reserve handbook asks owners' guests staying more than two days to carry a temporary permit from the main gatehouse. A pedestrian gate at the north entrance opens by code for residents.

What Grande Reserve Does Not Have

Grande Reserve has no private pools at the residences, no boat docks, no golf frontage on every residence (buildings on the north side of the street face the golf hole, those on the south side face the lake), and limited guest parking: guests park in visitor spaces or on the unit's own parking pad, never overnight in the street (handbook; Section 12.8). The restatement bars tents, sheds and temporary structures, and gas grills may only be used on the paver pad at least ten feet from the building (Section 12.17). If a private pool matters to you, look at Ana's Place or Mango Cay instead; our Mango Cay at The Strand guide covers the detached villas with private pools.

Touring for the amenities? Call Marc at (239) 287-5873 and we will walk the Grande Reserve pool, the club and the gate with you, or read how we represent buyers in Southwest Florida. Selling a Grande Reserve home with a golf or lake view? Call Jesse direct at (239) 898-6072 for a free Grande Reserve at The Strand home valuation.

What Are the HOA and Condo Fees at Grande Reserve at The Strand?

The Grande Reserve at The Strand condominium assessment is billed quarterly, per the association's 2025 handbook, but its amount is not published on any public page we could find, and neither is the master association's share. The reliable figure is on the estoppel certificate for the specific home. Club social dues are published: $4,162 a year.

Data updated: September 2026

The Grande Reserve Assessment: Not Published

We looked for a public Grande Reserve assessment figure in the association's site, the master association's site, the recorded documents and state filings, and found none. The association keeps its financial information, contracts and insurance information in an owners-only section of its website. The handbook confirms the shape of the bill: a "General Assessment" paid quarterly to fund the operating budget, "Special Assessments" the Board may levy for unforeseen or unbudgeted items, and "Specific Assessments" charged to one unit for a violation or a unit-specific cost. Any "HOA fee" printed on a Grande Reserve listing is a number typed in by a listing agent; it may be current, stale, or missing a special assessment. Ask for the estoppel certificate and the adopted budget by name.

What the Assessment Pays For, by the Declaration

The 2020 restatement defines what the association maintains as a common expense (Sections 10.1 and 11.1):

• Roofs and structure: roofs and skylights, columns, perimeter walls, exterior walls and the concrete slabs within lanais and balconies.
• Water, sewer and trash: "The cost of water, sewer service and trash removal shall also be a Common Expense" (Section 10.1), so those utilities are paid through the assessment, not billed to each unit.
• Shared utility lines: conduits, ducts, plumbing and wiring serving more than one unit, shared condensate and sewage lines, and the storm water system.
• Grounds and amenities: driveways, parking spaces, the street, landscaping and the clubhouse, pool and spa.
• Drywall damage from an insurable event under section 718.111 or from building-system failures such as roof leaks (Section 11.1(F) and (G)).
• Insurance on the buildings under the association's master policy (Section 15).
• Reserves, which the definition of common expenses expressly includes.
• Master association assessments, which the association collects and remits if the master association requires it (Section 10).

What the Owner Pays For

Section 11.2 puts the rest on the owner: window panes and hardware; exterior and interior doors; electrical, plumbing and mechanical fixtures serving the unit, including the circuit breaker panel; appliances, water heaters and smoke alarms; heating and air conditioning, including equipment outside the unit; floor coverings; the garage interior and garage door; shower pans; the unit's main water shut-off valve; non-association drywall; and the lanai screen enclosure. Electric service is billed by Florida Power and Light, and cable television and internet come through the master association's Xfinity bulk account, per the handbook.

How We Get the Real Number for You

Four documents replace every "not published" in this section for a specific Grande Reserve residence:

1. The estoppel certificate from the Grande Reserve association, requested through its manager, which must state the regular assessment, its frequency, what is paid through closing and any special assessment, under section 718.116 of the Florida Statutes.
2. The Grande Reserve adopted budget and the master association's adopted budget, which show the reserve line and what each quarter's invoice pays for.
3. The status of the 2026 window replacement project recorded by the association, and whether any special assessment for it is levied, paid or pending.
4. The club's written statement of dues for the category you want.

Grande Reserve at The Strand's Layered Costs: Condominium Assessment, Master Share, Club Dues and Taxes

Owning at Grande Reserve at The Strand means five cost layers: the quarterly Grande Reserve condominium assessment, The Strand master association's share, mandatory club social dues of $4,162 a year, optional golf, and Collier County property taxes. The Strand has no Community Development District, so there is no CDD line on the tax bill.

The Stack at a Glance

Layer 1: Club Dues, the One Published Recurring Number

The $4,162 social dues are the only recurring Grande Reserve cost printed in a first-party public document. They apply per household, not per person, and they do not depend on which floor you own.

Layer 2: The Master Association

The Strand Master Property Owners Association (Chapter 720, Florida Division of Corporations N97000001156) runs the gate, the roads, the lakes and the common landscaping for all 1,073 homes, and is managed by Dorrill Management Group at 5672 Strand Court, per its property management page. Its assessment is not public. Section 10 of the Grande Reserve restatement lets the master association require Grande Reserve to collect and remit master assessments as a common expense, so whether your quarterly invoice includes the master share is a question the estoppel certificate answers.

Layer 3: One-Time Charges at Purchase

Florida's Condominium Act governs the estoppel certificate (section 718.116) and caps the transfer processing fee a condominium association may charge (section 718.112). Grande Reserve's published sales application charges a non-refundable $100 fee, and the approval certificate is recorded "at the expense of the purchaser" (Section 14.2(B)). We found no Grande Reserve capital contribution in the restatement; confirm on the estoppel certificate whether the master association charges one. The club charges Strand homeowners no initiation at the Social level.

Property Taxes

Every Grande Reserve residence is in unincorporated Collier County, ZIP 34110, and pays the same countywide levies, including the Board of County Commissioners' general fund at 3.0107 mills for FY 2025-26, per the Florida Department of Revenue's Collier levies table, plus school, fire district and water management levies. The seller's bill may reflect homestead and assessment-cap benefits that will not carry to a new owner, so budget on your purchase price times the current total millage from the TRIM notice, not on the seller's bill.

What a Year Really Costs

On the published figures alone, a Grande Reserve owner's floor is the $4,162 club dues plus four quarterly assessments we cannot quote, plus property taxes on the purchase price at the total millage printed on the current TRIM notice. Add electric, insurance on the interior and contents, and the elevator service contract if the residence has one, and remember that water, sewer and trash are already in the assessment. We build that full annual figure for every Grande Reserve buyer from the estoppel certificate, the budget and a tax estimate before the inspection period ends. Buyers, Call Marc at (239) 287-5873. Sellers, Call Jesse direct at (239) 898-6072 for a free Grande Reserve at The Strand home valuation.

The Grande Reserve at The Strand Declaration, Bylaws and Rules

Grande Reserve at The Strand is governed by its 2020 Amended and Restated Declaration of Condominium (O.R. Book 5737, Page 487), with restated articles and bylaws attached, under The Strand's master declaration, plus a 2025 Owners Handbook of Board rules. The restatement approves every sale and lease, limits ownership to one unit, allows two pets and sets parking, sign and alteration rules.

The Master Declaration Above It

The Grande Reserve restatement refers throughout to the "Master Documents" and "Master Association," and excludes from the association's duties "those Common Elements that are the responsibility of the Master Association pursuant to the Master Documents" (Section 11.1). The master declaration for The Strand is recorded at Official Records Book 2292, Page 1637. It sets the 30-day minimum lease for every Strand home (Section 10.13), two household pets per parcel (Section 8.5) and architectural review over the whole community, and it was amended in April 2022 on pets, signage, golf-cart use and parking.

