The Pinnacle at The Strand is 112 two-story coach homes in 28 buildings on Pinnacle Lane at the quiet north end of The Strand: two floor plans, a four-fountain lake and the strictest published lease rules in The Strand. Sell or buy with McGreevy and Comisar.
McGreevy and Comisar are the team Pinnacle owners call first when they are ready to sell, and the team buyers call when they want the recorded facts rather than a listing description: what each of the two floor plans has actually sold for, why two 2026 sales took more than 100 days after years of quick sales, what the strictest leasing rules in The Strand mean for a buyer who plans to rent, and what a Pinnacle owner really pays each year once the condominium assessment, the master association and the mandatory club membership are stacked together. The Pinnacle is a two-story coach home condominium of 112 residences inside the master-planned community of The Strand in Naples, Florida. It sits at the north end of The Strand on one divided street, Pinnacle Lane, Naples, FL 34110, in 28 buildings of four homes each, recorded as two condominiums (The Pinnacle I in January 2001 and The Pinnacle II in February 2002) and run today by one merged association. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, and have been Top 1% Real Estate Agents Nationally Since 2008.
One naming note before anything else. This page is about The Pinnacle inside The Strand in North Naples, ZIP 34110, the gated golf community off Immokalee Road that was called Pelican Strand until 1999. It is not any other "Pinnacle" condominium or subdivision in Southwest Florida, and it is not the similarly named Pinnacle Place addresses elsewhere in Collier County. Every home described below has a Pinnacle Lane street address.
This guide is built from the recorded Pinnacle I, Pinnacle II and neighborhood declarations, the association's 2022 Amended and Restated Declaration of Condominium, the master association's and the neighborhood association's own published pages, Florida Division of Corporations filings, the Collier County Property Appraiser 2026 preliminary tax roll and its recorded sales file, FEMA's flood map, Collier County Public Schools' zone database, and every Pinnacle closing in the Southwest Florida MLS Matrix for the last five years, pulled September 26, 2026. If you own at The Pinnacle and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the plan, fee, flood and rules detail below will tell you whether The Pinnacle fits before you tour.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.
McGreevy and Comisar are the best realtor for The Pinnacle 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 Pinnacle market read built from every MLS closing and every qualified county sale, not an automated estimate.
If you're searching for the best realtor for The Pinnacle at The Strand in The Strand, Naples, whether you're ready to sell your Pinnacle 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 The Pinnacle for a reason specific to this street. A Pinnacle coach home is not priced against Naples condominiums in general; it is priced against its own two floor plans and against the neighborhoods under the same gate that sell a nearly identical product. Clubside, a short drive south on Three Iron Drive, was built by the same Jack Parker organization with plans of 1,633 and 2,136 square feet, almost the same as The Pinnacle's 1,633 and 2,150. Every owner in both neighborhoods pays the same mandatory club membership. What differs is the association, the manager, the leasing rules, the setting at the north end of the community, and the recorded price. A listing agent who prices a Pinnacle upstairs plan off a Strand average, or off a Naples condominium index, misses the comparison a buyer makes in the first five minutes.
Recent Pinnacle at The Strand track record (last 12 months): In the last 12 months The Pinnacle at The Strand has seen 2 resales in the Southwest Florida MLS Matrix (pulled September 26, 2026, closings September 27, 2025 to September 26, 2026): $565,000 for a 1,633 square foot home in the 6025 Pinnacle Lane building on February 13, 2026, after 140 days on market, and $654,000 for a 2,150 square foot home in the 6095 Pinnacle Lane building on June 24, 2026, after 106 days. Two sales are too few for a median, so we list them and widen the window to the first one that holds ten or more closings: in the 36 months to September 26, 2026 the MLS recorded 15 Pinnacle closings at a median of $654,000 (n=15, an odd count, so the median is an observed sale), from $562,000 to $750,000, at a median of 98.56% of the final list price and 20 days on market. The Matrix pull behind this page recorded the Pinnacle closings, prices, living areas and days on market, not the listing office on each, so we do not state a represented-sale count here; ask us and we will walk you through all 33 closings of the last five years one by one.
For Pinnacle 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 The Pinnacle that marketing has to reach buyers before they reach the gate, because Section 12.10 of the Pinnacle declaration bars "For Sale," "Open House" and similar signs anywhere on the condominium property, including windows, cars and lanais, without the association's advance written approval. We build the paperwork file before the first showing: the association's sale approval application, both estoppel certificates, the club membership details, the flood facts for your building, and the answers to the questions every condominium buyer now asks about stories, reserves and Florida's condominium safety laws.
For Pinnacle buyers: the first question is the plan, because at The Pinnacle the plan is the price: over five years the 1,633 square foot plan closed at a median of $562,000 and the 2,150 square foot plan at a median of $655,000 (Southwest Florida MLS Matrix, 60 months). The second is the leasing rules, because The Pinnacle limits leases to three in any 12 months, none shorter than 30 days or longer than 12 months, and caps the whole neighborhood at 25% of units leased at a time. The third is the layered cost, because the Pinnacle assessment, the master association and a $4,162 club social membership all come with the deed. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Pinnacle building; we answer them below.
