Mango Cay at The Strand is a gated circle of 32 detached pool villas held as condominium units in North Naples, built 2005 to 2007 under two declarations, with the roof and exterior in the Mango Cay II fee. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Mango Cay sellers call first, and the team Mango Cay buyers call when they want the recorded facts rather than a brochure: what a detached villa that is legally a condominium means for a lender and an insurer, what every Mango Cay sale of the last five years actually recorded, and why so few of these 32 homes ever reach the market. Mango Cay is a detached villa condominium neighborhood inside the master-planned community of The Strand in Naples, Florida. It is 32 one- and two-story pool villas on Mango Circle, ZIP 34110, behind their own gated entry beside The Strand's main gatehouse in North Naples, built from 2005 to 2007 under two recorded condominium declarations: Mango Cay (3 villas) and Mango Cay II (29 villas). 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 before anything else. This page is about Mango Cay at The Strand, off Strand Boulevard north of Immokalee Road. It is not Mango Bay I or Mango Bay II at Bridgewater Bay, two other Naples condominiums on the county roll, and it is not any of the Mango Cay resorts and streets elsewhere in Florida and Texas that share the name in search results. On the county roll the two condominiums appear as "Mango Cay at The Strand, a Condominium" and "Mango Cay II Condominium aka Mango Cay II at The Strand, a Condominium."
This guide is built from both recorded Mango Cay declarations, the master association's Mango Cay page, Florida Division of Corporations filings, the Collier County Property Appraiser 2026 preliminary tax roll for all 32 villas and every recorded deed in the county sales file back to 2003, FEMA's flood maps, Collier County Public Schools' zone database and every Mango Cay closing in the Southwest Florida MLS Matrix, pulled September 26, 2026. If you own at Mango Cay and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, fee, rule and flood detail below will tell you whether Mango Cay fits before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
On this page: Why us · Living at Mango Cay · Market snapshot · History · The homes · Amenities · Fees · Layered costs · Declarations and rules · 55+ · Rentals · Pets · Condominium law · Flood and insurance · Schools · Nearby projects · Daily logistics · Comparison · Mango Cay vs Eden · Pros and cons · Selling · Experts · Buyer FAQ · Seller FAQ · Sources · Documents
McGreevy and Comisar are the best realtor for Mango Cay 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 Mango Cay market read built from every recorded county deed and every MLS closing, not an automated estimate.
If you're searching for the best realtor for Mango Cay in The Strand, Naples, whether you're ready to sell your Mango Cay 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 Mango Cay for a reason specific to this neighborhood. Mango Cay is priced against three very different comparisons at once, and an agent who picks the wrong one misprices the villa. A buyer sees a detached pool home and compares it with Eden, Ana's Place or Sawgrass. A lender sees a condominium unit and asks condominium questions. An insurer sees a unit whose building is insured by the association. Meanwhile the Mango Cay record is thin: seven MLS closings in five years, one in the last twelve months, and none at all in the three Mango Cay I villas. Pricing a Mango Cay villa takes the plan, the recorded deed history back to 2006, the fee bundle and the condominium paperwork, all at once.
Recent Mango Cay track record (last 12 months): In the last 12 months Mango Cay has seen 1 resale in the Southwest Florida MLS Matrix (pulled September 26, 2026, closings September 27, 2025 to September 26, 2026): 5757 Mango Circle, a 1,802 square foot villa, closed May 22, 2026 at $650,000, 95.73% of its $679,000 asking price, after 12 days on market. One sale is not a median, so we widened the window. Five years of MLS history hold 7 Mango Cay closings, still under ten, so we list every one below instead of leaning on a median: they total $4,556,000, run from $499,000 to $715,000, and their middle sale is $665,000 (n=7, odd, an actual sale). The Matrix pull behind this page recorded prices, living areas and days on market, not the listing office on each sale, so we do not state a represented-sale count for Mango Cay; ask us and we will walk you through all seven closings and the full county deed history one by one.
For Mango Cay 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 Mango Cay that discretion is not a luxury, it is the market: with 32 homes and one sale a year, the next Mango Cay seller is competing with no other Mango Cay listing, and the buyers who want one are often already waiting. The Mango Cay II declaration also bars signs except as the board approves, and every sale needs the association's approval, so we build the paperwork file before the first showing: the approval application, the estoppel certificates, the insurance declarations page and the resale disclosure package.
For Mango Cay buyers: the first question is the plan, because Mango Cay has two main floor plans, 1,802 and 2,255 square feet of county base area, and they have recorded very different prices. The second is the legal form, because a detached condominium unit is financed and insured differently from a house on its own lot; Fannie Mae, for one, waives its condominium project review for a detached condo unit. The third is the fee, which bundles landscaping, the private street, water, broadband and cable, and at Mango Cay II exterior maintenance, painting and roofing, but whose amount is not published. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Mango Cay villa; we answer them below.
Honors and recognition:
We tracked every one of the seven Mango Cay closings in five years of MLS history and every recorded Mango Cay deed in the county sales file since 2003, and in the last 12 months we tracked all 61 MLS closings across The Strand, so a Mango Cay 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 Mango Cay home? Get a free Mango Cay home valuation or call Jesse direct at (239) 898-6072.
Buying a home in Mango Cay? 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 Mango Cay at The Strand means owning a 2005 to 2007 detached pool villa on a private gated circle of 32 homes, with the lawn, the street, water, broadband and cable in the association fee, automatic Social membership in The Club at The Strand, and the front gate and Publix a short drive away.
Mango Cay is one of the smallest neighborhoods in The Strand by home count, and Mango Cay II, declared in 2006, is the last neighborhood declaration recorded in the community; most Strand neighborhoods were built from 1998 to 2003. It sits at the front of the community, beside the main gatehouse on the master association's front entrance plan, so a Mango Cay owner is among the closest in The Strand to Immokalee Road and I-75. What follows is what daily life there looks like, drawn from the recorded documents, the master association's published pages and the county's records.
Mango Cay at The Strand is two residential condominiums governed by Chapter 718 of the Florida Statutes that together form one gated street of 32 detached villas. The first, Mango Cay at The Strand, a Condominium, was declared by Mango Cay Communities, LC and recorded January 6, 2005 at Official Records Book 3710, Page 2235 in the Collier County Clerk's records. The second, Mango Cay II at The Strand, a Phase Condominium, was declared by U.S. Home Corporation and recorded September 28, 2006 at Official Records Book 4113, Page 0760. Three villas sit in the first condominium and 29 in the second.
Two associations run them: Mango Cay at The Strand Condominium Association, Inc. (Florida Division of Corporations document N04000011483) and Mango Cay II at The Strand Condominium Association, Inc. (document N05000012534), both active, both managed by Advanced Property Management Services, Inc., 1035 Collier Center Way, Suite 7, Naples, (239) 513-9433, per the master association's Mango Cay page. Above them sits The Strand Master Property Owners Association, Inc. (N97000001156), a Chapter 720 homeowners' association under the master declaration at Official Records Book 2292, Page 1637. The two Mango Cay associations vote separately on the master association's 2026 annual meeting ballot: Mango Cay with 3 votes and Mango Cay II with 29.
The master association describes Mango Cay as "a secluded circle of 32 individual one-and-two story villa homes, each with its own individual pool and spa within screened lanais, colored in creams, beiges and terra cotta," with "a paver-bricked street and paver driveways, custom lamp lighting and matching mailboxes" and an entry "water feature, surrounded by stunning rock walls." The street is Mango Circle: the villas carry odd house numbers from 5705 to 5813 around the outside of the loop and even numbers from 5730 to 5742 on the inside, per the Collier County 2026 preliminary tax roll. The three Mango Cay villas are 5721, 5725 and 5729; the other 29 are Mango Cay II.
On the federal aerial image at the top of this page, the circle reads plainly: a paver loop with an island of homes in the middle, pool cages behind nearly every roof, Strand Boulevard and the gatehouse to the west, the Publix Pelican Strand store to the southwest outside the gate, and the I-75 canal and travel lanes beyond the preserve buffer to the east.
In the master association's words, "while they present as single-family residences, both Mango Cay and Mango Cay II are chartered condominium communities." Each villa is a condominium unit in its own one-unit building. The Mango Cay II declaration says it directly: the condominium "is being developed in three (3) phases," of ten, ten and nine units, and "only one (1) unit will be constructed per building." The Mango Cay declaration planned the same shape, up to 32 residential phases of "one (1) building with one (1) residential condominium unit each."
What that changes for an owner is concrete. Under the Mango Cay II declaration the unit is the air space between the finished floor slab and ceiling slab and inside the boundary lines drawn on the recorded plans, plus the air handler, windows and screens serving it; the land under the villa, the roof, the structure and the street are common elements owned in equal undivided shares, one twenty-ninth each. The association insures the building, the owner insures the interior, and the association's approval is required to sell or lease. Those are condominium rules on a house-shaped home, and every section below comes back to them.
The 2026 preliminary tax roll answers this better than any brochure. Of the 32 Mango Cay villas, 12 (37.5%) carry a homestead exemption, 19 owners have a Florida mailing address, 11 a mailing address in another state and 2 in Canada. Across all 1,072 residential parcels in The Strand, 415 (38.7%) have an out-of-state owner address, so Mango Cay's out-of-state share, 11 of 32 or 34.4%, is close to the community's. In plain terms, and this is our reading rather than a survey, Mango Cay is a mix of full-time residents and seasonal owners, with a little more than a third of villas homesteaded.