The 2020 Amended and Restated Documents

Owners approved the restatement effective February 11, 2020, and it was recorded on March 10, 2020 as an 85-page instrument with the Amended and Restated Articles (Exhibit C) and Bylaws (Exhibit D). The articles recite that the association was incorporated on May 13, 1997 and name its registered agent as Adamczyk Law Firm, PLLC in Naples; in 2020 the principal office was in care of Vesta Property Services in Bonita Springs. The bylaws set the fiscal year as the calendar year, a Board of five directors serving one-year terms, and assessments payable monthly or quarterly as the Board decides. Each unit has one vote, and the total votes always equal the number of units (Section 6.5); the 1998 declaration set each unit's share of the common expenses as one divided by the number of units.

Approval of Every Sale

Section 14, "Maintenance of Community Interests," opens with its purpose: "to maintain a community of congenial Unit Owners who are financially responsible, and thus protect the value of the Units." Its working terms:

• Every sale, lease, gift and inheritance needs approval (Section 14.1). Owners may list without notice to the association; approval is needed once there is a contract, per the handbook.
• The association has 15 days after receiving the notice and information to approve or disapprove a sale (Section 14.2(B)(1)), and an approved sale gets a certificate recorded "at the expense of the purchaser."
• Entities and unrelated co-owners designate primary occupants, a single family, who may be changed no more than once every twelve months (Section 14.2(C)).
• Disapproval needs good cause and a majority of the whole Board (Section 14.2(D)); listed causes include specified felony convictions, a history of serious financial irresponsibility such as foreclosures or poor credit, disregard for the rules, incomplete applications, delinquent assessments, owning more than one unit, and a lease that would push rentals past the cap.
• Lenders taking title by foreclosure are exempt, and so are their sales (Section 14.4).
• The published sales application asks for the buyers' information and a non-refundable $100 fee; the handbook says approval "shall not be unreasonably withheld."

The association records the result. Each approved Grande Reserve sale produces a one-page "Certificate of Approval for Sale," signed by an agent of Advanced Property Management Service, Inc. and recorded with the Clerk; an example is the November 2025 certificate. It states that the approval "is subject to all maintenance fees and assessments being current as of the date of the closing." Non-sale transfers, such as a deed to your own trust, need only written notice after the fact under the 2025 handbook.

One Unit per Owner

Section 14.2(D)(f) lists as good cause to refuse any transfer that it "would result in the applicant having a legal, beneficial or equitable ownership or possessory interest in more than one (1) Unit at the same time." In practice that is a one-unit-per-owner rule, stricter than Trophy Club's two-unit cap. An investor planning to accumulate units, or a family buying a second unit for relatives in the same name, should look elsewhere or take advice before signing.

Parking, Signs and Vehicles

• Vehicle count. Two year-round vehicles, one golf cart and one additional seasonal vehicle from October 1 to April 1 (Section 12.8).
• Garage first. Residents with two-car garages park at least one vehicle inside overnight, and garage doors stay closed overnight (handbook; Section 12.14).
• No street or grass parking overnight; guests use visitor spaces or the unit's parking pad.
• Vehicle limits. No trailers, boats, recreational vehicles, commercial vehicles, full-size vans or oversized trucks outside a closed garage; pickups up to one-half ton must be garaged overnight; motorcycles only if garaged; golf carts electric only, at 15 mph.
• Signs. No "For Sale," "For Rent," "Open House" or any other sign anywhere on the condominium property, including windows, lanais and cars, without advance written approval; lock boxes at the unit entry are allowed (Section 12.10).
• Estate sales only through a professional company with advance Board permission (Section 12.15).

Occupancy and Guests

Each residence is for one family, its servants and guests, and no business with customer or employee traffic may run from it, though a home office is fine (Section 12.1). When the owner is away, guests staying under 30 days fill out an information sheet, and anyone staying more than 30 days without the owner present needs the same approval as a tenant (Section 12.2). Owners away during hurricane season must clear the lanai and designate a firm or person to care for the home (Section 11.10), and the Board may require owners to prepare any unit left vacant more than 30 days (Section 11.11).

Is Grande Reserve at The Strand a 55+ Community?

No. Grande Reserve at The Strand is not a 55+ or housing-for-older-persons community. Neither its 2020 restated declaration nor The Strand's master documents impose an age requirement, and the restatement's only rule about children is that an adult supervise them closely in the common areas (Section 12.6).

In practice Grande Reserve skews toward seasonal owners and retirees, because the product (two-story coach homes with a garage for every residence, an optional elevator in some upstairs homes, a quiet street, a mandatory social club) appeals to them. Families are equally welcome under the documents, and the zoned public schools are A-rated (see the schools section). The pool rule requiring an adult with any child under 13 is a safety rule, not an age restriction. Section 21.8 of the restatement also commits the association to reasonable accommodations required by law.

Can You Rent Out a Grande Reserve at The Strand Condo?

Yes, with limits. Grande Reserve at The Strand allows leases of 30 days to 12 months, no more than three in any 12 months, each approved in advance by the association within 15 days. Rooms may not be rented, Airbnb or VRBO advertising for stays under 30 days is prohibited, and only a set share of the 84 units may be leased at once.

Data updated: September 2026

The Leasing Rules, Stacked

Sources: master declaration Section 10.13 as quoted by the master association; Grande Reserve 2020 Amended and Restated Declaration, Sections 12.4 and 14; 2025 Owners Handbook; lease application.

The two cap figures are a real inconsistency in the documents. Section 12.4(D) says no more than 15 percent of the units "may be rented or leased at any given time," a limit that did not apply to leases in effect when the restatement was recorded; Section 14.2(D)(g) and the handbook use 25 percent. On 84 units, that is 12 units or 21 units. Ask the manager how many leases are approved today and which figure the Board applies before you buy with a rental plan.

Under Section 12.4(B), every lease is deemed to include the tenant's promise to follow the documents and to make the association the owner's agent to terminate the lease and evict under Chapter 83 of the Florida Statutes for a breach, and owners and tenants are jointly liable for fines and enforcement costs.

What the Rules Mean for Rental Income

Grande Reserve works for a seasonal lease of one to four months and for an annual lease. It does not work for weekly or vacation rental, and with a limit of three leases in any 12 months, an owner who rents January, February and March to three different households has used the year's allowance. The rental cap adds a second question: if the lease cap is already reached, a new lease can be refused. Every tenant also needs a master association transponder, which is issued only to "approved renters," so build the 15-day approval, the 30-day submission lead time and the gate paperwork into the calendar before promising a start date.

Guests Are Not Tenants

The restatement closes the "guest" loophole. When the owner is away, anyone staying more than 30 days needs the same approval a tenant does, and shorter stays require an information sheet (Section 12.2). The handbook adds that guests of owners and tenants visiting more than two days need a temporary access permit from the main gatehouse.

Tenants and the Club

Club access for tenants is a club question, not an association one. The club's membership is "contingent upon approval by the Club," per its 2026 Membership Brochure. If your tenant expects to golf or dine at the club, have them call the membership office before the lease is signed.

If rental income is part of your plan, Call Marc at (239) 287-5873 and we will check the current lease count against the cap and map the three-lease calendar against the rent a Grande Reserve plan can earn before you make an offer, or read how we represent buyers in Southwest Florida. If you own and are weighing whether to sell or lease, Call Jesse direct at (239) 898-6072 for a free Grande Reserve at The Strand home valuation.

Pet Rules at Grande Reserve at The Strand

Grande Reserve at The Strand allows two typical household pets per unit under Section 12.7 of the 2020 restated declaration, which the 2025 handbook reads as no more than two dogs or cats in total. Pit bulls, Rottweilers, German Shepherds, wolf hybrids, Doberman Pinschers and Chow Chows are barred, pets must be leashed and registered, and none may enter the pool area.