Honors and recognition:
We tracked every one of the 33 Pinnacle at The Strand closings in the Southwest Florida MLS over the last five years and all 16 qualified Pinnacle resales the county recorded in the last 36 months, and in the last 12 months we tracked all 61 closings across The Strand, so a Pinnacle 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 Pinnacle at The Strand home? Get a free valuation of your Pinnacle at The Strand home or call Jesse direct at (239) 898-6072, and read our guide to selling a home in The Strand.
Buying a home in The Pinnacle at The Strand? Call Marc at (239) 287-5873 for a personalized buyer consultation, see our guide to buying a home in The Strand, or read how we represent buyers in Southwest Florida.
This table of contents lists every section of our guide to The Pinnacle at The Strand, the 112-home coach home condominium on Pinnacle Lane in North Naples. Sellers usually start with the market snapshot and the seller section; buyers usually start with living, fees, leasing and flood. Every section opens with a short answer, then the detail and the sources.
Living at The Pinnacle at The Strand means owning a 2000 to 2003 coach home in a four-home, two-story building on a palm-lined boulevard at the quiet north end of a gated golf community, with golf views on the north row, lake views on the south row, a neighborhood clubhouse and pool, and mandatory social membership in The Club at The Strand.
The Pinnacle is the fourth-largest of The Strand's fifteen voting neighborhoods, after Wedge Wood (153 homes), Clubside (125) and the Single Family Homes association (121), per the master association's 2026 annual meeting notice, which gives each neighborhood one vote per home and lists 112 votes for The Pinnacle out of 1,073. What follows is what daily life at The Pinnacle looks like, drawn from the recorded documents, the association's and the master association's published pages, and the county's records.
The Pinnacle at The Strand is a residential condominium governed by Chapter 718 of the Florida Statutes. It began as two condominiums declared by the same developer: The Pinnacle I at The Strand, a Condominium, recorded January 11, 2001 at Official Records Book 2764, Page 1564 on a portion of Tract 13 of the community, and The Pinnacle II at The Strand, a Condominium, recorded February 4, 2002 at Official Records Book 2975, Page 1142. Over both sits the Pinnacle neighborhood declaration, recorded the same day as Pinnacle I at Official Records Book 2764, Page 1505 (Collier County Clerk, Official Records).
The association that runs the buildings today is The Pinnacle at The Strand Condominium Neighborhood Association, Inc., Florida not-for-profit corporation N00000005888, into which the two original condominium associations (The Pinnacle I at The Strand Condominium Association, Inc., N00000005889, and The Pinnacle II at The Strand Condominium Association, Inc., N01000008997) merged, per the Florida Division of Corporations and the association's own official business page. The association is managed by Cardinal Management Group, (239) 774-0723, per the master association's Pinnacle page. Above it sits The Strand Master Property Owners Association, Inc. (N97000001156), which runs the gate, the main road, the lakes and the preserves for all 1,073 homes.
The two halves of The Pinnacle are easy to tell apart on the ground once you know the addresses. Collier County's public address layer places the fourteen buildings from 5970 to 6035 Pinnacle Lane in The Pinnacle I and the fourteen buildings from 6040 to 7005 Pinnacle Lane in The Pinnacle II. The county's 2026 preliminary tax roll carries 56 units in each, with year-built dates of 2000 to 2001 for Pinnacle I and 2002 to 2003 for Pinnacle II.
For a buyer the difference is mostly history. The association's 2022 Amended and Restated Declaration of Condominium, posted on its official business page as the "2022 Documents rewrite approved version," states that it supersedes and takes precedence over both original declarations, and that the association is "a multi-condominium association as defined in Chapter 718." One board, one manager, one set of rules and one budget now govern all 112 homes. The two condominiums still exist on paper, which is why a title commitment or a tax bill will read "Pinnacle I" or "Pinnacle II."
The master association's Pinnacle page describes an entrance featuring "The Pinnacle obelisk backed by a spectacular natural looking waterfall," "wide one-way boulevard streets divided by medians lined with stately royal palms," and "112 condominium units contained within the 28 attractive buildings." It adds that "All enjoy lovely golf course views, and residents on the south side of the street also enjoy an overlook of our large lake containing four lighted fountains."
The public-domain USDA NAIP aerial at the top of this page matches that description. Pinnacle Lane runs east from the community's main north-south road as a divided boulevard. One row of buildings on the north side backs onto a golf hole; one row on the south side backs onto the lake; the median widens past the midpoint to hold the neighborhood clubhouse and pool; and a group of four buildings closes the loop at the east end. By our measurement on that aerial, the easternmost Pinnacle buildings sit roughly 400 feet from the edge of Interstate 75, which runs along the entire east side of The Strand.
The Pinnacle and The Links on Fairway Court are the two neighborhoods at the far north end of The Strand. The Club at The Strand at 5840 Strand Boulevard sits about two thirds of the way north, and the main gatehouse is at the south end, north of the Publix and office buildings on Strand Boulevard. The Pinnacle association's home page warns visitors that "Setting your GPS for Pinnacle Ln may direct you to our rear gate which is for members only," and tells them to "enter The Strand (Strand Blvd) from Immokalee Rd." For residents, that position means a longer interior drive to the main gate and very little through traffic past the door.