Ownership is also long. In the county sales file, 12 of the 32 villas show no sale for value since 2013 or earlier, and one has had no recorded sale for value since its first sale in December 2006. That is the main reason Mango Cay trades so rarely, and it is why a Mango Cay listing tends to meet buyers who have been waiting for one.
A February weekday at Mango Cay might start with a swim in your own screened pool, a short drive up Strand Boulevard to a morning tee time on one of the club's three nines, then errands without leaving the Immokalee Road corridor: the Publix Pelican Strand store at 5624 Strand Boulevard sits just outside the main gate, and NCH North Naples Hospital is about six minutes away. Vanderbilt Beach is about 6.2 miles and 12 minutes by car, and Mercato about 4.8 miles, from the corner of Strand Boulevard and Immokalee Road (OSRM public routing, measured September 2026). The evening might be dinner at Tavern 59 in the clubhouse, or on your own lanai, since at Mango Cay the lawn, the street and the landscaping are the association's work, not yours.
Mango Cay at The Strand recorded seven MLS closings in the five years to September 26, 2026, from $499,000 to $715,000, with a middle sale of $665,000 and a median of 7 days on market. One closed in the last twelve months, at $650,000, and no Mango Cay villa was listed on September 26, 2026.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded sales through the newest recording in the county file, dated August 29, 2026)
Mango Cay produces about one or two sales a year, so every figure below states its window and its count. Two rules govern the numbers: MLS price per square foot divides by the listing's living area, the county record's area is the roll's base area, and the two are never compared with each other; and where a window holds fewer than ten sales we list the sales instead of leading with a median. The MLS Sub/Condo field is typed by listing agents, so we assigned every Strand closing to its neighborhood by street; all seven Mango Circle closings also read "Mango Cay" in that field.
Southwest Florida MLS Matrix, Development THE STRAND, pulled September 26, 2026, closings September 27, 2021 to September 26, 2026. Villa address only; the villa is the building, and no unit number is published.
MLS close date | Villa | MLS beds and baths | MLS living area | List price | Sold price | Sold to list | $ per sq ft, living area | Days on market |
|---|---|---|---|---|---|---|---|---|
February 25, 2022 | 5809 Mango Cir | 3 bedrooms + den, 2.5 baths | 2,255 sq ft | $465,000 | $499,000 | 107.31% | $221.29 | 3 |
June 15, 2023 | 5745 Mango Cir | 2 bedrooms + den, 2 baths | 1,802 sq ft | $699,000 | $699,000 | 100.00% | $387.90 | 7 |
December 11, 2023 | 5773 Mango Cir | 2 bedrooms + den, 2 baths | 1,802 sq ft | $699,000 | $665,000 | 95.14% | $369.03 | 4 |
March 5, 2024 | 5797 Mango Cir | 2 bedrooms + den, 2 baths | 1,802 sq ft | $649,000 | $640,000 | 98.61% | $355.16 | 200 |
January 22, 2025 | 5801 Mango Cir | 3 bedrooms + den, 2.5 baths | 2,255 sq ft | $739,000 | $715,000 | 96.75% | $317.07 | 30 |
March 6, 2025 | 5753 Mango Cir | 2 bedrooms + den, 2 baths | 1,802 sq ft | $710,000 | $688,000 | 96.90% | $381.80 | 7 |
May 22, 2026 | 5757 Mango Cir | 2 bedrooms + den, 2 baths | 1,802 sq ft | $679,000 | $650,000 | 95.73% | $360.71 | 12 |
Ratios and per-foot figures are our arithmetic on the MLS fields shown. The seven closings total $4,556,000. The median sold price is $665,000 (n=7, odd, so the median is an actual sale), the median sold-to-list ratio is 96.90%, the median days on market is 7, and the median price per square foot of living area is $360.71; the mean of the seven per-sale ratios is $341.85 (mean of per-sale ratios, not a ratio of means). Two of the seven sold at or above the asking price. All seven are Mango Cay II villas: no Mango Cay villa (5721, 5725 or 5729) closed on the MLS in the five years.
Every one of the seven matches a qualified deed in the Collier County sales file at the same price. The county sale dates run four to thirteen days before the MLS close dates on six of them; the seventh, 5757 Mango Circle, carries a county sale date of April 17, 2026, 35 days before its MLS close date, with the price identical. We report both dates and do not guess at the reason.
In the twelve months to September 26, 2026, one Mango Cay villa closed on the MLS: 5757 Mango Circle, a 1,802 square foot villa listed at $679,000, sold on May 22, 2026 at $650,000 (95.73% of list), after 12 days on market, at $360.71 per square foot of living area. In the twelve months before that, two closed: 5801 Mango Circle, a 2,255 square foot plan, at $715,000 in January 2025, and 5753 Mango Circle, a 1,802 square foot plan, at $688,000 in March 2025. Across The Strand in the same latest twelve months there were 61 MLS closings at a median of $610,000, and the twelve detached villa and single-family closings, Mango Cay's one included, had a median of $1,265,000 (n=12, even, the mean of $1,200,000 and $1,330,000).
Nothing. On September 26, 2026 the Southwest Florida MLS showed no active, pending or contingent listing on Mango Circle. The Strand as a whole had 9 active listings, 3 pending with contingency and 2 pending, and the only detached home among the active listings was a villa in The Links at $1,325,000. For a buyer who wants a detached villa behind The Strand's gate for under $750,000, Mango Cay and Eden are the two neighborhoods where one has sold in the last five years, and on this date neither had one listed. That is the Mango Cay market in one sentence: demand waits for supply.
Months of supply: zero listings against one closing in twelve months is zero months of supply at the MLS pace; for The Strand as a whole, 9 actives against 61 closings was about 1.8 months (Southwest Florida MLS Matrix, September 26, 2026).
Mango Cay's two main plans trade as two different products, and a valuation that averages them is wrong for both.
Plan (county base area) | Villas on the roll | MLS description | MLS closings, five years | Price range | Median or listed sales |
|---|---|---|---|---|---|
1,802 sq ft | 17 (15 in Mango Cay II, 2 in Mango Cay) | 2 bedrooms + den, 2 baths | 5 | $640,000 to $699,000 | Median $665,000 (n=5, odd) |
2,255 sq ft | 14 (all Mango Cay II) | 3 bedrooms + den, 2.5 baths | 2 | $499,000 (2022) and $715,000 (2025) | Two sales, listed, no median |
3,219 sq ft | 1 (Mango Cay) | not listed in five years | 0 | none | none |
Sources: Collier County Property Appraiser 2026 preliminary roll (base areas, files dated August 29, 2026); Southwest Florida MLS Matrix, pulled September 26, 2026. The 1,802 square foot plan has set the recent pace: five closings from $640,000 to $699,000 in thirty-three months. The larger plan's two sales, three years apart, show how much the market moved between them rather than what the plan is worth today, and the $715,000 January 2025 sale is the highest Mango Cay price on the MLS in five years.
By five-year MLS median, Mango Cay ($665,000, n=7) is the entry point to The Strand's detached homes and sits level with the community's best condominium buildings: Grande Reserve ($664,000, n=27), Turnberry Woods ($670,000, n=9) and Trophy Club at The Strand ($699,000, n=19). The next detached neighborhoods up are Eden ($805,500, n=14, even), Ana's Place ($979,500, n=12, even) and Sawgrass ($980,000, n=9), then The Links ($1,167,500, n=10, even) and the single-family homes ($1,750,000, n=25). In plain terms, Mango Cay buys a detached pool home in The Strand at a coach-home price, and pays for it with condominium rules. All figures are Southwest Florida MLS Matrix, pulled September 26, 2026, and several rest on fewer than ten sales.
The Southwest Florida MLS pull behind this page covers five years. The Collier County sales file, dated August 29, 2026, goes back to the first deed, so it tells the whole Mango Cay story, including the builder's first sales. The file names the buyer on each deed, not the seller; we read the first sale of each villa after its year built as the builder's sale, which is our inference from the timing.
Period | What the county file records at Mango Cay | Recorded prices |
|---|---|---|
2005 to 2006 | First sales of the Mango Cay villas: 5725 in April 2005, the 3,219 sq ft 5729 in June 2005, and 5725 again in March 2006 | $734,000; $1,175,000; $740,000 |
December 2006 to April 2007 | First sales of 23 Mango Cay II villas from the U.S. Home build-out | $515,000 to $720,000, median $690,000 (n=23, odd; ten villas recorded at exactly $690,000) |
December 2007 to March 2008 | Six unsold Mango Cay II villas deeded to one company, then on to individual buyers | $200,000 to $333,000, then $200,000 to $375,000 |
2008 to 2013 | Ten villas pass through nominal $100 transfers to lenders, loan servicers or holding companies; qualified resales in between | Qualified resales $205,000 to $325,000 |
2014 to 2020 | Recovery | Qualified resales $285,500 to $410,000 |
2021 | The post-2020 surge begins | Qualified resales $340,000 to $501,000 |
2022 to 2026 | Today's market | Qualified resales $499,000 to $715,000 |
Collier County Property Appraiser sales file (qualified deeds as coded by the county, amounts as recorded), roll files dated August 29, 2026. Counting only qualified resales, the county windows ending August 28, 2026 hold 1 sale in 12 months ($650,000), 3 in 24 months (median $688,000), 5 in 36 months (median $665,000), 7 in 60 months (median $665,000) and 12 in 72 months, the first window with ten or more (median $570,500, n=12, even, the mean of $501,000 and $640,000). We do not lead with that 72-month median, because four of its twelve sales are 2021 prices of $340,000 to $352,000 that no Mango Cay owner would accept today.