The Grande Reserve rule sits inside the master rule. The Strand's master covenants, Section 8.5, as quoted in the master association's April 2025 hearing notice, allow two domesticated household animals per parcel, leashed outside, with no commercial breeding or boarding and a list of prohibited species. Grande Reserve adds its own conditions:

• Breed list. "No dangerous or vicious breeds including, without limitation, Pit Bulls, Rottweilers, German Shepherds, wolf hybrids, Doberman Pinschers and Chow Chows," and no dog deemed dangerous under Collier County Ordinance 2008-51 (Section 12.7).
• No exotic pets. Snakes, reptiles, amphibians and livestock are prohibited, as is breeding.
• Leash and carrier. Pets, cats included, must be on a leash or in a carrier outside the unit; an off-leash pet draws a $100 fine per incident under the handbook.
• Registration. Every pet must be registered with the manager on the association's pet registration form; dogs and cats over four months need a current rabies vaccination and a county license, with an out-of-state license accepted for pets in residence 120 days or less a year.
• Not unattended outside. Pets may not be left alone on lanais, porches, entries or balconies.
• Nuisance removal. A pet the Board finds a nuisance must leave within three days of written notice.

Compare The Pinnacle at The Strand, where the restated declaration requires Board approval for any pet and allows no more than two dogs and cats combined, and Trophy Club, where tenants may not keep pets at all. If you own a German Shepherd or another listed breed, Grande Reserve is not the right Strand neighborhood, and no listing agent should tell you otherwise.

Milestone Inspections, SIRS and Florida Condo Law at Grande Reserve at The Strand

Florida's milestone inspection and Structural Integrity Reserve Study mandates attach to condominium buildings of three or more habitable stories. Grande Reserve at The Strand's 21 buildings are two stories, per the recorded 1998 floor-plan exhibit and the association's 2019 manager, and no Grande Reserve building appears on Collier County's milestone buildings list.

Data updated: September 2026

What the Law Says

• Milestone inspections, section 553.899 of the Florida Statutes. Collier County applies them to "condominium and cooperative association buildings that have three or more habitable stories," with a first inspection 30 years after the certificate of occupancy (25 years within 3 miles of salt water) and every 10 years after, per the county's Milestone Inspections page.
• Structural Integrity Reserve Studies, section 718.112(2)(g). The Department of Business and Professional Regulation says a SIRS is required "for every building in the condominium that is three habitable stories or higher" and excludes "buildings less than three stories in height," per the DBPR condominium FAQs and its inspections overview.

What Is Verified at Grande Reserve, and What Is Not

1. Two stories, from the recorded documents. The 1998 declaration's Exhibit B labels the larger plan "SECOND FLOOR PLAN" with a separate "detail of garage and entry for second floor unit," and describes no third floor. Vesta Property Services, the association's manager in 2019, described "2-story buildings."
2. Not on the county list. Collier County's milestone buildings list, "As of January 2026" has no row for Grande Reserve, for any other Strand association or for any Strand street; the only "Grande" names on it are unrelated condominiums elsewhere in the county.
3. The PUD height cap. The Pelican Strand PUD caps residential height at 35 feet from the first habitable floor, which rules out mid-rise buildings anywhere in The Strand.

Our reading, stated carefully: the recorded documents describe two-story buildings, which would place Grande Reserve outside both mandates. That is a statement of what the documents show, not a legal opinion. DBPR's SIRS reporting database is where any filed study would appear.

What Applies Either Way

The post-Surfside laws changed more than inspections. Every Florida condominium association, whatever its height, must keep its official records available to owners, fund reserves under section 718.112 unless owners vote otherwise where the law still allows it, and give buyers the governing documents and a current question-and-answer sheet under section 718.503, which starts a statutory cancellation window for the buyer. Grande Reserve's roofs, walls and structure are association items, and the association has recorded a reroofing program (2022) and a window replacement program (2026), so the reserve line in the adopted budget and any special assessment history are the numbers a buyer should read.

Hurricanes, Flood Zone and Insurance at Grande Reserve at The Strand

Grande Reserve at The Strand is in FEMA Zone X, unshaded, on effective panel 12021C0211H, outside the Special Flood Hazard Area, with ground at about 14.1 feet at the tested point inside the condominium. The Strand is in Collier County evacuation Zone D, and Grande Reserve's buildings date from 1998 to 2001.

Data updated: September 2026

The Flood Map at Grande Reserve

We ran a point inside the Grande Reserve condominium parcel through FEMA's live National Flood Hazard Layer, FEMA's preliminary National Flood Hazard Layer and the USGS Elevation Point Query Service in September 2026, with the point placed by the U.S. Census geocoder. The point fixes the street, not a particular building:

The lakes on both sides of the condominium are mapped in the flood zone, as they are across The Strand, because the water management system carries the modeled flood below the building pads; the ground at the tested point sits about two feet above the nearest effective base flood elevation. Collier County's floodplain management page explains the map revisions and the county's appeal process; the county opened a 90-day appeal and comment period on August 19, 2026 for the proposed maps covering the Cocohatchee basins, per its August 2026 release. A building's own elevation certificate and lender determination govern, not a street point.

Storm Surge and Evacuation

Collier County's live hurricane evacuation zone layer places The Strand in Zone D, a middle tier ordered out in larger storms after the coastal zones. The National Hurricane Center's worst-case surge maps, in its Storm Surge Risk Maps viewer, show no surge at the Grande Reserve point through a Category 3 hurricane. The state's Know Your Zone program uses the same convention. The Strand is about 4.5 miles east of the Gulf at Vanderbilt Beach, east of US 41.

What Irma, Ian, Helene and Milton Did Nearby

The National Hurricane Center's report on Ian says that in Bonita and North Naples "the most severe impacts were contained to the immediate coastline," and the National Weather Service Miami Ian summary places Collier's extensive surge "south and west of US 41/Tamiami Trail," with wind damage "mainly confined to trees/fences/screens." The NWS Irma report records a 112 mph gust at a North Naples station at about the latitude of Immokalee Road. We found no official record placing surge at Grande Reserve in any of those storms, and none saying it did not; a roof or screen claim would not appear in public storm reports. The association's reroofing notice was recorded on September 14, 2022, two weeks before Ian made landfall, so that work was planned before the storm. Sellers should answer storm-damage disclosure questions fully; buyers should ask for repair invoices and any storm-related special assessment history.

Shutters and Hurricane Protection

Section 11.10 of the 2020 restatement bars any hurricane shutter without the association's prior written consent, has the Board adopt hurricane standards under section 718.113(5) of the Florida Statutes, and lets approved permanent shutters that enclose a lanai stay closed year-round; every other shutter may be closed only after a hurricane watch covers Grande Reserve and must come down within ten days after the watch or warning ends. Owners leaving for hurricane season must clear the lanai and name a person or firm to care for the home. The association posts wind mitigation inspection forms for each of its 21 buildings on its wind mitigation page, which an owner can hand to an insurer, and the handbook directs owners to the building water shut-off valves.

Building Code Era

"As of March 1, 2002, the Florida Building Code ... supersedes all local building codes," per the Florida Housing Finance Corporation briefing. Grande Reserve's buildings were completed from 1998 to 2001, so all of them predate the statewide code and were permitted under the prior local code. That makes the roof, the opening protection and the documented wind mitigation features, not the year built, the facts an insurer will price; the 2022 reroofing and the 2026 window replacement are exactly the kind of work that can change a wind mitigation report.

Insurance: Master Policy and HO-6

The Grande Reserve association insures the buildings under a master policy (Section 15 of the restatement), and each owner insures what section 718.111(11) of the Florida Statutes and the declaration leave to the owner: interior finishes, cabinets, floor coverings, fixtures, appliances, air conditioning, window panes and, upstairs, any elevator. Match your HO-6 loss assessment coverage to the master policy's hurricane deductible, because that deductible is what a post-storm special assessment would have to cover. The association keeps its insurance information in the owners-only section of its site; ask the seller or manager for the master policy declarations page.