A February weekday at The Pinnacle might start with coffee on a lanai over the lake or the fairway, a walk around the loop under the royal palms, and a round on one of the club's three nines, which every Strand owner can play under a golf membership. The afternoon might be the neighborhood pool in the median or bridge in the clubhouse, which the master association's page describes as having a kitchen and an outdoor electric grill and being "ideal for groups wishing to enjoy reading, TV, bridge and other activities." The association keeps an events calendar and clubhouse reservations on its What's Happening page. The evening might be dinner at Tavern 59 at the club, then back through the quiet north end, where the only cars on Pinnacle Lane are the neighbors'.
The Pinnacle at The Strand recorded 15 MLS closings in the 36 months to September 26, 2026, at a median of $654,000 and a range of $562,000 to $750,000. Only two Pinnacle homes closed in the last 12 months, at $565,000 and $654,000, and on September 26, 2026 no Pinnacle home was listed for sale.
Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded sales through June 23, 2026, the newest Pinnacle sale in the county file)
The Pinnacle produces five to nine MLS closings in a typical year, so we lead with the first window that holds ten or more. Three rules govern every number below. MLS figures and county figures are labeled and never mixed. MLS price per square foot divides the sold price by the listing's living area, and we report the median of the per-sale ratios, never a ratio of totals. Where a count is even, the median is the mean of the middle pair, and we give the pair.
Southwest Florida MLS Matrix, Development THE STRAND, Pinnacle Lane addresses, closings September 27, 2025 to September 26, 2026. With two sales we list them rather than lead with a median; building address only, never a unit number.
MLS close date | Building | Condominium | MLS living area | Bedrooms | Final list price | Sold price | $ per sq ft, MLS living area | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|---|---|
February 13, 2026 | 6025 Pinnacle Ln | Pinnacle I | 1,633 sq ft | 3 bedrooms, 2 baths | $610,000 | $565,000 | $345.99 | 92.62% | 140 |
June 24, 2026 | 6095 Pinnacle Ln | Pinnacle II | 2,150 sq ft | 3 bedrooms plus den, 2 baths | $680,000 | $654,000 | $304.19 | 96.18% | 106 |
Per-foot and sold-to-list figures are our arithmetic on the MLS fields shown. The two closings total $1,219,000. Both prices match the county's qualified deeds recorded February 12, 2026 and June 23, 2026 (Collier County Property Appraiser sales file). Neither sold at or above its final list price, and both took more than three months, against a five-year Pinnacle median of 13 days on market. For all 49 condominium and attached closings across The Strand in the same window, the MLS median was $565,000 at 67 days on market.
Because two is under ten, the window widens. At 24 months The Pinnacle had eight MLS closings, still under ten; at 36 months it had 15, the first window that qualifies. Southwest Florida MLS Matrix, closings September 27, 2023 to September 26, 2026:
That 36-month picture is a market that sold quickly and close to list in 2023, 2024 and the first half of 2025, then slowed sharply: every 2024 and 2025 closing took 63 days or less, while both 2026 closings took more than 100.
The full five-year MLS record, 33 closings from September 27, 2021 to September 26, 2026, has a median of $570,000 (n=33, odd, an observed sale), a range of $417,500 to $750,000, a median of $320.93 per square foot of living area, a median sold-to-list ratio of 98.51% (12 of 33 at or above list) and a median of 13 days on market (31 closings carry a day count; two were entered after closing without one).
Calendar year | MLS closings | Median sold price | Low | High | Median days on market |
|---|---|---|---|---|---|
2021 (October to December) | 1 | not stated for one sale: $450,000 | $450,000 | $450,000 | 32 |
2022 | 9 | $539,000 (odd) | $417,500 | $660,000 | 4 |
2023 | 9 | $555,000 (odd) | $515,000 | $750,000 | 15 |
2024 | 6 | $653,750 (pair $652,500 and $655,000) | $562,000 | $750,000 | 12.5 |
2025 | 6 | $640,250 (pair $610,500 and $670,000) | $565,000 | $690,000 | 15.5 |
2026 through September 26 | 2 | two sales listed above | $565,000 | $654,000 | 106 and 140 |
Southwest Florida MLS Matrix, pulled September 26, 2026; medians are ours, from the raw rows. The highest Pinnacle price of the five years, $750,000, was paid twice for the 2,150 square foot plan: in October 2023 in the 6070 Pinnacle Lane building, $1,000 above its final list price, and in June 2024 in the 6060 Pinnacle Lane building, at full list. The lowest, $417,500, was a 1,633 square foot home in the 6005 building in January 2022.
The Collier County Property Appraiser's recorded sales file tells the same story from the deed side. For the 112 Pinnacle I and Pinnacle II parcels it holds 16 DOR-qualified resales in the 36 months since September 2023, all resales and none a first sale from a builder, at a median of $653,250 (n=16, even, the mean of the middle pair $652,500 and $654,000), a low of $562,000 and a high of $750,000; the newest recorded Pinnacle sale is June 23, 2026 (county sales file, index built September 26, 2026).
By calendar year, the county's qualified Pinnacle resale medians run: 2019 $308,500 (9 sales), 2020 $312,000 (5), 2021 $277,500 (4, three of them recorded in January and February 2021), 2022 $537,000 (8), 2023 $555,000 (9), 2024 $653,750 (6), 2025 $610,500 (7) and 2026 through June $609,500 (2). In plain terms, Pinnacle prices roughly doubled from 2020 to 2024 and have eased since. The county count differs slightly from the MLS count because the county records deeds by recording date and includes at least one 2025 sale, $600,000 in January 2025 in the 6040 Pinnacle Lane building, that does not appear in the MLS pull.