Mango Cay at The Strand is the gated circle of 32 detached pool villas just inside The Strand's main gate, and on September 26, 2026 not one of them was for sale, while its last recorded sale closed at $650,000 in 12 days. In a market that thin, the owner who prices to the plan and has the condominium paperwork ready is the owner who sets the next comparable.
Selling a Mango Cay villa? Few Mango Cay homes come up, so the next owner who sells should call us first. Get a free Mango Cay home valuation or call Jesse direct at (239) 898-6072, and see how we sell homes in The Strand.
Buying at Mango Cay? Call Marc at (239) 287-5873 to be first in line when a villa comes up, or read how we represent buyers in Southwest Florida.
We walked the full county record for 5753 Mango Circle, a 1,802 square foot Mango Cay II villa built in 2006, because it shows the whole Mango Cay cycle on one address. Its first sale recorded in December 2006 at $690,000, the most common builder-era price. In February 2009 it recorded a qualified resale at $205,000, the lowest qualified Mango Cay price in the file. In August 2014 it changed hands at $320,000 on a deed the county did not qualify. And in February 2025 it recorded at $688,000, matching an MLS closing on March 6, 2025 at $688,000 after 7 days on market against a $710,000 asking price. Eighteen years after its first sale, the villa sold within $2,000 of its builder-era price, having lost more than two thirds of that value in between. Two other villas show the same arc: 5773 Mango Circle ($690,000 in 2007, $285,000 in 2011, $665,000 in 2023) and 5801 Mango Circle ($720,000 in 2007, $353,500 in 2015, $715,000 in 2025).
Three things stand out. First, the 1,802 square foot plan has held a tight band, $640,000 to $699,000 across five sales from June 2023 to May 2026, while The Strand's condominium market softened over the same period (the community's median price per square foot fell from $345.99 in the prior twelve months to $319.46 in the latest twelve, Southwest Florida MLS Matrix). Second, priced to that band, Mango Cay villas sell fast: five of seven closed in 12 days or fewer; the one that took 200 days, in 2024, sold at 98.61% of its price once it did. Third, supply is the constraint. With no listing on the market and one sale a year, the next Mango Cay listing will set the comparable rather than follow one, and the seller who arrives with the paperwork ready and a price grounded in the recorded record has the advantage.
Mango Cay at The Strand began as a 2005 plan by Mango Cay Communities, LC for 32 one-villa condominium phases, stalled after three villas, and was completed by U.S. Home Corporation, which declared the other 29 villas as Mango Cay II in 2006 and sold most of them within months at $515,000 to $720,000.
The Strand itself was developed from 1995 by Pelican Strand, Ltd. under a planned unit development whose lineage runs back to the 1985 Regency Village PUD, restated as the Pelican Strand PUD in Collier County Ordinance 02-57, adopted November 5, 2002: 574.6 acres with a cap of 1,160 dwelling units and a 35-foot residential height limit. The community was renamed The Strand effective April 30, 1999, which is why neighborhoods declared before then, such as Cypress Cove and Feather Sound, still carry "at Pelican Strand" in their recorded names, while Mango Cay and Mango Cay II carry "at The Strand." The Strand's own story, including the club, the golf course and its fifteen voting neighborhoods, is on our guide to The Strand.
The Mango Cay at The Strand declaration, acknowledged January 6, 2005 and recorded the same day, created a condominium of "one (1) building containing one (1) unit (Phase 6)," with the right to add "an additional thirty-one (31) residential phases, for a total of thirty-two (32) residential phases, together with two (2) phases constituting common areas." Each villa would be "either the Caribe model or Tocan model," chosen by its first buyer. Two villas were built in 2005 and one in 2006, per the county roll, and the first recorded sales were $734,000 and $1,175,000 in 2005. Then the plan stopped: amendments followed in 2011, recorded by a holding company and the declarant, and in 2014 by the association (Official Records Book 4666, Page 253; Book 4688, Page 3488; Book 5002, Page 1837), which the master association's roster and the ballot confirm left three villas under this declaration.
U.S. Home Corporation, a Delaware corporation, declared Mango Cay II at The Strand, a Phase Condominium on September 28, 2006 for 29 villas in three phases of ten, ten and nine, with a seven-year limit on adding phases. The county roll dates 17 of its villas to 2006 and 12 to 2007, and the county sales file records 23 first sales between December 2006 and April 2007 at $515,000 to $720,000. The timing was the top of the market. By December 2007 six unsold villas had been deeded to a single company at $200,000 to $333,000, and in 2008 the first lender deeds appeared. The declaration's developer guarantee gives a sense of the original cost of ownership: while U.S. Home controlled the association, regular assessments were not to exceed $575.50 per villa per month with all three phases submitted, a 2006 figure that is not today's fee.
Date | Instrument | Official Records | What it did |
|---|---|---|---|
April 4, 2003 | Deed to Mango Cay Communities, LC (land-era) | recorded on a Mango Cay parcel at $1,900,000 | Assembled the Mango Cay land |
January 6, 2005 | Declaration of Condominium, Mango Cay at The Strand | Book 3710, Page 2235 | Created the first condominium, one villa, expandable to 32 |
September 28, 2006 | Declaration of Condominium, Mango Cay II at The Strand, a Phase Condominium | Book 4113, Page 0760 | Created Mango Cay II, 29 villas in three phases |
March 30, 2011 and June 6, 2011 | Amendments, Mango Cay | Book 4666, Page 253; Book 4688, Page 3488 | Developer-era amendments (content not read for this page) |
January 22, 2014 | Amendment, Mango Cay | Book 5002, Page 1837 | Association amendment (content not read) |
May 9, 2024 | Amendment, Mango Cay II | Book 6358, Page 459 | Association amendment (content not read) |
Sources: Collier County Clerk official records search and The Strand master association filings. Before relying on any rule quoted from the 2005 or 2006 declaration, ask the manager for the current restated or amended text; the 2011, 2014 and 2024 amendments may change it.
Mango Cay was finished at exactly the wrong moment, and its deeds show it more starkly than any Strand neighborhood built in the 1990s. Between 2008 and 2012, ten of the 32 villas passed through nominal $100 transfers to lenders, servicers or holding companies, the recorded footprint of foreclosures and deeds in lieu, and qualified resales fell to $205,000. The recovery was slow until 2020, then fast: qualified sales reached $501,000 in June 2021, $699,000 in June 2023 and $715,000 in January 2025. For today's owners that history has one practical meaning: many bought between 2009 and 2020 at $205,000 to $410,000, so a sale near $650,000 to $700,000 carries a large gain, and the 2025 Mango Cay prices have now matched the 2006 and 2007 builder prices.
The homes at Mango Cay at The Strand are 32 detached one- and two-story villas built from 2005 to 2007, each with a private pool and spa in a screened lanai: 17 of 1,802 square feet of county base area, 14 of 2,255 square feet and one of 3,219, with tile roofs and paver driveways on a paver street.
The county roll is the best census of what is actually there, because it records every villa's year built and base area, while listings describe only the homes that sell.
Plan | Villas | Mango Cay | Mango Cay II | Year built on the roll | 2026 preliminary just value per villa |
|---|---|---|---|---|---|
1,802 sq ft | 17 | 2 | 15 | 2005 to 2007 | $518,926 to $548,926 |
2,255 sq ft | 14 | 0 | 14 | 2006 and 2007 | $558,335 to $578,335 |
3,219 sq ft | 1 | 1 | 0 | 2005 | $840,885 |
All | 32 | 3 | 29 | 2 in 2005, 18 in 2006, 12 in 2007 | $18,069,317 in total |
Collier County Property Appraiser 2026 preliminary roll, files dated August 29, 2026. Just value is the county's assessment figure for tax purposes, not a sale price; every recent Mango Cay sale has recorded well above it.
The 1,802 square foot plan is Mango Cay's most common and most traded villa: 17 of the 32 homes, and five of the seven MLS closings of the last five years. Listings describe it as two bedrooms plus a den with two full baths, and the MLS living area matches the county base area exactly at 1,802 square feet. Its five closings ran from $640,000 to $699,000, a median of $665,000 (n=5, odd), at $355.16 to $387.90 per square foot of living area. Both Mango Cay villas of this size, 5721 and 5725, belong to the first condominium, and the other fifteen are Mango Cay II.
The 2,255 square foot plan is the larger Mango Cay II villa: 14 homes, all in Mango Cay II, described in listings as three bedrooms plus a den with two full baths and a half bath. It has sold twice on the MLS in five years, at $499,000 in February 2022, 3 days after listing at $465,000, and at $715,000 in January 2025, after 30 days at a $739,000 asking price. The second is the highest Mango Cay MLS price in the period. Two sales three years apart are not a market rate, so a 2,255 square foot valuation today leans on the 1,802 square foot sales adjusted for size, and on the county's qualified sales of the larger plan since 2021 ($340,000 to $501,000 in 2021, then $499,000 and $715,000).
One villa, 5729 Mango Circle in the first Mango Cay condominium, carries 3,219 square feet of base area on the 2026 roll, built in 2005, with the highest just value on the street at $840,885. Its first recorded sale was $1,175,000 in June 2005. It has not sold on the MLS in five years, and its last recorded transfer for value in the county file was 2012. Any valuation of this villa is a one-off: there is no second Mango Cay home like it, and the right comparables come from outside Mango Cay.