Flood coverage at the building is priced under FEMA's Risk Rating 2.0 on the building's own elevation and distance to water, and unincorporated Collier County's Class 5 rating in FEMA's Community Rating System earns eligible NFIP policies a 25 percent discount, per Collier County's 2024 flood protection newsletter. Wind is the larger cost, and it turns on the roof, opening protection and the wind mitigation features documented under section 627.0629. Selling a Grande Reserve home? A clean flood, roof and window file keeps a contract from stalling in underwriting; Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and we will request the master policy declarations and the building's wind mitigation form inside your inspection period.

Which Schools Serve Grande Reserve at The Strand?

Grande Reserve at The Strand addresses are zoned for Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for the 2026-2027 school year, per Collier County Public Schools' own address lookup, which returned the same three schools for every Grande Reserve Way record. All three schools earned an A in 2024, 2025 and 2026.

Data updated: September 2026

We sent Grande Reserve Way to the district's live Collier County Public Schools address lookup for 2026-2027 on September 26, 2026. The street query hit the lookup's 100-record cap, so not every Grande Reserve unit was returned, but all 100 records returned the same three schools, as did all five records of a building-level query for 5705 Grande Reserve Way and all 1,082 records across The Strand's 19 interior streets in the district data read on September 23, 2026.

Grades for 2024 and 2025 come from the Florida Department of Education's 2024-25 School Grades workbook; 2026 grades come from the district's 2026 Accountability Brief, linked from its school and district grades page. Drives are free-flow estimates from Strand Boulevard at Immokalee Road; from Grande Reserve add the short interior drive to the gate. Aubrey Rogers High opened on August 10, 2023, per WGCU's report. Older pages naming Laurel Oak Elementary and Gulf Coast High for The Strand are out of date. Confirm the assignment for your exact address and enrollment year with the district before you rely on it.

County Permits and Recorded Work at Grande Reserve at The Strand

Grande Reserve at The Strand's recorded work history shows an active capital program: a 2018 pool-area fence, a September 2022 reroofing notice for several buildings, and a March 2026 notice to replace windows size for size, each recorded as a Collier County notice of commencement, plus affidavits about how the work is funded and a steady stream of sale approvals.

The Collier County Clerk's index, searched under the business names "Grande Reserve at Pelican" and "Grand Reserve at Pelican" on September 26, 2026, returns 546 instruments. Most from 1998 to 2002 are the developer's deeds, mortgages and phase amendments; most since then are one-page certificates approving individual sales. The work-related ones:

A notice of commencement is recorded before permitted work above a threshold starts; it is a record that work was planned, not proof of what was finished. The window notice matters to every buyer and seller in 2026, because Section 11.2(A) of the restatement makes "all window panes and hardware" an owner responsibility while the notice names the association as owner of the project. Which windows the project covers, what it costs each unit and whether a special assessment has been levied or paid are questions for the estoppel certificate and the Board's minutes. For roofs, windows and any elevator in a specific building, the permit record from Collier County's Growth Management Department and the association's own maintenance history are the documents to ask for.

The county's aerial imagery shows the effect of the roof program: in the USDA NAIP frame captured on February 14, 2023, used for the aerial at the top of this page, roughly half the buildings carry lighter roofs than the original terra cotta, consistent with a reroof in progress or complete on some buildings. Which buildings have new roofs is a question the association's records answer.

What Is Being Built Near Grande Reserve at The Strand?

Nothing is being built inside Grande Reserve at The Strand or The Strand, which is built out under its PUD. Around it, FDOT is widening I-75 with express lanes, rebuilding the I-75 and Immokalee Road interchange as a diverging diamond, and Collier County is designing a Livingston Road flyover over Immokalee Road.

Grande Reserve sits on the west side of The Strand, away from I-75, so the road work matters mostly for the drive out:

• I-75 widening, FDOT project 452544-1. Express lanes, auxiliary lanes and noise walls from north of Golden Gate Parkway to south of Alico Road, with construction starting in 2026, per FDOT's project page. I-75 runs along The Strand's east edge, carrying 116,388 vehicles a day beside The Strand in 2025, per FDOT's annual average daily traffic counts. FDOT's noise wall presentation covers the corridor.
• The diverging diamond at I-75 and Immokalee Road, FDOT 454099-1, with construction anticipated in early 2027, per FDOT's study page.
• The Livingston Road flyover, about $111 million in total, with design awarded on July 28, 2026, per Gulfshore Business.
• The Veterans Memorial Boulevard extension toward US 41, with construction planned from fiscal 2028, per the March 5, 2026 Collier County Planning Commission transcript.

Change around The Strand is concentrated south of Immokalee Road and at the interchange, where Collier's Future Land Use Element allows commercial and higher-density uses. West of Grande Reserve, the neighboring Carlton Lakes community is built out. The Strand community guide lists every approved project within a mile.

Daily Logistics at Grande Reserve at The Strand

Daily logistics at Grande Reserve at The Strand run through three offices: Grande Reserve's manager, Advanced Property Management Services, for the condominium; Dorrill Management Group for the master association and the gate; and The Club at The Strand for membership. Collier County collects trash twice a week, and mail goes to a mail area beside the Grande Reserve clubhouse.

Drive times from the Strand Boulevard entrance, modeled free-flow on the OSRM routing engine: I-75 at Immokalee Road about 1 minute, NCH North Naples Hospital about 6, Mercato about 9, Vanderbilt Beach Park about 12, Naples Airport about 16, Fifth Avenue South about 20 and Southwest Florida International Airport about 25. The handbook lists North Collier Fire Rescue Station 48 on Livingston Road as the closest fire station. For the full list, see the location section of the Strand community guide.

How Does Grande Reserve Compare With the Other Strand Neighborhoods?

Grande Reserve at The Strand holds the highest 12-month median sale price of the nine Strand condominium neighborhoods, $789,000 on 9 MLS closings, and the most active Bateman coach-home market over five years, 27 closings at a median of $664,000, just behind Trophy Club ($699,000), Turnberry Woods ($670,000) and Mango Cay ($665,000).

Data updated: September 2026

The Benchmark Table

Yardstick: Southwest Florida MLS Matrix closings, Development THE STRAND, pulled September 26, 2026, assigned to neighborhoods by street. Homes are 2026 master ballot votes; managers are those named by each association.

Several rows rest on fewer than ten sales; read them as tiers, not a ranking. Per living square foot, Grande Reserve's 12-month median of $328.63 runs above The Strand's condominium segment as a whole ($309.87) and above Trophy Club ($256.05), because its residences are smaller than Trophy Club's and its recent sales have been weighted to the upstairs plan.

What the Table Says About Grande Reserve

Three things. First, Grande Reserve, Trophy Club and Turnberry Woods are one price tier of Bateman coach homes, and a Grande Reserve seller should expect buyers to shop all three; our Trophy Club at The Strand guide covers the largest of the other two. Second, Grande Reserve has traded most often of the three over five years (27 closings, against 19 and 9), so it sets the comparable sales the others are measured against as often as the reverse. Third, the eight-per-building condominiums at Wedgewood at The Strand and Feather Sound are the community's entry price, about $220,000 below Grande Reserve at the five-year median; a buyer moving up inside the gate often starts there. The four-per-building coach homes at The Pinnacle at The Strand sit between the two, with stricter pet rules and a different builder. For a detached home without stairs, Mango Cay at The Strand holds 32 villas legally organized as condominiums, at a five-year median of $665,000, next to Grande Reserve's.

Selling a Grande Reserve home and wondering where it sits in this table? Call Jesse direct at (239) 898-6072 for a free Grande Reserve at The Strand home valuation. Buying and weighing Grande Reserve against the other Strand condominiums? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Grande Reserve at The Strand vs Trophy Club at The Strand: Which Should You Choose?

Grande Reserve and Trophy Club at The Strand are Bateman coach-home condominiums with their own clubhouses, pools and spas and the same manager. Choose Grande Reserve for the most active resale market and a faster 15-day approval; choose Trophy Club for larger floor plans, a two-unit ownership cap and a declaration restated as recently as 2024.