No Pinnacle home was active, pending or under contract on the Southwest Florida MLS on September 26, 2026. Across The Strand that day there were nine active listings, three pending with contingencies and two pending, with a median active list price of $618,000, which works out to about 1.77 months of supply at the community's 12-month pace (Southwest Florida MLS Matrix). For The Pinnacle itself, supply is zero: a buyer who wants this street today is waiting for the next listing, and a seller who lists next is the only Pinnacle choice on the market.
The Pinnacle at The Strand is the coach home neighborhood at the north end of The Strand, and on September 26, 2026 it had no home for sale at all, after two 2026 closings that took more than 100 days. In a market that thin and that uneven, the seller who prices to the plan, the setting and the paperwork is the seller who closes, and the buyer who is ready when a listing appears is the buyer who gets it.
Selling a Pinnacle at The Strand coach home? Get a free valuation of your Pinnacle at The Strand home or call Jesse direct at (239) 898-6072, and see how we sell homes in The Strand.
Buying at The Pinnacle at The Strand? Call Marc at (239) 287-5873 to be first in line for the next Pinnacle listing, or read how we represent buyers in Southwest Florida.
Three things stand out in the record. First, the plan decides the price more than anything else: over five years the 2,150 square foot plan closed at a median of $655,000 (15 sales) and the 1,633 square foot plan at $562,000 (17 sales), a gap of $93,000, while the smaller plan earned more per foot ($344.15 against $304.65, medians of per-sale ratios). Second, the Pinnacle market moved from fast to slow in 2026: a 1,633 square foot home sold at $610,500 in 3 days in March 2025, while another in the same plan sold at $565,000 after 140 days in February 2026. Third, supply is the Pinnacle seller's best friend right now: with no competing listing on the street, a well-prepared home priced to the recent record faces only the rest of The Strand, not its neighbors.
The most recent Pinnacle sale is the clearest lesson for a 2027 seller. A 2,150 square foot home with three bedrooms and a den in the 6095 Pinnacle Lane building, at the east end of Pinnacle II, listed at a final price of $680,000 and closed on June 24, 2026 at $654,000, 96.18% of list, after 106 days (Southwest Florida MLS Matrix); the county recorded the deed at the same $654,000 on June 23, 2026. Against the 2025 sales of the same plan, $685,000 in April 2025 and $690,000 in May 2025, the June 2026 price is about 5% lower, and it closed in the off season rather than the winter. Our reading, which is judgment and not a record, is that the plan still commands the Pinnacle's top prices, that the 2025 prices were the ceiling of the last cycle, and that the next 2,150 square foot listing should be priced to the 2026 closings, then marketed hard into the January to April season, when most Pinnacle sales of the last five years have closed.
The Pinnacle at The Strand was built from 2000 to 2003 by Parker-Strand IV, Inc., one of four single-purpose companies of the Jack Parker organization, which also built Cypress Cove, Feather Sound, Wedge Wood and Clubside. The Pinnacle I was declared in January 2001 and The Pinnacle II in February 2002, and the developer sold all 112 homes by December 2003.
The Strand itself began as Pelican Strand, a 574.6-acre planned development at the northwest corner of Interstate 75 and Immokalee Road, zoned under what is now Collier County Ordinance 02-57. Pelican Strand took the name The Strand on April 30, 1999, which is why the earlier condominiums (Cypress Cove, Feather Sound, Wedge Wood, Clubside) still read "at Pelican Strand" on their recorded declarations and the later ones, including The Pinnacle, read "at The Strand."
The Pinnacle I declaration submits "a portion of Tract 13" of the community to condominium ownership, with plot plans by BBLS Surveyors and a plat exhibit recorded at Official Records Book 2764, Page 1536 and Plat Book 31, Pages 54 to 57, as cited in the association's Amended and Restated Declaration. The declarant for both condominiums was Parker-Strand IV, Inc. Pinnacle II was built in phases, and its phase amendments were recorded from December 2002 to May 2003, which dates the build-out. The Pinnacle is therefore a Jack Parker product, not a Bateman one; the Bateman organization built the larger coach homes at Grande Reserve, Trophy Club and Turnberry Woods.
The county's recorded sales file preserves the developer's price list. It holds 104 DOR-qualified builder-direct sales at The Pinnacle, from February 5, 2001 to December 1, 2003. The 1,633 square foot plan sold new at a median of $202,500 (51 sales, $184,700 to $238,800) and the 2,150 square foot plan at a median of $259,700 (53 sales, $220,600 to $311,400). Prices rose through the build-out: the first Pinnacle I homes of early 2001 were recorded under $200,000 for the smaller plan, and the last Pinnacle II homes of 2003 approached $300,000 for the larger one (Collier County Property Appraiser sales file). A Pinnacle home bought new in 2002 and sold at the 36-month median of $654,000 would have roughly tripled in nominal price.