Every Mango Cay villa has "its own individual pool and spa within screened lanais," per the master association's Mango Cay page, and the federal aerial shows a pool cage behind almost every roof. There is no shared neighborhood pool described for Mango Cay; the pool is part of each home, and the club's heated pool is the community pool. Under the Mango Cay II declaration, balconies are limited common elements for the owner's exclusive use, and owners maintain their finishes, screening and lighting but may not screen or tile them without approval; the association keeps the structural parts. Before buying, ask which lanai and pool components the current documents assign to the owner and which to the association, because on a detached condominium that line is drawn by the declaration, not by the lot line.
In the Mango Cay II declaration, a unit's upper boundary is "the horizontal plane of the lowest surface of the unfinished ceiling slab" and its lower boundary "the highest surface of the unfinished floor slab," with the side boundaries drawn on the recorded plans. The unit also includes "the air handling equipment (regardless where located) exclusively serving the Unit" and the windows, glass and screens serving it. Everything outside those planes, the land, the roof, the load-bearing walls and the street, is common element. The Mango Cay declaration says the same in its own words: common elements include "the building's exterior, foundation, roof, bearing walls and columns." In practice this is why Mango Cay II's fee covers roofing and exterior painting, and why an owner's HO-6 policy covers the inside of the villa rather than the whole house.
Under the Mango Cay II declaration, owners maintain their garage door, its opener, wiring, lighting and floor, while "the Association shall be responsible for all structural components of the garages as a Common Expense." Each villa has "the exclusive use of that portion of the driveway abutting to and providing access to their respective Unit," and each is assigned one mailbox as a limited common element; the association maintains driveways and mailboxes as common expenses, and owners keep their driveway clean day to day. Those are small lines in a long document, and they are exactly the lines a buyer's inspector and insurer ask about.
Mango Cay at The Strand's amenities come in three layers: the private gated street with its entry water feature and each villa's own pool and spa; The Strand's gatehouse, lakes and preserves under the master association; and The Club at The Strand, where every Mango Cay owner holds a mandatory Social membership with no initiation fee.
Inside the Mango Cay gate the shared amenities are the setting rather than facilities: the paver street, custom lamp lighting, matching mailboxes and the entry "water feature, surrounded by stunning rock walls and blooming plants and flowers," all described on the master association's Mango Cay page. The association's fee covers landscaping and street maintenance, so the grounds are kept to one standard. There is no neighborhood clubhouse; each villa's own pool and spa takes that role.
The Club at The Strand, 5840 Strand Boulevard, is a private, non-equity club owned since 2014 by The Strand at Naples, LLC. Its 2026 Membership Brochure makes Social membership mandatory for every Strand homeowner, with no initiation fee for Strand homeowners and annual dues of $4,162 in 2026. Upgrades are optional: a Sport membership at a $40,000 initiation and $7,652 in dues, a Single Golf membership at an $80,000 initiation and a Full or Family Golf membership at a $100,000 initiation, with golf dues scaled by age (Full or Family $15,861 at 56 and over). The club advertises "NO Assessments, NO Capital Dues, NO Hidden Fees, NO Food and Beverage Minimums"; the brochure is the document to read before an offer, because dues change each season.
The club's 27 holes are three nines, Savannah, Sabal and Preserve, designed by Gordon G. Lewis, par 72 on every combination, per the club's golf page and the Florida State Golf Association's club record. The clubhouse, which the club puts at 55,000 square feet, gained a $2.4 million lower-level renovation in 2022, reported by Club + Resort Business, including locker rooms, a fitness studio and two golf simulators, and Tavern 59 opened in 2023. The sports page lists Har-Tru tennis, pickleball, bocce and croquet, and the club has a heated pool and a fitness center with a day spa. For a Mango Cay owner the clubhouse is a short drive up Strand Boulevard from the front of the community.
The Strand Master Property Owners Association runs the staffed gatehouse, the community's roads, lakes and preserves, and the bulk Comcast agreement; it is managed by Dorrill Management Group, 5672 Strand Court, per the master association's management page. Gate transponders cost $20 each under the transponder form. The Strand has no community development district: the Florida Commerce Official List of Special Districts lists none for it, so a Mango Cay tax bill carries no CDD bond assessment.
Mango Cay at The Strand's condominium fees are not published. The master association states what they include: landscaping and street maintenance, water, high-speed broadband and cable for both Mango Cay associations, plus exterior building maintenance, painting and roofing for Mango Cay II. The current amount comes from the association's budget or an estoppel certificate.
The one published statement of the Mango Cay fee is on the master association's Mango Cay page: "both Mango Cay and Mango Cay II are chartered condominium communities wherein landscaping and street maintenance, water, high-speed broadband, and cable services are included in the quarterly fees." That makes Mango Cay the only neighborhood in The Strand whose fee inclusions are published in writing. The fee is billed quarterly. Water in the fee matters in a pool home, and broadband and cable ride on the master association's bulk agreement with Comcast described in its October 2021 service letter.
The same master association page continues: "In addition, in the case of Mango Cay II COA, certain additional exterior building maintenance, painting and roofing are also included in the quarterly fees." For a Mango Cay II buyer that is the single most valuable line on the page, because a roof and an exterior repaint are the largest costs a detached-home owner faces, and here they are pooled across 29 villas as a common expense under the declaration. The words "certain additional" are the association's; the budget and reserve schedule say which components and how often. The Mango Cay declaration also defines the exterior and roof as common elements, but the master association page lists roofing and painting only for Mango Cay II, so a buyer of 5721, 5725 or 5729 should confirm how the smaller association funds its roofs.
The Mango Cay II declaration recorded in 2006 caps regular assessments during U.S. Home's control at "$575.50 per unit per month assuming Phases 1, 2 and 3 are submitted," about $1,727 a quarter. That was the developer's projected budget twenty years ago, before the roofing reserves, insurance market and Florida's newer condominium laws, and it is not today's fee. We quote it only because it is the one dollar figure on record, and because a buyer should expect today's number to be higher.
There are three routes. The owner can share the current quarterly invoice and the adopted budget, which a Florida condominium association must make available to owners. The association's manager, Advanced Property Management Services at (239) 513-9433, handles resale requests. And at contract, the estoppel certificate required by section 718.116 of the Florida Statutes states the regular assessment, anything unpaid and any special assessment adopted. We gather all three before a Mango Cay listing goes public, and a buyer working with Marc gets them before writing an offer.
Selling a Mango Cay villa? Call Jesse direct at (239) 898-6072 or get a free Mango Cay home valuation. Buying at Mango Cay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Owning at Mango Cay at The Strand means paying four layers: the Mango Cay or Mango Cay II condominium fee, the master association's share, the club's mandatory $4,162 Social dues for 2026, and Collier County property taxes, which the 2026 preliminary roll puts at about $4,300 to $5,400 a year for a non-homestead villa of the two main plans.
Data updated: September 2026
Billed quarterly; amount not published; inclusions published (landscaping, street maintenance, water, broadband, cable, and for Mango Cay II exterior maintenance, painting and roofing). See the fee section above for the routes to the current figure.
The master assessment is set in The Strand Master Property Owners Association's adopted budget, which sits behind the owners' login, so the amount is not public. Eden at The Strand's declaration has its neighborhood association collect and remit the master share, which suggests the neighborhood invoices in The Strand include it, but the Mango Cay documents we read do not say so. The estoppel certificates from both the Mango Cay association and the master association answer the question for a specific villa.
$4,162 for 2026, mandatory, no initiation for Strand homeowners, per the club's 2026 Membership Brochure. Golf and Sport memberships are optional upgrades.
Plan | Homestead villas | Tax on the 2026 preliminary roll, homestead | Non-homestead villas | Tax on the 2026 preliminary roll, non-homestead |
|---|---|---|---|---|
1,802 sq ft | 8 | $2,541.69 to $4,370.36 | 9 | $4,333.52 to $5,160.99 (median $4,585.71, n=9) |
2,255 sq ft | 4 | $2,863.82 to $4,140.34 | 10 | $4,669.94 to $5,437.52 (median $5,088.87, n=10, mean of the middle pair) |
3,219 sq ft | 0 | none | 1 | $7,104.72 |
Collier County Property Appraiser 2026 preliminary roll, files dated August 29, 2026; the preliminary figure is an estimate before the final millage is adopted, and the Collier County Tax Collector issues the bill in November. A buyer's taxes will not follow the seller's: Florida's homestead cap resets to the new assessed value after a sale, so budget from the purchase price, not the current bill. A buyer who will not homestead the villa should use the non-homestead column.
The Mango Cay II declaration lets the association charge a transfer fee "in an amount determined by the Board and permitted by the Act" with each sale or lease application, and the buyer's closing will also carry the estoppel certificates, any master association transfer or capital charge (not published for The Strand's condominium neighborhoods), $20 per gate transponder and a prorated quarter of fees. The single-family association in The Strand collects one quarter's assessment as a capital contribution at closing; Mango Cay has published no equivalent. We confirm every one-time charge from the estoppel certificates before closing.
Mango Cay at The Strand is governed by two recorded condominium declarations, Mango Cay's from 2005 and Mango Cay II's from 2006, each with later amendments, sitting under The Strand's master declaration. The declarations set the sale and lease approvals, pet limits, parking, sign and architectural rules below.
The Mango Cay II declaration, Official Records Book 4113, Page 0760, is the document that governs 29 of the 32 villas. Its use restrictions, in the recorded 2006 text, include: residential use only; no awnings or shutters without board approval, and "Shutters are not required as each Unit has impact resistant glass in accordance with the current building code"; no vehicle parked on the street overnight or for more than four consecutive hours; boats, trailers, campers, motor homes and commercial vehicles only inside an enclosed garage; "No signs, advertisement, notice, lettering or descriptive design of any kind" except as the board approves; and no planting, fixture or change to the exterior without the association's written consent. Section 16 makes every sale, lease, gift or other transfer subject to the association's approval.