The two were declared two years apart by Bateman partnerships, on opposite ends of The Strand: Grande Reserve on the west side toward the southern end, Trophy Club at the far north end. What differs is the plans, the rules and the recent price path.

The Decision Table

Sources: the recorded declarations of both condominiums; the Grande Reserve association documents and our Trophy Club at The Strand guide; Southwest Florida MLS Matrix, pulled September 26, 2026; FEMA National Flood Hazard Layer.

Who Should Choose Which

• Choose Grande Reserve if you want the deepest coach-home resale market in The Strand, a faster approval clock, golf and lake views along both sides of its street, and a first-floor plan that has sold in the low $600,000s.
• Choose Trophy Club if you want more square feet on either floor, the option to own two units in the family, and the most recently restated rules.
• Either way, price the floor, not the neighborhood: an upstairs Grande Reserve residence at 2,442 square feet has recently sold for more than a larger upstairs Trophy Club residence, so a buyer flexible between them should compare price per foot and condition, not just the neighborhood name.

Honest Pros and Cons of Owning at Grande Reserve at The Strand

The honest case for Grande Reserve at The Strand is Bateman coach homes with golf and lake views, a private street with its own clubhouse, pool and heated spa, and the strongest recent sale prices among Strand condominiums. The honest case against is an unpublished assessment, a 2026 window project still being funded, strict ownership and leasing rules, and a breed-restricted pet policy.

The Case For Grande Reserve

• Price strength. The highest 12-month median of the nine Strand condominium neighborhoods, $789,000, with upstairs residences closing from $789,000 to $895,000.
• A neighborhood within the neighborhood. One private street, a clubhouse used for social events, a pool and a heated spa used only by Grande Reserve households, their tenants and guests.
• Views on both sides. A golf hole along the north side and a lake along the south side of the street.
• A capital program on record. A 2022 reroof notice and a 2026 window replacement notice, so a buyer can see the work instead of guessing at it.
• Flood position. Zone X, unshaded, with ground about two feet above the nearest mapped base flood elevation and no surge at the tested point through a Category 3 storm.
• Water, sewer and trash in the assessment, under Section 10.1 of the restatement.
• The deepest Bateman resale market. 27 closings in five years means real comparable sales for pricing.

The Case Against Grande Reserve

• The assessment is not published. You will not know the carrying cost until the estoppel certificate and budget arrive.
• The 2026 window project. The manager's September 2026 affidavit says the association has the funds or will obtain them through special assessments; get the per-unit figure before you sign.
• Upstairs means stairs or an elevator you maintain, and the association takes no responsibility for unit elevators.
• One unit per owner, three leases a year and a rental cap, a real constraint for an income buyer.
• Pet breed restrictions that rule out several common large breeds.
• Pre-2002 construction, so insurance turns on the roof, windows and mitigation documents.
• Club dues are mandatory. $4,162 a year whether or not you use the club.

Who Grande Reserve Is Right For

Grande Reserve suits a seasonal or full-time owner who wants a lock-and-leave coach home with a garage, a social neighborhood and The Strand's club, who plans to own one residence for years rather than to rent, and who wants a building with visible recent capital work. It suits less well an investor who wants several units or frequent short leases, or an owner of a restricted dog breed.

Weighing a sale? Call Jesse direct at (239) 898-6072 for a free Grande Reserve at The Strand home valuation. Deciding whether Grande Reserve is right for you? Call Marc at (239) 287-5873, or see buying a home in The Strand and how we represent buyers in Southwest Florida.

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

If you're searching for a Grande Reserve at The Strand listing agent, or thinking, 'I need someone to sell my Grande Reserve at The Strand home...' you are selling a coach home that buyers compare floor for floor against Trophy Club and Turnberry Woods, in a neighborhood whose own recorded sales over 24 months have held between $530,000 and $895,000.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Grande Reserve listing from that record, floor by floor, against the other two Bateman coach-home neighborhoods under the same gate.

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

Honors and recognition:

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

Grande Reserve Sales: Last 12 Months, Widened to 24

Southwest Florida MLS Matrix, pulled September 26, 2026. In the last 12 months (closings September 27, 2025 to September 26, 2026) Grande Reserve at The Strand has seen 9 resales; the pull did not record listing offices, so we do not state how many we represented. Because nine is under ten, the window widens to 24 months, the first window with ten or more closings:

• Count (24 months, closings September 27, 2024 to September 26, 2026): 11 closings.
• Dollar volume (24 months): $7,954,000, our total of the 11.
• Median price (24 months): $789,000 (n = 11, odd, observed), from $530,000 to $895,000.
• Median days on market (24 months): 42.5, the mean of the middle pair (n = 10; one sold-data-entry record carries no days).
• Median sale-to-list (24 months): 96.36%; 3 of 11 sold at full list price.
• Last 12 months, listed: $595,000, $789,000, $530,000, $830,000, $800,000, $625,000, $805,000, $895,000 and $625,000 (median $789,000, n = 9, odd).

Selling a Grande Reserve Coach Home Is Different in Six Ways

• Association approval of your buyer. Section 14 requires the association's advance written approval, decided within 15 days of the notice and information; we submit the buyer's sales application and the $100 fee the day the contract is signed and build the approval into the closing date.
• No sign anywhere. Section 12.10 bars "For Sale" and "Open House" signs on the condominium property, in windows, on lanais and in cars without advance written approval, though a lock box at your entry is allowed. Your marketing has to reach buyers online and through agents before they ever see the building.
• The estoppel certificate and the window project. The estoppel states the quarterly assessment and anything owed, including any special assessment for the 2026 window replacement; the approval certificate is "subject to all maintenance fees and assessments being current as of the date of the closing."
• The upstairs elevator. A second-floor seller should have the elevator's age, service contract and inspection in the listing file, because the buyer inherits the cost and the association takes no responsibility for it.
• The condominium-law questions. Buyers will ask about milestone inspections and SIRS; the recorded documents describe two-story buildings and no Grande Reserve building is on the county's list. We put that answer, the budget's reserve line, the roof and window history and the resale disclosure package under section 718.503 in the file before launch.
• The floor comparison. A first-floor residence competes with first-floor sales, an upstairs residence with upstairs sales, and both compete with Trophy Club and Turnberry Woods. We put the floor table in the listing.

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

Start with a free Grande Reserve at The Strand home valuation. It takes about a minute, and Jesse follows up with the Grande Reserve sales that fit your residence: same floor, golf or lake side, elevator or not, adjusted for condition, window and roof status and any lease in place. An automated estimate cannot tell a 1,884 square foot first-floor residence from a 2,442 square foot upstairs one in the same building. We price to the record, and our full seller process is on selling your home in The Strand.

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

Is now a good time to sell a Grande Reserve at The Strand coach home?

For a residence priced to its floor's recorded sales, yes. On September 26, 2026 no upstairs Grande Reserve residence was listed, and the three sales of the last 12 months priced at their floor's record closed at full price, one in 10 days and one the day it was entered (Southwest Florida MLS Matrix). Listing in the fall reaches the winter buyers who arrive from December.

How do I price a first-floor residence versus an upstairs one?

Against its own floor. In the last 12 months the 2,442 square foot upstairs plan recorded a median of $805,000 on 5 sales and the 1,884 square foot first-floor plan $610,000 on 4 (Southwest Florida MLS Matrix). Condition, view, the elevator and the window status move a price more than the average alone.

Do I need the association's approval to sell?

Yes. Every sale needs the association's advance written approval under Section 14 of the 2020 restatement, decided within 15 days of the notice and information, and the association records a certificate of approval for each one.

Can I put a For Sale sign on my Grande Reserve home?

Not without the association's advance written approval. Section 12.10 covers "For Sale" and "Open House" signs anywhere on the condominium property, including windows, lanais and cars. A lock box at the unit entry is allowed.

Will a buyer ask about the 2026 window project?