Date | Instrument | Where it is recorded |
|---|---|---|
January 11, 2001 | Pinnacle neighborhood declaration of restrictions | O.R. Book 2764, Page 1505 |
January 11, 2001 | The Pinnacle I at The Strand, a Condominium (14 phases of four) | O.R. Book 2764, Page 1564 |
January 11, 2001 | Plat exhibit, cited in the restated declaration | O.R. Book 2764, Page 1536; Plat Book 31, Pages 54 to 57 |
February 4, 2002 | The Pinnacle II at The Strand, a Condominium (14 phases) | O.R. Book 2975, Page 1142 |
December 2002 to May 2003 | Pinnacle II phase amendments (BBLS Surveyors and Parker-Strand IV) | Collier County Clerk index |
2021 | Certificate of Amendment modifying the voting requirement for amending the documents | posted by the association |
2022 | Amended and Restated Declaration of Condominium, Articles and Bylaws ("2022 Documents rewrite approved version") | posted by the association; recording reference not located in our search |
Recording data from the Collier County Clerk's official records and the instruments themselves; the 2021 and 2022 documents are listed on the association's official business page. Before relying on the 2022 text for a transaction, ask the association or the closing agent for the recorded copy and its book and page.
The Amended and Restated Declaration was prepared by a Naples community association law firm and restates the neighborhood's governing documents "in its entirety." It records three decisions that matter to an owner today. The two original condominium associations "have merged with and into" the neighborhood association, now named The Pinnacle at The Strand Condominium Neighborhood Association, Inc. The restated declaration "shall supersede and take precedence over" the Pinnacle I and Pinnacle II declarations wherever they conflict. And a new set of use restrictions, covered in the rules section below, replaced older ones: the original declaration's cap of six persons continuously residing in a home, quoted in the association's Resolution #5 (2008), became a limit of two persons per bedroom.
The Pinnacle at The Strand is 112 coach homes in 28 two-story buildings of four, built in two plans: a 1,633 square foot home with two bedrooms plus a den or three bedrooms and two baths, and a 2,150 square foot home with three bedrooms plus a den and two baths. Each home has its own attached garage, entry porch and screened lanai.
The county's 2026 preliminary roll records exactly two heated areas for Pinnacle units, 1,633 and 2,150 square feet, and the original developer sales split almost evenly between them (51 and 53 of the 104 recorded builder sales). The MLS living areas match: of 33 closings in five years, 17 were 1,633 square feet, 15 were 2,150, and one was entered as 1,795 square feet (Southwest Florida MLS Matrix).
The smaller plan is listed on the MLS either as two bedrooms plus a den or as three bedrooms, with two full baths. Over five years it closed 17 times at a median of $562,000, from $417,500 in January 2022 to $670,000 in May 2025, at a median of $344.15 per square foot, a median sold-to-list ratio of 100.00% and a median of 7 days on market (Southwest Florida MLS Matrix, 60 months). It is the Pinnacle plan buyers have competed for: nine of its 17 sales closed at or above the final list price.
The larger plan is listed as three bedrooms plus a den, almost always with two baths (one 2024 sale was entered with three). Over five years it closed 15 times at a median of $655,000, from $450,000 in October 2021 to $750,000 twice, at a median of $304.65 per square foot, a median sold-to-list ratio of 96.30% and a median of 25 days on market. Buyers pay more for it in total and less for it per foot, and they negotiate more: only two of its 15 sales closed at or above list.
Which plan sits upstairs and which downstairs is fixed by the recorded plot plans, not by the MLS. The restated declaration treats "all interior stairways serving a garage" as part of the unit and applies a sound-insulation rule to hard flooring, and the association's resources page refers to "the small second floor windows over the garage." We confirm the floor and the stair arrangement for a specific home from the recorded plans before we list or show it.
Every Pinnacle home comes with its own garage. The restated declaration describes the garage in two places, once as part of the unit it serves (Section 5.3) and once as a limited common element reserved for the unit (Section 8.1), and it is consistent on what matters: the owner maintains, repairs and replaces the garage door, its equipment and the garage interior, and the association maintains the garage exterior. Screened lanais are part of the unit, and the owner maintains the screen enclosure; no owner may enclose a lanai. Entry porches and driveways are limited common elements maintained by the association, although repairs to paver driveways damaged by an owner, including "excessive oil or paint staining," are billed to that owner.
Item | Who maintains and replaces it | Where the declaration says so |
|---|---|---|
Roofs | Association | Section 11.1(I) |
Exterior walls, columns and concrete slabs, including lanai and balcony slabs | Association | Section 11.1(H) |
Landscaping, routine irrigation, storm water system, streets and drives | Association | Section 11.1(B), (C), (F), (G) |
Windows, frames, glass and screens | Owner, including keeping them weathertight | Section 11.2(A) |
Exterior doors, storm doors and hardware | Owner | Section 11.2(B), (C) |
Air conditioning and heating equipment, including the outside compressor | Owner | Sections 8.1(B), 11.2(G) |
Water heater, appliances, smoke alarms, shower pans, main shut-off valve | Owner | Section 11.2(F), (J), (K) |
Garage door and garage interior | Owner (exterior repainting by the association) | Sections 8.1(D), 11.2(I) |
Lanai screen enclosure | Owner | Section 11.1(H) |
Floor and wall coverings, interior drywall | Owner | Section 11.2(H), (M) |
Source: The Pinnacle at The Strand Amended and Restated Declaration of Condominium, 2022 approved version, posted by the association. This split is why a Pinnacle buyer's inspection should look hard at the windows, the sliding doors and the air conditioner, and why the association's roof and exterior work shows up in the assessment and the reserves rather than in the owner's own budget.