The Mango Cay declaration, Official Records Book 3710, Page 2235, governs 5721, 5725 and 5729. Its rules differ in places: leases must be written and at least 30 days, with notice of the tenant to the association; occupancy is capped at six persons in a two-bedroom villa and eight in a three-bedroom; no rental or sale signs without the association's written approval; grills only in designated areas; and any exterior change visible from outside also needs The Strand's Architectural Review Board, which has 30 days to review and whose decision prevails over the association's.
The Mango Cay declaration was amended in 2011 (twice) and 2014, and Mango Cay II's on May 9, 2024 at Official Records Book 6358, Page 459. We have not read the amendment texts for this page, so the rules quoted here are the recorded originals. Florida's condominium act also changes underneath every declaration each year, and where the statute and the declaration differ, the statute governs. A buyer should ask the manager for the current governing documents, and a seller must deliver them under section 718.503.
Both Mango Cay condominiums sit inside The Strand Master Property Owners Association, under the master declaration at Official Records Book 2292, Page 1637 and the Neighborhood Covenants at Book 2333, Page 885, with master documents amended in April 2022. The master layer sets a 30-day minimum lease term, allows two domestic animals per parcel, runs The Strand's Architectural Review Board and the gate, and charges the master assessment. Where a Mango Cay rule is stricter, the stricter rule applies to Mango Cay owners.
Mango Cay II's declaration requires the board's written consent, and every required permit, before an owner changes "any exterior portion of the Building," including doors, windows, colors and anything structural, mechanical or electrical. Mango Cay's declaration routes visible exterior changes to both its own association and The Strand's Architectural Review Board. For a detached villa that means a new pool cage, a changed front door or a generator pad is an association question before it is a contractor question.
No. Mango Cay at The Strand is not age-restricted. Neither Mango Cay declaration contains a housing-for-older-persons restriction under the federal Housing for Older Persons Act; the 2005 declaration expressly allows children as residents and guests, asking only that children under twelve be supervised, and we found no age restriction in the 2006 declaration's occupancy and use rules.
The Strand as a whole is not a 55+ community either, although many owners are retirees and seasonal residents. For families, the villas are zoned to three Collier County public schools rated A (see the schools section below), and a 2,255 square foot plan offers three bedrooms plus a den.
Mango Cay at The Strand villas can be rented, but not short-term. In the recorded Mango Cay II declaration no lease may be shorter than one year and every lease needs the association's approval; the Mango Cay declaration allows written leases of at least 30 days; and The Strand's master declaration sets a 30-day minimum for every neighborhood.
Data updated: September 2026
Under section 15.12 of the recorded Mango Cay II declaration: only an entire villa may be rented; leases must be on the association's forms; "No lease shall be approved for a term of less than one (1) year"; if a tenant is evicted or abandons the villa, the owner may sign one more one-year lease in that calendar year with approval; no subleasing or assignment; and the association may require a security deposit of up to one month's rent to protect the common elements. Under section 16, the association must approve or disapprove a lease within 15 days of a complete application. The owner remains liable with the tenant for damage to common elements.
Section 16.12 of the recorded Mango Cay declaration requires a written lease signed by owner and tenant, a term "no less than 30 days," notice to the tenant of The Strand's and the condominium's covenants, and notice to the association of the tenant's name, permanent address and lease term before it begins. Tenants and guests may not bring any animal onto the property under section 16.5.
At Mango Cay II a villa works as a home or an annual rental, not a seasonal one. A one-year minimum rules out the January to April winter lease that many Strand condominiums allow under the master association's 30-day floor, and a buyer planning to rent for a few months a year should look at a different Strand neighborhood. Before relying on these rules, read the 2024 Mango Cay II amendment, which may have changed them.
Mango Cay at The Strand allows pets with limits. The recorded Mango Cay II declaration allows up to two cats or dogs of no more than 30 pounds each, plus fish and two household birds kept indoors; the Mango Cay declaration allows one dog, one cat and three fish per villa and bars guests' and tenants' animals.
Data updated: September 2026
Further Mango Cay II rules in section 15.11: pets must be leashed on a leash of no more than six feet or carried on the common elements; no pet may be left unattended on a balcony, even an enclosed one; owners must pick up waste; the board may order the removal of an animal that becomes a nuisance; and "Unit Owners may provide in a lease that tenants shall not be permitted to keep or have pets of any kind." The master association's two-animal limit applies across The Strand. A 30-pound weight limit rules out most retrievers, shepherds and doodles, so a buyer with a large dog should read the 2024 amendment before writing an offer, or plan on a different neighborhood.
Mango Cay at The Strand is a condominium, so Florida's condominium act applies to it, but its villas are one- and two-story detached buildings, below the three-story threshold for Florida's milestone inspections and structural integrity reserve studies, and no Strand building appears on Collier County's milestone list. Lenders also treat detached condominium units more simply.
Data updated: September 2026
Florida's milestone inspection law, section 553.899, applies to condominium and cooperative buildings of three or more habitable stories, as Collier County explains on its Milestone Inspections page. Mango Cay's villas are one and two stories, per the master association. The county's milestone buildings list, "As of January 2026", has 926 building rows and no row for any Strand association or street. On that record the milestone mandate does not reach Mango Cay; this is our reading of the public record, not a legal opinion.
The structural integrity reserve study requirement in section 718.112 also attaches to buildings three or more stories in height, so on the same reading it does not apply to Mango Cay's villas. The Florida Department of Business and Professional Regulation keeps a SIRS reporting page and a condominium FAQ for owners who want to check. What does apply is ordinary condominium budgeting: Mango Cay II's fee pays for roofing and exterior painting, so its reserves, or the lack of them, are the question a buyer asks. The adopted budget and the latest financial statement, both part of the resale package, show them.
Fannie Mae's Selling Guide defines a detached condo as "any condo unit that is completely detached from other condo units in the project" with no shared walls, floors, ceilings or garages, and lists detached condo units among the transactions eligible for a waiver of project review (version dated August 5, 2026). In practice that can spare a Mango Cay buyer the full condominium questionnaire and project approval that attached condominiums face, though the lender still checks insurance and other basic requirements. A buyer should tell the lender at the start that the home is a detached condominium unit, so the loan is underwritten on the right path.
Mango Cay at The Strand is not in a FEMA Special Flood Hazard Area. Mango Circle sits in unshaded Zone X on FEMA's effective flood map, panel 12021C0213H, and stays in unshaded Zone X on FEMA's preliminary maps, with ground about 14.7 feet above sea level; lakes and preserve within 150 meters are mapped in flood zones.
Data updated: September 2026
We ran a point at 5757 Mango Circle through FEMA's live National Flood Hazard Layer on September 27, 2026: Zone X, "Area of Minimal Flood Hazard," Special Flood Hazard Area false, on FIRM panel 12021C0213H, effective May 16, 2012. Within 150 meters of that point the same layer maps Zone AE and shaded Zone X, which are the lakes, preserve and low ground around the community's water management system. The USGS Elevation Point Query Service puts the ground at the point at 14.7 feet; the nearest effective base flood elevation line near Mango Circle is 10.0 feet, from our survey of every Strand street in September 2026. A lender's flood determination looks at the building footprint, so each villa's own determination, or its elevation certificate, is the final word.
FEMA's preliminary National Flood Hazard Layer keeps the 5757 Mango Circle point in unshaded Zone X on preliminary panel 12021C0213J, dated March 20, 2025. Collier County announced a 90-day appeal and comment period beginning August 19, 2026 in its August 2026 release on the proposed Flood Insurance Rate Map. Until the new maps take effect, the 2012 panel governs. Unincorporated Collier County participates in FEMA's Community Rating System, which discounts National Flood Insurance Program premiums countywide.
Collier County's hurricane evacuation zone layer places Mango Circle in Evacuation Zone D; zones are called in letter order from A, so Zone D is called only after Zones A, B and C, and the state's Know Your Zone program explains the order. On the National Hurricane Center's worst-case storm surge risk maps, sampled for our Strand guide, Mango Circle shows no surge in Category 1, 2 or 3 scenarios, more than 3 feet in Category 4 and more than 9 feet in Category 5. In Hurricane Ian in 2022 the severe impacts in North Naples were confined to the immediate coastline, per the National Hurricane Center's report, and we found no Strand-specific damage record.
The recorded Mango Cay II declaration says "Shutters are not required as each Unit has impact resistant glass in accordance with the current building code," and it lets owners install only board-approved shutters, which must come down within 48 hours after a storm. The villas were built in 2006 and 2007, after the statewide Florida Building Code took effect in 2002, as the Florida Housing Finance Corporation's briefing summarizes. The Mango Cay declaration allows owners to install approved shutters. For insurance, impact glass and roof attachment are credits a wind mitigation inspection documents under section 627.0629, and Citizens' discounts page explains the same credits for its policyholders.
At Mango Cay II the association insures the building. Section 12 of the recorded declaration requires property insurance on "the Building," with flood and windstorm coverage described in the 2006 text as coverage the association carries "if Association so elects," and section 12.9 tells owners to insure their floor, wall and ceiling coverings, fixtures, appliances, air conditioning, water heaters and cabinets, plus liability and living expenses. Florida's condominium act now sets the association's insurance duties in section 718.111, and those duties govern over the older wording. An owner's policy is therefore an HO-6 unit-owner policy, which under section 627.714 must include loss assessment coverage of at least $2,000. Before closing, ask for the association's current master policy declarations page, including wind and flood, and price the HO-6 against it.