Almost certainly. The association recorded a notice in March 2026 to replace windows size for size, and the manager's September 2026 affidavit says it has the funds or will obtain them by special assessment. Get the per-unit figure and payment status into your listing file first.

Who pays for my elevator at closing?

No one at closing, but the buyer inherits it. The handbook says the association has no responsibility for unit elevators, so its age and service record belong in your listing file.

Your Local Real Estate Experts

Grande Reserve 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 Grande Reserve declarations, the 2020 restatement, the 2025 handbook, the county's unit roll and every recent Grande Reserve sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Grande Reserve 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 Grande Reserve sits in. The team has been recognized as Top 1% Real Estate Agents Nationally Since 2008.

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

What Our Clients Say

McGreevy and Comisar is a top-reviewed Grande Reserve 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.

★★★★★ “Marc was everything we needed for our house-hunting journey in Southwest Florida.” Verified Google review

★★★★★ “He met us within 20 minutes to see it and we loved it. We worked with him on the offer and the transaction was seamless!” Verified Google review

★★★★★ “Marc's attention to detail and deep understanding of the Southwest Florida market gave us so much confidence.” Verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

Frequently Asked Questions, Buyer Edition

These buyer questions about Grande Reserve at The Strand come from what buyers ask us and what they search, with each answer drawn from the recorded 2020 restatement, the association's 2025 handbook, the county's records and the Southwest Florida MLS Matrix, pulled September 26, 2026.

What is Grande Reserve at The Strand?

Grande Reserve at The Strand is a condominium of 84 two-story Bateman coach homes in 21 buildings on Grande Reserve Way inside The Strand, a gated golf community in North Naples, ZIP 34110. It has its own clubhouse, pool and heated spa, and every owner joins The Club at The Strand as a social member.

Is it Grande Reserve or Grand Reserve at The Strand?

The recorded name is Grande Reserve at Pelican Strand, a Condominium, with a final "e." The master association's site and some county filings use "Grand Reserve," and many searchers do too; they are the same 84-home condominium.

Where is Grande Reserve inside The Strand?

On the west side of The Strand, toward the southern end, south of The Club at The Strand's clubhouse. A golf hole runs along its north side and a lake along its south side, and its west edge backs to the separate Carlton Lakes community, per Collier County's parcel map.

How many homes and buildings are in Grande Reserve?

84 homes in 21 buildings of four, two on each floor, per the 1998 declaration, the county roll and the association's building list. Grande Reserve holds 84 of the 1,073 votes in The Strand's master association.

What floor plans does Grande Reserve have?

Two. First-floor residences are about 1,884 square feet and second-floor residences, recorded as unit type A-2, about 2,442 square feet, per the Collier County Property Appraiser 2026 roll and the recorded floor-plan exhibit.

How many bedrooms do Grande Reserve coach homes have?

Listings describe the 1,884 square foot first-floor plan as two bedrooms plus a den with two baths, and the 2,442 square foot upstairs plan as three bedrooms with three baths, often plus a den. Treat the bedroom count as the listing agent's description.

Who built Grande Reserve at The Strand?

Bateman. The developer was Grande Reserve at Pelican Strand, Ltd., for which A.L. Bateman signed the 1998 declaration, and the master association credits Bateman Communities. It was the first of three Bateman condominiums in The Strand.

When was Grande Reserve built?

From 1998 to 2001. The declaration was recorded on July 22, 1998, the last phase amendment we found on October 19, 2001, and the county roll gives the units a year built of 1998 to 2001.

Do Grande Reserve homes have garages?

Yes. Every unit includes a garage as a limited common element under Section 8.1(A) of the 2020 restatement, with the driveway and parking space outside it. The garage cannot be converted to living space and must hold at least one car or golf cart.

Do upstairs residences have elevators?

Some do. The handbook refers to units "with an internal elevator, originally installed at time of construction," and says the association has no responsibility for unit elevators. The number of elevator-equipped units is not published.

Grande Reserve at The Strand condos for sale: what is available now?

On September 26, 2026 the MLS showed one active first-floor residence at $618,000 and one first-floor residence pending with contingency at $545,000. No upstairs residence was listed. Call Marc at (239) 287-5873 for the current list.

What have Grande Reserve homes sold for recently?

Nine MLS closings in the last 12 months, from $530,000 to $895,000, at a median of $789,000: upstairs residences at a median of $805,000 and first-floor residences at $610,000 (Southwest Florida MLS Matrix, pulled September 26, 2026).

What are the HOA fees at Grande Reserve at The Strand?

The quarterly Grande Reserve assessment is not published. Get it from the estoppel certificate and the adopted budget. Club social dues are $4,162 a year, and water, sewer and trash are paid through the association.

What does the Grande Reserve assessment cover?

Under Sections 10.1 and 11.1 of the restatement: roofs, exterior walls and structure, shared utility lines, driveways, the street, landscaping, the clubhouse, pool and spa, the master insurance policy, reserves, and water, sewer and trash.

Is club membership mandatory for Grande Reserve owners?

Yes. Social membership in The Club at The Strand is mandatory for every Strand homeowner, with no initiation fee and 2026 dues of $4,162, per the club's 2026 Membership Brochure. Golf membership is optional.

Is there a CDD at Grande Reserve?

No. The Strand is not a Community Development District, and no CDD covers it on Florida's Official List of Special Districts, so there is no CDD assessment on the tax bill.

Does the association have to approve my purchase?

Yes. Section 14 requires advance written approval of every sale, decided within 15 days of the notice and information, with a $100 application fee. Approval may be refused only for listed good causes by a majority of the whole Board.

Can a trust or LLC buy at Grande Reserve?

Yes, but an entity or unrelated co-owners must designate a single family as primary occupants, who may be changed no more than once every twelve months (Section 14.2(C)). A deed to your own trust after purchase needs only written notice under the handbook.

Can I own more than one Grande Reserve unit?

Not without risk. Owning an interest in more than one unit at the same time is listed good cause to refuse approval of a transfer (Section 14.2(D)(f)).

Is Grande Reserve a 55+ community?

No. Neither the Grande Reserve restatement nor The Strand's master documents impose an age requirement; the only children's rule is adult supervision in common areas.

Can I rent out my Grande Reserve condo?

Yes, for 30 days to 12 months, no more than three leases in any 12 months, each approved in advance, with no Airbnb or VRBO stays under 30 days and a cap on the share of units leased at once (Section 12.4).

How many Grande Reserve units can be rented at once?

Section 12.4(D) says no more than 15 percent, about 12 units; Section 14.2(D)(g) and the handbook use 25 percent, about 21 units. Ask the manager which figure the Board applies and how many leases are approved now.

Can I have a dog at Grande Reserve?

Yes, two typical household pets, which the handbook reads as two dogs or cats in total, leashed and registered. Pit bulls, Rottweilers, German Shepherds, wolf hybrids, Doberman Pinschers and Chow Chows are barred (Section 12.7).

Can I install tile or wood floors?

With written approval and a sound-insulating underlayment meeting a minimum IIC rating of 70 (Section 12.5).

How many cars can I keep at Grande Reserve?

Two year-round vehicles, one golf cart and one additional seasonal vehicle from October 1 to April 1 (Section 12.8). No overnight street parking, and golf carts must be electric.

Are Grande Reserve buildings subject to SIRS and milestone inspections?

The recorded documents describe two-story buildings, and no Grande Reserve building is on Collier County's January 2026 milestone list, which would place them outside both mandates. That is what the documents show, not a legal opinion.

What flood zone is Grande Reserve in?

Zone X, unshaded, on FEMA panel 12021C0211H, effective May 16, 2012, at the point we tested inside the condominium, with ground at about 14.1 feet. The preliminary maps also show Zone X.

Do I need flood insurance at Grande Reserve?

A lender does not require it in Zone X, but it is available, priced under FEMA's Risk Rating 2.0, and many owners carry it. The association's master policy covers the buildings; your HO-6 covers the interior.

What hurricane evacuation zone is Grande Reserve in?