A Pinnacle at The Strand coach home comes with two layers of amenities: The Pinnacle's own clubhouse, pool and fountain lake, paid for through the neighborhood assessment, and The Club at The Strand, where every Strand homeowner holds a mandatory social membership with 2026 dues of $4,162 and may upgrade to sport or golf membership.
Keeping the layers straight matters because they are owned and paid for differently. The Pinnacle's clubhouse, pool and grounds are common elements of the condominium; the lakes, the main road, the preserves and the gate belong to the master association; and the golf course and clubhouse at 5840 Strand Boulevard are owned by a private company, The Strand at Naples, LLC, not by the homeowners.
The Pinnacle's clubhouse and pool sit where the median of Pinnacle Lane widens past its midpoint. The association's home page calls them "two very popular gathering spots for our residents and their guests," and the master association's Pinnacle page describes "our attractively appointed Clubhouse with its kitchen and outdoor electric grill" and a pool area that is "large and well appointed." The restated declaration lists the "pool, amenities center and other accessory or recreation areas" among the common elements (Section 7.1), and the association's Resolution 6 governs use of the clubhouse; reservations run through the association's forms page. An active Social and Welcoming Committee (Resolution 10) and a Beautification Committee (Resolution 3) run the neighborhood calendar and the grounds plan. Pets are not allowed in the pool area, leashed or unleashed (Section 12.7(B)).
The lake south of the south row is the view most Pinnacle buyers pay for: four lighted fountains, per the master association's page, and open water between the buildings and the next golf hole.
Every Strand homeowner holds a Social membership in The Club at The Strand, which is mandatory, carries no initiation fee for Strand homeowners, and costs $4,162 in annual dues for 2026, per the club's 2026 Membership Brochure linked from its membership page. Owners who want more can upgrade: Sport membership ($40,000 initiation, $7,652 dues), Single Golf ($80,000 initiation, dues from $9,920 to $12,380 by age) or Full Golf ($100,000 initiation, dues from $11,121 to $15,861 by age). The club states "NO Assessments, NO Capital Dues, NO Hidden Fees, NO Food and Beverage Minimums." The club has been privately owned since 2014, when it sold for $8.2 million, as reported by the Naples Daily News and the Business Observer.
The club's 27 holes are three nines, Savannah, Sabal and Preserve, designed by Gordon G. Lewis and played as par 72 on every combination, up to about 7,200 yards, per the club's golf page and its Florida State Golf Association record. The 55,000 square foot clubhouse was renovated in 2022, and Tavern 59 opened in March 2023, as reported by Club + Resort Business. Racquet players get eight Har-Tru tennis courts, four of them lit, and seven pickleball courts; the club also has bocce, croquet, a heated Junior Olympic pool and a fitness center with a day spa, per its sports page and fitness and spa page. The master association's page puts it simply: "There certainly is something for everyone, here."
The Pinnacle is "conveniently located near the rear entrance/exit for The Strand," per the master association's page, and the association's own site describes that rear gate as "for members only." Guests, deliveries and first-time visitors use the staffed main gatehouse on Strand Boulevard. Residents, members and approved renters get gate transponders, $20 each from August 1, 2025, per the master association's transponder form. The master board's 2025 agendas track a "Back Gate Exit" project; we have not seen a completed change to how the rear gate operates.
The Pinnacle at The Strand does not publish its condominium assessment. Since May 15, 2023 the association's budget and monthly financial reports sit behind Cardinal Management Group's owner portal, so the current Pinnacle assessment is not published anywhere public; a buyer gets it from the estoppel certificate, the adopted budget or the seller's latest invoice.
We will not guess at a number, and neither should a buyer. What is public is what the assessment pays for, what else an owner pays on top of it, and exactly which documents answer the question for a specific home. The association's official business page states: "As of May 15, 2023, Pinnacle financial information is no longer posted on this website," and points owners to the management company's portal, which requires a registered owner login.
Under Section 10.1 of the restated declaration, the Pinnacle assessment funds "the expenses of operation, maintenance, repair, replacement or insurance of the Common Elements and Association Property, the expenses of operating the Association," and "amounts budgeted for the purpose of funding reserve accounts." In practice that means the roofs, the exterior walls, the building insurance, the landscaping (maintained by a national landscape contractor, per the association's resources page), the irrigation system upgraded in June 2024, the clubhouse and pool, the lake-side and street-side grounds, management, and reserves. The same resources page says the association's pest control contract "includes service for your unit usually at no additional cost to you." Each unit pays an equal share, because each owns an equal undivided share of the common elements (Sections 6.1 and 10.2).
Three amounts are not in any public record we could find: the Pinnacle condominium assessment, the master association assessment, and any resale or capital charge either association collects at closing. The route is the same for all three. Florida law requires an association to issue an estoppel certificate listing every assessment and charge owed on a unit, under section 718.116 for the condominium and section 720.30851 for the master association, and the Pinnacle declaration commits the association to provide one within ten days of a request (Section 10.12). A buyer also receives the current budget and the governing documents under the resale disclosure rules of section 718.503. When we list a Pinnacle home we request both estoppels and the adopted budget before launch, so buyers see the real numbers on day one.