Selling a Mango Cay villa? Call Jesse direct at (239) 898-6072 or get a free Mango Cay home valuation. Buying at Mango Cay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Mango Cay at The Strand is zoned for 2026-2027 to Veterans Memorial Elementary School, North Naples Middle School and Aubrey Rogers High School, per Collier County Public Schools' address database queried for 5757 Mango Circle; all three schools earned an A from the state in 2024, 2025 and 2026.
Data updated: September 2026
Level | School | Address | Source |
|---|---|---|---|
Elementary | Veterans Memorial Elementary School | 15960 Veterans Memorial Blvd, Naples 34110 | |
Middle | North Naples Middle School | 16165 Learning Ln, Naples 34110 | same record |
High | Aubrey Rogers High School | 15100 Patriot Pl, Naples 34110 | same record |
Grades from the CCPS 2026 Accountability Brief of July 1, 2026 and the district's school and district grades page. Aubrey Rogers High opened in August 2023, which is why older Strand listings name a different high school; WGCU reported the opening. Zones change, so confirm any address in the district's public school zone lookup before relying on it.
Mango Cay at The Strand sits in a built-out zoning district, the Pelican Strand PUD, with no new homes planned inside the gate. The changes nearby are road projects along Mango Cay's east and south sides: the I-75 widening, a new I-75 interchange design at Immokalee Road and a planned Livingston Road flyover.
Any work that touches the structure, the roof, the windows, the pool cage or the mechanical systems of a Mango Cay villa needs Collier County permits, and the Mango Cay II declaration separately requires the board's written consent and "all required governmental approvals and permits" before an owner alters any exterior part of the building. Collier County publishes its monthly building permit reports and, for elevation questions, its Building Bulletin 21 on surveys and elevation certificates. A buyer's due diligence should include the villa's permit history: roof, pool, lanai and air conditioning permits, with their dates, tell the true age of the big systems.
The Pelican Strand PUD in Ordinance 02-57 caps The Strand at 1,160 dwelling units and 35 feet of residential height, and Collier County's PUD Master List marks it built out. Outside the residential gate, the commercial center along Strand Boulevard and Immokalee Road, with the Publix Pelican Strand store, is already developed. We found no pending rezoning of The Strand itself.
Mango Cay's east edge faces the I-75 corridor across a tree line and a canal; by our measurement on the federal aerial, the easternmost villas sit under 100 meters from the nearest I-75 pavement. FDOT's I-75 widening, project 452544-1, adds express and auxiliary lanes with construction starting from fall 2026, and FDOT's project 454099-1 redesigns the I-75 interchange at Immokalee Road, with construction expected in early 2027. Collier County awarded a design contract for a Livingston Road flyover over Immokalee Road on July 28, 2026, reported by Gulfshore Business. FDOT's 2025 count put I-75 at The Strand at 116,388 vehicles a day (FDOT traffic data). Where noise walls will go on this stretch is not settled in the records we read, so a buyer sensitive to highway sound should visit at rush hour.
Daily life at Mango Cay at The Strand runs through two gates, The Strand's staffed gatehouse and Mango Cay's own gated entry, with water, broadband and cable in the association fee, strict street-parking rules, and Immokalee Road and I-75 about a minute from the front gate.
Data updated: September 2026
The Strand's main gatehouse on Strand Boulevard is staffed, and residents use windshield transponders, $20 each under the master association's form. Mango Cay adds its own gate on Mango Circle; the master association calls it a "charming, privately gated street." Guests and service providers pass the main gatehouse first. A buyer should ask the manager how the Mango Cay gate is operated and who holds the codes.
The recorded Mango Cay II declaration is strict: driveways and designated spaces are for non-commercial passenger vehicles; "No vehicle may be parked or kept on the street overnight or for more than four (4) consecutive hours"; boats, trailers, campers and commercial vehicles may be kept only inside an enclosed garage; and vehicle repairs are limited to emergencies. For owners with a second car, a boat or visiting family, the garage and driveway are the whole plan.
Water, high-speed broadband and cable are in the Mango Cay quarterly fee, per the master association. The Strand's bulk Comcast agreement is described on the master association's Comcast page. Each villa is assigned one mailbox as a limited common element.
Destination | Distance or time from Strand Boulevard at Immokalee Road |
|---|---|
I-75 interchange | 0.4 miles, about 1 minute |
NCH North Naples Hospital | about 6 minutes |
Mercato shopping | 4.8 miles |
Vanderbilt Beach | 6.2 miles, about 12 minutes |
Downtown Naples, Fifth Avenue South | about 20 minutes |
Southwest Florida International Airport | about 25 minutes |
Hertz Arena, Estero | 13.3 miles |
Miami | about 2 hours 24 minutes |
Free-flow times from the OSRM routing engine, measured September 23, 2026 for our Strand guide; Mango Cay is just inside the gate, so its times are the same to within a minute. NCH North Naples Hospital is licensed for 311 beds per the Florida Agency for Health Care Administration; Collier County has no state-verified trauma center on the Florida Department of Health's trauma center list, and the nearest is in Fort Myers. Delnor-Wiggins Pass State Park and North Collier Regional Park are the nearest large parks.
Mango Cay at The Strand is the least expensive detached neighborhood in The Strand by five-year MLS median, $665,000 across seven sales, and the only one where the detached homes are legally condominium units. Against the villa and single-family neighborhoods it trades lower; against the coach-home condominiums it trades level.
Data updated: September 2026
Yardstick: Southwest Florida MLS Matrix closings, pulled September 26, 2026, five-year median sold price and count, plus the last twelve months' count; home counts from the master association's 2026 ballot.
Neighborhood | Homes | Product and regime | Five-year MLS closings | Five-year median sold price | Closings, last 12 months |
|---|---|---|---|---|---|
Mango Cay (I and II) | 32 | Detached pool villas held as condominium units (Chapter 718) | 7 | $665,000 (odd n) | 1 |
Eden at The Strand | 55 | Zero-lot-line detached villas, homeowners' association (Chapter 720) | 14 | $805,500 (even n, mean of $805,000 and $806,000) | 0 |
Ana's Place | 32 | Detached pool villas, homeowners' association | 12 | $979,500 (even n) | 1 |
Sawgrass at The Strand | 29 | Detached single-family, self-managed homeowners' association | 9 | $980,000 (odd n) | 0 |
The Links at The Strand | 54 | Detached golf villas, homeowners' association | 10 | $1,167,500 (even n) | 6 |
Single Family Homes association | 121 | Detached single-family homes | 25 | $1,750,000 (odd n) | 4 |
88 | Two-story coach homes, condominium | 19 | $699,000 (odd n) | 5 | |
112 | Two-story coach homes, condominium | 33 | $570,000 (odd n) | 2 | |
153 | Two-story condominium buildings of eight | 60 | $445,000 (even n, both middle sales $445,000) | 11 |
Three readings. First, Mango Cay is the price floor for a detached home behind The Strand's gate: $140,500 below Eden's five-year median and more than $300,000 below Ana's Place and Sawgrass. Second, Mango Cay is the rarest seller: seven sales in five years from 32 homes, where Wedge Wood produced sixty from 153 and Pinnacle thirty-three from 112. Third, a Mango Cay buyer who compares only price will compare it with Trophy Club, whose coach homes have recorded a similar median, while a Mango Cay buyer who compares only the product will compare it with Eden; the rest of this page is about why both comparisons are incomplete. For the full picture of The Strand's fifteen neighborhoods, see our guide to The Strand.
Mango Cay at The Strand and Eden at The Strand are The Strand's two most affordable detached villa neighborhoods. Mango Cay is 32 newer pool villas held as condominium units, with the roof and exterior in the Mango Cay II fee; Eden is 55 zero-lot-line villas on their own lots under a homeowners' association, and it has recorded higher prices.
Data updated: September 2026
Question | Mango Cay (I and II) | Eden at The Strand |
|---|---|---|
Legal form | Condominium units, Chapter 718; one villa per building | Lots and homes under a homeowners' association, Chapter 720 |
Homes | 32 (3 in Mango Cay, 29 in Mango Cay II) | 55 (48 on the Eden plat, 7 on its 2002 replat) |
Built, per the county roll | 2005 to 2007 | 2000 to 2005 |
Typical size, county base area | 1,802 or 2,255 sq ft (one of 3,219) | Median about 1,982 sq ft on the main plat |
Private pool | Every villa, with spa, per the master association | Not documented in the records we read |
Who owns the roof | The condominium's common elements; Mango Cay II's fee includes roofing and exterior painting | Check the Eden declaration for each lot's exterior duties |
Governing document | Mango Cay II declaration, O.R. 4113, Page 0760 (2006), amended 2024 | Eden declaration, O.R. 2557, Page 0577, with a "Draft 2" amended and restated declaration whose adoption we could not confirm |
Manager | Advanced Property Management Services | Dorrill Management Group |
Minimum lease | One year at Mango Cay II (recorded 2006 text); 30 days at Mango Cay | 30 days under the master; the Eden draft would cap leases at three a year |
Pets | Two cats or dogs of 30 lb or less (Mango Cay II) | Master limit of two domestic animals |
Five-year MLS closings | 7, median $665,000 (odd n) | 14, median $805,500 (even n) |
Median $ per sq ft of living area, five years | $360.71 | $391.32 |
Closings, last 12 months | 1 ($650,000) | 0 |
Flood letters | None found | FEMA letters of map amendment on two Eden lots in 2012 |
Sources: both recorded declarations via the Collier County Clerk; the master association's Mango Cay page; Eden's declaration and Draft 2 amended and restated declaration on the Eden association site; Collier County Property Appraiser 2026 preliminary roll; Southwest Florida MLS Matrix, pulled September 26, 2026.