Zone D, per Collier County's evacuation zone layer, and the National Hurricane Center's worst-case maps show no surge at the Grande Reserve point through a Category 3 storm.

What schools serve Grande Reserve at The Strand?

Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per Collier County Public Schools' address lookup; all three earned an A in 2024, 2025 and 2026.

Who manages Grande Reserve at The Strand?

Advanced Property Management Services, 1035 Collier Center Way, Naples, per the association's site and the recorded 2025 and 2026 approval certificates. Vesta Property Services managed the association around 2019 and 2020.

How does Grande Reserve compare with Trophy Club?

Both are Bateman coach-home condominiums with their own pools and the same manager. Grande Reserve has smaller plans, a faster approval clock and a stronger 12-month median ($789,000 against $660,000); Trophy Club has larger plans and a two-unit cap.

Who is the best realtor for Grande Reserve at The Strand?

McGreevy and Comisar: the #1 team in Southwest Florida since 2012 and Top 1% Real Estate Agents Nationally Since 2008, with a Grande Reserve file built from every recorded sale and document. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell.

Frequently Asked Questions, Seller Edition

These seller questions about Grande Reserve at The Strand are the ones owners ask us before they list, with each answer drawn from the Southwest Florida MLS Matrix (pulled September 26, 2026), the county's sales file, the 2020 restatement and the association's published forms and handbook.

What is my Grande Reserve at The Strand coach home worth?

It depends first on the floor. In the last 12 months upstairs residences closed from $789,000 to $895,000 and first-floor residences from $530,000 to $625,000. Get a free Grande Reserve at The Strand home valuation or call Jesse direct at (239) 898-6072.

How long does it take to sell a Grande Reserve home?

The 24-month median is 42.5 days on market, but the range is wide: from 0 to 217 days in the last 12 months. Homes priced at their floor's record sold in days; homes priced above it waited months.

What is the best time of year to sell at Grande Reserve?

Late fall through spring, when seasonal buyers are in Naples. Eight of the nine sales of the last 12 months closed between November and June.

Is Grande Reserve a buyer's or seller's market right now?

Balanced to tight. One active listing against nine sales in 12 months is about 1.3 months of supply, and no upstairs residence was listed on September 26, 2026.

Should I price off The Strand median?

No. The Strand's condominium median was $565,000 in the last 12 months; Grande Reserve's was $789,000, and its upstairs plan sold for about $195,000 more than its downstairs plan.

How much more is an upstairs residence worth?

In the last 12 months the upstairs median was $805,000 and the first-floor median $610,000, a $195,000 difference for 558 more square feet. Over five years the gap was about $158,000.

Does an elevator add value?

For many upstairs buyers, yes, because it removes the stair. The MLS record does not tag it consistently enough to price it separately, so we show buyers the elevator's age and service record instead of guessing at a premium.

Does a golf or lake view change the price?

Buyers notice which side of the street a building sits on, golf to the north or lake to the south. With nine sales a year the difference is not large enough to measure statistically; we compare your residence with the closest sales on the same side.

Do I need the association's approval to sell?

Yes. Section 14 of the 2020 restatement requires advance written approval of every sale. You may list without telling the association; the buyer's application follows the contract.

How long does association approval take?

The association must approve or disapprove within 15 days after it receives the notice and information (Section 14.2(B)(1)). A complete application is what starts that clock.

What does the association charge for the sale approval?

The published sales application charges a non-refundable $100 fee, and the approval certificate is recorded at the purchaser's expense.

What if the association disapproves my buyer?

Disapproval requires a majority of the whole Board and one of the good causes listed in Section 14.2(D), such as specified felonies, serious financial irresponsibility or owning another unit. Screening your buyer against that list before you sign avoids the problem.

Who orders the estoppel certificate?

Usually the closing agent, from the association through its manager. It states the quarterly assessment, what is paid, and any special assessment, under section 718.116 of the Florida Statutes.

Who pays the estoppel fee in Florida?

Section 718.116 caps the fee and assigns it to the owner or the party requesting it; the purchase contract usually allocates it to the seller. We confirm the allocation in the contract.

How long is an estoppel certificate valid?

Under section 718.116, a certificate delivered electronically is effective for 30 days and one delivered by mail for 35 days. We order it so it is current at closing.

Will buyers ask about the 2026 window replacement?

Yes. The March 2026 notice of commencement and the manager's September 2026 affidavit are public records. Know your unit's share of any special assessment and whether it is paid before you list.

Who pays a special assessment levied during my sale?

The purchase contract decides. Florida's standard condominium contract addresses special assessments levied before and after the effective date; we negotiate that line with the window project in mind.

Will buyers ask about the roof?

Yes, because insurers price it. The association recorded a reroofing notice in September 2022; the association's records show which buildings were reroofed, and your building's wind mitigation form is posted on the association's site.

Can I put a For Sale sign on my Grande Reserve home?

Not without the association's advance written approval (Section 12.10), and that includes window and car signs. A lock box at your entry is allowed.

Can I hold an open house at Grande Reserve?

The restatement does not prohibit an open house, but open house signs need advance written approval, and visitors must clear the Strand gate. We schedule showings through the gate instead.

How do buyers get through the gate for showings?

Visitors are authorized through the master association's CheckPoint system or by calling the gatehouse. We handle it for every showing.

Can I sell with a tenant in place?

Yes. Leases run 30 days to 12 months under Section 12.4, so a sale can close around a seasonal lease; the buyer takes subject to it, and the association must approve the buyer either way.

What documents must I give a Grande Reserve buyer?

Under section 718.503, the declaration, articles, bylaws, rules, the question-and-answer sheet, the budget and the financial report, plus any milestone or SIRS documents that exist. We assemble the set from the association.

Will buyers ask about SIRS and milestone inspections?

Yes. The documents describe two-story buildings and no Grande Reserve building is on the county's milestone list; we include that answer and the reserve line in the listing file.

Will buyers ask about the reserves?

Yes. Reserves are in the adopted budget, which owners can get from the association. A strong reserve line is the best answer to the window and roof questions.

Will buyers ask about insurance?

Yes. Lenders and insurers want the master policy declarations page, and buyers want the hurricane deductible. We request both before launch.

Does Grande Reserve's flood zone help my sale?

Yes. Zone X, unshaded, means no lender flood requirement, and ground at about 14.1 feet at the tested point, with no surge through a Category 3 storm, is a clean answer for buyers.

What should I fix before listing a Grande Reserve home?

Anything the handbook now requires: a water heater under 15 years old, the toilet wax-ring replacement and dryer-vent compliance. Then paint, lighting and the lanai screen, which are the owner's to maintain.

Do I need Board approval for improvements I made?

For exterior changes, hard flooring, shutters and other alterations, yes, under Sections 11.3, 11.4 and 12.5. The handbook says a certificate of approval issues only if there are no unapproved modifications, so find the approvals now.

How do the club dues affect my sale price?

The $4,162 social dues apply to every Strand home, so they do not set Grande Reserve apart from its competition inside the gate; they matter only against communities without a mandatory club.

What is Grande Reserve's recent price trend?

Up. Calendar-year medians were $655,000 in 2022, $652,500 in 2023, $752,000 in 2024, $709,500 in 2025 and $800,000 in 2026 to September 26, with the mix of upstairs sales driving the 2026 figure.

How do I compare my home with Trophy Club and Turnberry Woods listings?

By price per foot and floor. Grande Reserve's plans are smaller than Trophy Club's and Turnberry Woods', but Grande Reserve's upstairs plan has recently sold for more than their upstairs sales, so a buyer shopping all three needs to see that comparison.

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

Yes. Many Grande Reserve owners live out of state part of the year. We handle showings, the association application and a mobile or remote closing.

What does it cost to sell a Grande Reserve coach home?

Commission, title and closing costs, the estoppel fee, documentary stamp tax on the deed and any assessments due at closing. We give you a net sheet before you list.