Selling a Pinnacle at The Strand home? Get a free valuation of your Pinnacle at The Strand home or call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Pinnacle at The Strand stacks four recurring costs: the Pinnacle condominium assessment, The Strand master association assessment, the $4,162 mandatory club social dues for 2026, and Collier County property taxes, with no community development district. Only the club dues are published; the two association assessments come from the estoppel or budget.
Here is how the layers fit together, and what each one covers.
Covers the buildings, the grounds, the clubhouse and pool, insurance on the building structure and reserves, as described above. Set annually by the Pinnacle board from the adopted budget; not published. Special assessments may be levied by the board for "unbudgeted operating expenses, emergency operating needs, reconstruction, unexpected repair or replacement of a capital improvement" (Section 9.13(A)), and late payments carry interest and a late fee of up to the greater of $25 or 5% (Section 10.6).
Every Pinnacle owner is a member of The Strand Master Property Owners Association, Inc., a Chapter 720 homeowners association managed by Dorrill Management Group, which "manages, maintains, repairs and replaces the common areas, amenities and infrastructure for The Strand," including "the main road throughout The Strand, bridges, lakes, irrigation equipment, preserve areas" (restated declaration, Section 6.5). Its assessments are "separate and distinct" from the Pinnacle assessment. The master budget sits behind an owner login, so the master share is not published; the estoppel from the master association states it. The master association's Comcast page describes a bulk agreement under which residents receive Xfinity television and internet service and "owners pay the association for service."
Mandatory for every Strand homeowner, no initiation fee for homeowners, $4,162 in 2026 dues, with optional upgrades to sport or golf membership (club 2026 Membership Brochure).
Pinnacle homes pay Collier County ad valorem taxes, which a buyer can look up by address with the Collier County Tax Collector; a buyer's bill will differ from the seller's when the seller's homestead cap resets on sale. The Strand has no community development district: it does not appear on the Florida Commerce Official List of Special Districts, and Collier County's community development district layer shows none at any Strand point, so no CDD bond assessment appears on a Pinnacle tax bill.
Charge | Amount | Who sets it | Source |
|---|---|---|---|
Association sale application and approval | Fee "not to exceed the maximum amount allowed by law"; amount not published | Pinnacle association | Restated declaration, Section 14.6 |
Recording the certificate of approval | Recording cost, "at the expense of the purchaser" | Collier County Clerk | Section 14.2(B)(1) |
Estoppel certificates, Pinnacle and master | Fees capped by statute; amounts on request | Each association | Sections 718.116 and 720.30851, Florida Statutes |
Master association or club transfer or capital charge | Not published; will appear on the master estoppel if any | Master association, club | Estoppel certificate |
Club social membership initiation | $0 for Strand homeowners | The Club at The Strand | 2026 Membership Brochure |
Gate transponders | $20 each | Master association | Transponder form, August 1, 2025 |
Documentary stamp tax on the deed | $0.70 per $100 of price, customarily paid by the seller in Collier County | State of Florida |
The honest summary for a buyer is that a Pinnacle budget has one known line ($4,162 in club dues), two lines that come from the estoppels, and one line (taxes) that depends on the price. We put all four on a single sheet for every Pinnacle home we list or show.
The Pinnacle at The Strand is governed by its 2022 Amended and Restated Declaration of Condominium, restated Articles and Bylaws, board resolutions and rules, all under The Strand's recorded master declaration. The Pinnacle's rules are among the most detailed in The Strand, covering leasing, pets, flooring, parking, signs, garages and hurricane shutters.
Amendments to the restated declaration may be proposed by the board or by a petition of owners of one fourth of the units (Section 20.1), and take effect when a certificate of amendment is recorded in the Collier County public records (Section 20.4).
Section 12.1 sets three rules that a buyer should read before writing an offer. No owner, person or entity may hold an interest in more than two units at any time. Each unit may be occupied by one family, as a residence only; a business with employee or customer traffic is barred, and use as a public lodging establishment, fractional ownership or vacation club program is prohibited. And occupancy may not exceed two persons per bedroom, with variances for fair housing requirements. When the buyer is a trust, company or more than two unrelated people, the association approves the ownership on condition that one family is designated as the primary occupants, who may be substituted not more than once every 12 months (Section 14.2(C)).
Owners may not change the look of any part of a building exterior, including doors, without approval (Section 11.3(A)), and window coverings visible from outside must be white or nearly white (Section 11.3(C)). Hurricane shutters follow specifications the board adopts under section 718.113(5) of the Florida Statutes. Approved permanent shutters that enclose the lanai and match the building color may stay closed year round; all other shutters may be closed only after the National Hurricane Center issues a hurricane watch for the area and must come down within ten days after the watch or warning ends (Section 11.10). The association's Resolution 9 packet, on its official business page, contains the resolution and the three forms required for an installation request.
The Pinnacle at The Strand is not a 55+ community. Its restated declaration says, in Section 12.6, "There shall be no restrictions imposed regarding the occupancy of Units by minors," and neither The Pinnacle nor The Strand holds itself out as housing for older persons under the federal Housing for Older Persons Act.