Choose Mango Cay if you want the lowest price for a detached pool home in The Strand, a newer villa built after the 2002 statewide building code, impact glass in the recorded Mango Cay II specification, and a fee that covers the lawn, the street, water, broadband and cable, and at Mango Cay II the roof and exterior paint. Accept in return condominium approvals for every sale and lease, a one-year minimum lease at Mango Cay II, a 30-pound pet limit, and a front-of-community location near I-75.
Choose Eden if you want to own your lot outright under a homeowners' association, more flexible leasing if the draft amendment is adopted, an interior setting around Eden's central lake, and room for a larger dog, and you accept paying about $140,000 more at the five-year median. Eden also has no closing in the last twelve months, so both neighborhoods are thin markets; Eden does not yet have its own guide on our site, and our guide to The Strand covers it in its neighborhoods section.
Selling a Mango Cay villa? Call Jesse direct at (239) 898-6072 or get a free Mango Cay home valuation. Buying at Mango Cay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Mango Cay at The Strand's strengths are a detached pool villa at The Strand's lowest detached price, a newer build with impact glass, a fee that bundles the grounds, utilities and for Mango Cay II the roof, and a record of fast sales; its drawbacks are condominium approvals and leasing limits, a 30-pound pet cap, I-75 proximity and very thin data.
Mango Cay suits a full-time or seasonal owner who wants a detached pool home without yard work, is comfortable inside a condominium's rules, has a smaller pet or none, and wants the club life of The Strand at the community's lowest detached price. It suits less well an investor looking for seasonal rental income, an owner with a large dog, or a buyer who wants to own the land under the house outright.
Selling a Mango Cay villa? Call Jesse direct at (239) 898-6072 or get a free Mango Cay home valuation. Buying at Mango Cay? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
If you're searching for a Mango Cay at The Strand listing agent, or thinking, 'I need someone to sell my Mango Cay at The Strand home...' you are selling one of 32 villas in a neighborhood that has recorded one MLS sale in twelve months and seven in five years, where the next listing sets the comparable.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Mango Cay listing from the recorded record, plan by plan, against the seven MLS closings, the county deed history back to 2006 and the detached neighborhoods a buyer will tour next.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Mango Cay listing, along with the condominium paperwork that a buyer's lender and insurer ask for in week two.
Honors and recognition:
Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, pulled September 26, 2026. In the last 12 months Mango Cay has seen 1 resale, 5757 Mango Circle at $650,000, 95.73% of list, in 12 days. The window widens to find ten or more closings, and even five years hold only seven, so we list them all rather than quote a median as a market rate. The pull did not record listing offices, so we do not state how many we represented.
The Collier County sales file tells the same story over a longer span: twelve qualified resales in the 72 months to August 28, 2026, the first county window holding ten or more, from $340,000 in 2021 to $715,000 in 2025.
Start with a free Mango Cay home valuation. It takes about a minute, and Jesse follows up with the Mango Cay sales that fit your villa: same plan, same condominium, adjusted for pool and lanai condition, roof age under the association's schedule, interior updates and location on the circle. An automated estimate cannot see that a Mango Cay villa is a detached home with a condominium's fee bundle, or that its last comparable may be a year old. We price to the record, and our full seller process is on selling your home in The Strand.
(239) 898-6072, text or call. Confidential conversations welcome. Few Mango Cay homes come up, so the next owner who sells should call us first.
For a villa priced to its plan's recorded sales, yes. There was no Mango Cay listing on September 26, 2026, the last sale took 12 days, and five of the seven sales in five years closed in 12 days or fewer (Southwest Florida MLS Matrix). Listing in the fall reaches the winter buyers who tour The Strand from December to April.
Against its own plan. The five 1,802 square foot MLS sales since June 2023 ran from $640,000 to $699,000; the larger plan's latest sale was $715,000 in January 2025. Pool, lanai and interior condition move a Mango Cay price more than the calendar does.
Yes, under section 16 of the recorded Mango Cay II declaration, and the association has 30 days after a complete application to decide. We submit the buyer's application as soon as the contract is signed.
Only if the board approves it. Mango Cay II's declaration bars signs except in the place, style and manner the board approves, and the Mango Cay declaration bars sale signs without written approval.
Two in most cases: the Mango Cay or Mango Cay II condominium association's and The Strand master association's. Each states what is owed and any special assessment adopted, under section 718.116 for the condominium and the parallel homeowners' association statute for the master.
Often, because the buyer has heard "condominium." The answer for Mango Cay's one- and two-story villas is that both statutes attach at three stories and Collier County's milestone list names no Strand building. Have the association's budget and reserve schedule ready anyway, because the roof reserve is the real question.
Mango Cay 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 both Mango Cay declarations, the county's deed history for all 32 villas and every recent Mango Cay sale before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Mango Cay guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community market Mango Cay sits in. As Top 1% Real Estate Agents Nationally Since 2008, they bring the same record-first approach to every Strand neighborhood, from Wedge Wood at The Strand and The Pinnacle at The Strand to Trophy Club at The Strand.
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team. Learn more about our team at DomainRealtyGroup.com.
McGreevy and Comisar is a top-reviewed Mango Cay at The Strand realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.
★★★★★ “We love working with Marc and Jesse at Domain. The entire team is professional and top notch. They go above and beyond for their clients. Highly recommend” Verified Google review
★★★★★ “Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!” Verified Google review
★★★★★ “Marc and Jess were so helpful!! Fantastic experience start to finish they were truly knowledgeable and went above and beyond through the entire process.” Verified Google review
★★★★★ “He was quick to respond with any questions about the purchase of our new home and made sure everything went smoothly! We highly recommend him as an agent!” Verified Google review
Selling a Mango Cay home? Get a free Mango Cay home valuation, or call Jesse direct at (239) 898-6072.
Buying at Mango Cay? Call Marc at (239) 287-5873, see buying a home in The Strand, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
These Mango Cay at The Strand buyer questions are answered from both recorded Mango Cay declarations, the master association's published pages, Collier County, state, federal and FEMA records, and the Southwest Florida MLS Matrix, pulled September 26, 2026. Each answer names its source; where the record stops, we say so.
A gated circle of 32 detached pool villas on Mango Circle inside The Strand, North Naples, FL 34110, held as two condominiums: Mango Cay (3 villas, declared 2005) and Mango Cay II (29 villas, declared 2006 by U.S. Home Corporation).
Just inside The Strand's main gate off Strand Boulevard, north of Immokalee Road and west of I-75. The villas carry odd numbers from 5705 to 5813 Mango Circle and even numbers from 5730 to 5742, per the 2026 county roll.
Legally condominiums. Each detached villa is a condominium unit in its own one-unit building; the master association says both Mango Cay condominiums "present as single-family residences" but are "chartered condominium communities."
Thirty-two: three under the Mango Cay declaration (5721, 5725 and 5729 Mango Circle) and twenty-nine under Mango Cay II. The master association's 2026 ballot gives Mango Cay 3 votes and Mango Cay II 29.
Mango Cay Communities, LC declared the first condominium in 2005 and its first villas sold that year; U.S. Home Corporation declared Mango Cay II in September 2006 and built its 29 villas in 2006 and 2007, per the recorded declarations and the county roll.
Two main plans on the county roll: 17 villas of 1,802 square feet (listed as two bedrooms plus a den, two baths) and 14 of 2,255 square feet (three bedrooms plus a den, two and a half baths), plus one Mango Cay villa of 3,219 square feet.
Yes. The master association describes every villa as having "its own individual pool and spa within screened lanais." There is no shared neighborhood pool; the club's heated pool serves the whole community.
Both. The master association describes "one-and-two story villa homes." The records we read do not say which villas are which, so confirm the specific villa's layout from its listing or a tour.
On September 26, 2026 no Mango Cay villa was listed on the Southwest Florida MLS. Mango Cay has averaged one to two sales a year. Call Marc at (239) 287-5873 to hear first when one comes up.
Seven MLS closings in five years, from $499,000 (2022) to $715,000 (2025), with a middle sale of $665,000. The latest closed May 22, 2026 at $650,000 for a 1,802 square foot villa (Southwest Florida MLS Matrix, pulled September 26, 2026).
The amount is not published. The master association states that the quarterly fee includes landscaping, street maintenance, water, broadband and cable, and at Mango Cay II exterior maintenance, painting and roofing. The estoppel certificate or the adopted budget gives the current figure.
At Mango Cay II, yes: the master association says Mango Cay II's fee includes "certain additional exterior building maintenance, painting and roofing." For the three original Mango Cay villas, the declaration makes the roof a common element, but the master association page lists roofing only for Mango Cay II, so ask the manager.
Yes. Social membership is mandatory for every Strand homeowner, with no initiation fee and $4,162 in annual dues for 2026, per the club's 2026 Membership Brochure. Golf and Sport memberships are optional.
No. The Florida Commerce Official List of Special Districts shows no community development district for The Strand, so there is no CDD bond assessment on a Mango Cay tax bill.
On the 2026 preliminary roll, non-homestead villas carry about $4,334 to $5,161 for the 1,802 square foot plan and $4,670 to $5,438 for the 2,255 square foot plan. A buyer's bill resets from the purchase price after the sale.
No. Neither declaration carries an age restriction, and the 2005 declaration expressly allows children as residents.