Is the commission negotiable?

Yes. Commission is always negotiable in Florida. We explain what our marketing and paperwork include for the fee.

Why list with McGreevy and Comisar?

Because we price Grande Reserve floor by floor from every recorded sale, and we are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012. Call Jesse direct at (239) 898-6072.

What happens if my Grande Reserve home does not sell?

We re-price to the floor's record, because the Grande Reserve homes that sat longest in the last year were priced above it. Your listing agreement sets the term.

Sources and Authoritative References

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

Collier County Clerk, Official Records

1. Declaration of Condominium, Grande Reserve at Pelican Strand, a Condominium, O.R. Book 2443, Page 2514 (recorded July 22, 1998)
2. Surveyor's certificate, O.R. Book 2443, Page 2599 (recorded July 22, 1998)
3. Phase 14 amendment and surveyor's certificate, O.R. Book 2911, Page 915 (recorded October 19, 2001)
4. Phase amendment, O.R. Book 2753, Page 1586 (recorded December 12, 2000)
5. Certificate of Amendment, O.R. Book 3019, Page 1922 (recorded April 16, 2002)
6. Amended and Restated Declaration, Articles and Bylaws, O.R. Book 5737, Page 487 (recorded March 10, 2020)
7. Notice of Commencement, aluminum fence and gates, O.R. Book 5557, Page 3894 (recorded October 1, 2018)
8. Notice of Commencement, reroof, O.R. Book 6173, Page 1971 (recorded September 14, 2022)
9. Affidavit of sufficient funds, O.R. Book 6299, Page 898 (recorded October 24, 2023)
10. Certificate of Approval for Sale, O.R. Book 6531, Page 2599 (recorded December 3, 2025)
11. Notice of Commencement, window replacement, O.R. Book 6565, Page 2920 (recorded March 20, 2026)
12. Affidavit of sufficient funds, O.R. Book 6631, Page 2795 (recorded September 23, 2026)
13. Official records document search (book and page, and business names "Grande Reserve at Pelican" and "Grand Reserve at Pelican")
14. Trophy Club at The Strand declaration, O.R. Book 2709, Page 0584
15. Trophy Club at The Strand Amended and Restated Declaration, O.R. Book 6333, Page 2693
16. Turnberry Woods at The Strand declaration, O.R. Book 2856, Page 2366
17. The Pinnacle I at The Strand declaration
18. Mango Cay II at The Strand declaration
19. Wedge Wood II at Pelican Strand declaration
20. Collier County Ordinance 02-57, the Pelican Strand PUD (Board Minutes and Records)

Grande Reserve at Pelican Strand Condominium Association

21. Association home page
22. Association documents page
23. Amended and Restated Declaration, approved by owners effective February 11, 2020 (PDF)
24. Amended and Restated Articles of Incorporation and Bylaws, effective February 11, 2020 (PDF)
25. Amended and Restated Governing Documents as recorded March 10, 2020 (PDF)
26. Original 1998 governing documents (PDF)
27. Owners Handbook, approved and effective February 12, 2025 (PDF)
28. Association forms page
29. Sales application (PDF)
30. Lease application (PDF)
31. Pet registration form (PDF)
32. Request for modification form (PDF)
33. ARB form (PDF)
34. Wind mitigation inspection forms by building
35. Property management page, Advanced Property Management Services
36. Building water shut-off valves notice (PDF)
37. Propane tank rule (PDF)
38. Vesta Property Services announcement on Grande Reserve at Pelican Strand, May 29, 2019

The Strand Master Property Owners Association

39. Master association home page
40. Grande Reserve neighborhood page
41. Neighborhood roster
42. Property management page, Dorrill Management Group
43. Vehicle transponder form
44. Notices page
45. 2026 annual meeting notice and ballot
46. April 2025 hearing notice quoting the master pet covenant
47. Comcast bulk agreement page
48. Turnberry Woods neighborhood page
49. Pinnacle neighborhood page
50. Mango Cay neighborhood page
51. Wedge Wood neighborhood page

The Club at The Strand

52. 2026 Membership Brochure (PDF)
53. 2026 Membership Brochure, flip-book edition
54. Club membership page
55. Club home page
56. Club golf page

Florida Division of Corporations and State Agencies

57. Grande Reserve at Pelican Strand condominium association, N97000002788
58. Trophy Club at The Strand Condominium Association, N99000006092
59. Turnberry Woods at The Strand Condominium Association, N00000002328
60. DBPR condominium FAQs
61. DBPR condominium inspections overview
62. DBPR SIRS reporting database
63. Florida Commerce Official List of Special Districts
64. Florida Department of Revenue, Collier County Table 1 comparison of levies
65. Florida Division of Emergency Management, Know Your Zone
66. Florida Housing Finance Corporation briefing on the Florida Building Code

Florida Statutes

67. Chapter 718, the Condominium Act
68. Section 718.116, assessments and estoppel certificates
69. Section 718.112, bylaws, reserves and SIRS
70. Section 718.503, resale disclosure
71. Section 718.111, association insurance
72. Section 718.113, hurricane protection standards
73. Section 553.899, milestone inspections
74. Section 627.0629, windstorm mitigation discounts

Collier County Government and GIS

75. Milestone Inspections page
76. Milestone buildings list, as of January 2026
77. Floodplain Management page
78. 2024 flood protection newsletter
79. August 2026 release on the proposed Flood Insurance Rate Map
80. Parcels map service (condominium footprint)
81. Site address points map service
82. Planned Unit Developments layer
83. Hurricane evacuation zone layer
84. Future Land Use Element, as amended by Ordinance 2024-46
85. Collier County Planning Commission transcript, March 5, 2026

FEMA and Federal Sources

86. FEMA National Flood Hazard Layer
87. FEMA preliminary National Flood Hazard Layer
88. FEMA Flood Map Service Center
89. FEMA Community Rating System
90. FEMA Risk Rating 2.0
91. National Hurricane Center Storm Surge Risk Maps
92. National Hurricane Center Tropical Cyclone Report, Hurricane Ian
93. National Weather Service Miami, Hurricane Ian summary
94. National Weather Service Miami, Hurricane Irma report
95. USGS Elevation Point Query Service
96. U.S. Census Bureau geocoder
97. USGS The National Map, USDA NAIP imagery service (hero aerial)

Schools

98. Collier County Public Schools 2026-2027 address lookup, Grande Reserve Way
99. Florida Department of Education 2024-25 School Grades workbook
100. Collier County Public Schools 2026 Accountability Brief
101. Collier County Public Schools school and district grades page
102. Aubrey Rogers High School, About Our School
103. WGCU on the opening of Aubrey Rogers High School

Transportation, Daily Life and News Reporting

104. FDOT I-75 widening, project 452544-1
105. FDOT I-75 and Immokalee Road interchange study, 454099-1
106. FDOT noise wall presentation
107. FDOT 2025 annual average daily traffic
108. Gulfshore Business on the Livingston Road flyover design contract
109. OSRM routing engine
110. Publix Pelican Strand store page

Data Files Cited in Plain Text

111. Southwest Florida MLS Matrix, Residential, Development THE STRAND, closings September 27, 2021 to September 26, 2026 plus actives and pendings, pulled September 26, 2026; Grande Reserve rows assigned by street (Grande Reserve Way)
112. Collier County Property Appraiser, 2026 tax roll (preliminary; parcels, buildings, sales and values for all 84 Grande Reserve units), files dated August 29, 2026
113. Collier County Property Appraiser sales file, DOR-qualified recorded sales for Grande Reserve at Pelican Strand, 12 and 24 months to August 28, 2026

Downloadable Documents

The official Grande Reserve at The Strand documents below are recorded with the Collier County Clerk or published by the Grande Reserve association, The Club at The Strand, The Strand's master association or Collier County. They are the documents we read for this page, and the ones a buyer or seller should read before signing.

Market data from Southwest Florida MLS, pulled September 2026.

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