Annually, yes; seasonally, no at Mango Cay II. The recorded Mango Cay II declaration sets a one-year minimum lease with association approval; the Mango Cay declaration allows written leases of 30 days or more; the master association's minimum is 30 days. Check the 2024 Mango Cay II amendment.
Yes, within limits: up to two cats or dogs of no more than 30 pounds each at Mango Cay II, and one dog and one cat at Mango Cay, per the recorded declarations.
Only in the garage or driveway. The Mango Cay II declaration bars street parking overnight or for more than four hours, and allows boats, trailers and campers only inside an enclosed garage.
Close to it. Fannie Mae's Selling Guide lists detached condo units among the transactions eligible for a waiver of condominium project review, though the loan is still a condominium loan and the lender checks the association's insurance.
An HO-6 unit-owner policy for the interior, fixtures, appliances and air conditioning, personal property and liability, with at least $2,000 of loss assessment coverage under section 627.714; the association insures the building under its master policy.
Zone X, area of minimal flood hazard, on FEMA's effective panel 12021C0213H, and unshaded Zone X on FEMA's preliminary panel 12021C0213J, at our 5757 Mango Circle test point; ground about 14.7 feet.
Federal rules do not require it in Zone X, but a lender may, and it is often inexpensive outside the Special Flood Hazard Area. Ask whether the association carries flood coverage on the buildings first.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per Collier County Public Schools' zone record for 5757 Mango Circle; all three were graded A in 2024, 2025 and 2026.
Very close. The interchange is about a minute from The Strand's gate, and the easternmost villas sit under 100 meters from I-75 pavement across a canal, by our measurement on the federal aerial.
Advanced Property Management Services, Inc., 1035 Collier Center Way, Suite 7, Naples, (239) 513-9433, for both associations, per the master association's Mango Cay page.
Mango Cay is newer, cheaper and a condominium; Eden is larger, a homeowners' association and pricier at a five-year median of $805,500 against Mango Cay's $665,000. See the comparison table above.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, who read both Mango Cay declarations and every recorded Mango Cay deed for this guide. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell.
These Mango Cay at The Strand seller questions are answered from the Southwest Florida MLS Matrix, pulled September 26, 2026, the Collier County sales file, both recorded Mango Cay declarations, Florida statutes and the master association's pages. For a specific villa, call Jesse direct at (239) 898-6072.
It depends on the plan first. The five 1,802 square foot MLS sales since June 2023 ran from $640,000 to $699,000; the latest 2,255 square foot sale was $715,000 in January 2025. Condition, pool and lanai, and the villa's place on the circle adjust from there. Request a free Mango Cay home valuation.
Priced to the record, not long: the median was 7 days on market across seven MLS closings in five years, and five of the seven closed in 12 days or fewer. The one that took 200 days, in 2024, still sold at 98.61% of its final list price.
Late fall through early spring, when seasonal buyers tour The Strand. With no competing Mango Cay listing, though, a well-prepared listing can sell in any month; 2025's two sales closed in January and March, and 2026's in May.
On supply alone, a seller's market: zero Mango Cay listings on September 26, 2026 against steady demand. The Strand's wider condominium market has softened, so a price above the 1,802 square foot band still has to be justified.
No. The Strand's twelve-month median of $610,000 mixes condominiums with single-family homes. Price off the Mango Cay plan sales and check them against Eden and the best coach-home condominiums.
The record is too thin for a fixed premium: two MLS sales in five years, three years apart. We value the larger plan from the 1,802 square foot sales adjusted for size and features, and from the county's qualified sales of the larger plan.
Yes at Mango Cay II: section 16 of the recorded declaration requires approval of every sale, decided within 30 days of a complete application. Ask the manager for the current application and fee.
It can disapprove, but under the recorded Mango Cay II declaration, if the seller's notice demands it, the association must then furnish a buyer at the same contract price and close within 90 days, or the sale is deemed approved.
Only with board approval. Both declarations restrict signs, so marketing has to reach buyers online and through agents before they reach the gate.
Ask the manager first. Mango Cay is behind two gates, and guests must pass The Strand's staffed gatehouse; we schedule private showings with gate access arranged in advance instead.
Usually two: the Mango Cay or Mango Cay II association's under section 718.116 and The Strand master association's. Order both the day the contract is signed.
It is a contract term. Florida's standard contracts usually assign the association's estoppel fee to the seller, and the statute caps what an association can charge. We read the contract line with you before you sign.
Under section 718.503: the declaration, articles, bylaws and rules, the annual budget, the latest year-end financial information and the Frequently Asked Questions and Answers sheet. The buyer may cancel within a short statutory window after receiving them, so deliver them early.
Yes, and the answer is good news: both attach at three stories, and Mango Cay's villas are one and two stories; Collier County's milestone list names no Strand building. Have the budget and roof reserve schedule ready.
It should. A buyer of a detached home normally prices in a roof replacement; at Mango Cay II the fee includes roofing, so the question becomes the association's reserve and schedule, which we put in the listing file.
Yes. Fannie Mae waives condominium project review for detached condo units, which can make a Mango Cay loan simpler than a loan on an attached condominium. We tell buyers' lenders at the start.
Yes, subject to the lease. At Mango Cay II leases run at least one year, so a buyer inherits a long lease or waits for it to end; we coordinate showings with the tenant and put the lease terms in the listing file.
The pool, spa and screen cage first, then air conditioning age, interior paint and flooring. Exterior paint and roofing at Mango Cay II are the association's, so your spending goes inside the unit boundary.
Any unpaid assessment, plus the fees for the estoppel certificates and, often, a transfer fee the board sets. The estoppel certificate lists every amount.
Commission, which is negotiable; Florida documentary stamp tax on the deed at 70 cents per $100 under section 201.02, customarily a seller cost in Collier County; title charges; the estoppel fees; and prorated taxes and fees.
Yes, always. We explain exactly what our fee pays for at a Mango Cay listing, from photography and video to the condominium paperwork file, before you sign.
Yes. Zone X on both the effective and preliminary FEMA maps means no federal flood insurance requirement for most buyers. We include the FEMA panel and our test point in the listing file.
Every buyer inherits the $4,162 Social membership for 2026 with no initiation fee, which buyers from outside The Strand often expect to be higher. We present the full annual carrying cost up front so it does not surprise a buyer late.
That was 5809 Mango Circle, a 2,255 square foot villa listed at $465,000 in February 2022, which drew an offer 7.3% over list in 3 days. It shows how far prices moved: the same plan sold at $715,000 in January 2025.
Collier County taxes are paid in arrears, so the seller credits the buyer for the days of the current year the seller owned the villa. Your title company calculates it from the latest bill or the preliminary roll.
Stable at the top of its range. The 1,802 square foot plan recorded $699,000 and $665,000 in 2023, $640,000 in 2024, $688,000 in 2025 and $650,000 in 2026, while The Strand's condominium market softened.
Carefully. Buyers will tour them, but Eden and Ana's Place are homeowners' associations with different fee bundles and lease rules, and their five-year medians are $805,500 and $979,500. We present the comparison so your villa's fee bundle and newer construction count.
Yes. Eleven of the 32 villas have out-of-state owner addresses and two Canadian, per the 2026 roll. We handle access, vendors, the association application and a mail-away or remote closing with your title company.
We re-read the market with you: recent Eden and Mango Cay activity, feedback from showings and the price against the plan band. With so few Mango Cay listings, a correctly priced villa rarely waits.
Compare any direct offer with the recorded record first. With no Mango Cay listing on the market, an exposed listing reaches every buyer waiting for one, and that competition is what sets the price.
Because we read the Mango Cay record before we price: both declarations, all seven MLS sales and the county deeds back to 2006. We are Top 1% Real Estate Agents Nationally Since 2008; call Jesse direct at (239) 898-6072.
Yes. Few Mango Cay homes come up, so the next owner who sells should call us first. A confidential conversation costs nothing and tells you what your villa would bring today.
Yes, when privacy matters more than full exposure. We can match your villa quietly with buyers already asking for Mango Cay, then decide with you whether an open-market listing would bring more.
Every Mango Cay at The Strand fact on this page comes from a recorded instrument, a state, county or federal record, the master association's or the club's own published pages, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them, numbered continuously.
The official Mango Cay at The Strand documents below are published by the Collier County Clerk, the master association, the club or Collier County. They are the documents we read for this page, and the ones a buyer or seller should read before signing.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
Declaration of Condominium, Mango Cay II at The Strand, a Phase Condominium | Recorded with the Collier County Clerk | September 28, 2006 | 29 villas in three phases; unit boundaries, maintenance, insurance, use, pet, lease and sale-approval rules | |
Declaration of Condominium, Mango Cay at The Strand | Recorded with the Collier County Clerk | January 6, 2005 | The first condominium; Caribe and Tocan models; lease, pet, sign and review rules | |
2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Votes by neighborhood, including Mango Cay 3 and Mango Cay II 29 | |
2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership, $4,162 dues, optional golf and sport tiers | |
Gate transponder form | The Strand Master Property Owners Association | 2025 | $20 transponders for The Strand's gate | |
Ordinance 02-57, Pelican Strand PUD | Collier County, via the Clerk's board records | November 5, 2002 | Zoning: 574.6 acres, 1,160-unit cap, 35-foot height limit | |
Milestone buildings list | Collier County | As of January 2026 | 926 buildings subject to milestone inspections; none in The Strand | |
2024 flood protection newsletter | Collier County | 2024 | Flood insurance, the Community Rating System and elevation certificates |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for Mango Cay at The Strand. Brokered by Domain Realty. Jesse McGreevy, FL Lic. SL3101296 · Marc Comisar, FL Lic. BK3060671.
Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