In practice The Pinnacle draws many retirees and seasonal owners, and the association's own home page invites "out-of-towners" looking "for a new or retirement home in Naples" to visit. But a buyer of any age may buy, and families with children may live there year round, subject to the ordinary rules that children be supervised in the common areas and to the two-persons-per-bedroom occupancy limit. For a seller, that means the buyer pool is not restricted by age, which matters for resale.
A Pinnacle at The Strand coach home can be rented, but under the strictest published leasing rules in The Strand: leases of 30 days or one month up to 12 months, no more than three leases in any 12 months, advance written association approval, and no more than 25% of the 112 homes leased at any one time.
The baseline for every Strand home is Article X, Section 10.13 of the master declaration, quoted in the association's Resolution #5 (2008): leases must be in writing, "No lease shall be for less than thirty (30) days in duration," and the owner is liable for a tenant's violations. The Pinnacle adds its own layer on top.
Rule | Master declaration (all Strand homes) | The Pinnacle (restated declaration, Section 12.4 and Section 14) |
|---|---|---|
Minimum lease | 30 days | 30 days or one month |
Maximum lease | not stated | 12 months |
Leases per unit | not limited in the text quoted | no more than 3 in any 12 months |
Share of units leased | not limited | no more than 25% of units at any time |
Approval | not stated in the text quoted | advance written approval; notice at least 30 days before occupancy; decision within 30 days |
Background check | not stated | confidential background report for every applicant over 18, at the applicant's cost |
Short-term rental advertising | not stated | advertising for daily or weekly lease on Airbnb, VRBO, HomeAway and "other similar sites" prohibited |
Other | owner liable for tenant | whole units only; renewals are new leases; lessee must be a natural person; guests may not stay when the lessee is away; no pets in leased units |
The lease application runs through an online platform linked from the association's lease application page, and the association's lease review fee is $100, "Changed by Florida Statute to $100" from the original $50, per Resolution #5. Renewals with the same tenant are new leases that need written approval, but only the background check and actual costs may be charged for them (Section 12.4(C)).
Section 12.4(D) says: "No more than twenty-five percent (25%) of the Units on the Condominium Property may be rented or leased at any given time," and Section 14.2(D) lists a lease that would push the neighborhood over that line as good cause to disapprove it. With 112 homes, that is 28 leased homes at a time. Leases in effect when the declaration was recorded are grandfathered. For an investor, the cap means a Pinnacle home is a seasonal or annual rental only if a slot is open when the lease is submitted; for an owner-occupant, it protects the neighborhood's owner-occupied character.
Section 12.2 treats long guest stays like leases. Anyone staying less than 30 days without the owner present fills out the association's information sheet; anyone staying more than 30 days without the owner present needs the same approval as a tenant. Renters, and guests of owners, may not bring pets onto the property (Section 12.7(H)), and approved renters get gate transponders only for the approved term, per the master association's transponder form. If rental income is part of your plan, Call Marc at (239) 287-5873 and we will walk through the Pinnacle leasing file before you make an offer, or read how we represent buyers in Southwest Florida. If you own and are weighing whether to lease or sell, Call Jesse direct at (239) 898-6072 for a free valuation of your Pinnacle at The Strand home.
The Pinnacle at The Strand allows owners up to two dogs and cats combined, plus caged small birds and aquarium fish, but only with prior board approval, and the restated declaration calls keeping a pet "a privilege not a right." Pets are not allowed in the pool area, in leased units, or with renters or guests.
Section 12.7 of the restated declaration sets the full rule. Dogs and cats must be kept inside the unit and leashed and under control outside it; they may not be left unattended on a screened lanai, entry porch or balcony where noise may bother others; owners must clean up immediately; and pets the board finds vicious, aggressive, a nuisance or unreasonably noisy must be removed within three days of written notice. No exotic pets, livestock, fowl or reptiles are allowed, and no breeding or farming. Owners who keep a pet indemnify the association and the other owners for any loss it causes.
The master association's own rule, restated in its April 2025 hearing notice, allows two domesticated household animals per parcel, leashed outside, and bars exotic animals and commercial breeding. At The Pinnacle the stricter neighborhood rule applies: a buyer with a large dog, more than two pets, or a plan to rent to pet owners should read Section 12.7 before making an offer, and we confirm the approval process with the manager before closing.
The Pinnacle at The Strand's 28 buildings are two-story, and Florida's milestone inspection and structural integrity reserve study mandates apply to condominium buildings of three or more habitable stories. No Pinnacle or other Strand building appears on Collier County's milestone inspection list, which is consistent with the two-story buildings on Pinnacle Lane.
Florida's milestone inspection law, section 553.899, requires inspections of condominium and cooperative buildings "that are three stories or more in height," and Collier County's milestone inspections page applies it to buildings "that have three or more habitable stories." The structural integrity reserve study requirement in section 718.112, as described on the Department of Business and Professional Regulation's condominium FAQ, applies to buildings "three habitable stories or higher" and excludes buildings "less than three stories in height."
Condominium law still shapes every Pinnacle sale even without a milestone or SIRS mandate. The association must insure the buildings under section 718.111; fines and suspensions follow section 718.303; a resale buyer receives the governing documents and a statutory review period under section 718.503; and the estoppel certificate under section 718.116 is the buyer's protection against unpaid assessments, because a new owner is jointly liable with the previous owner for assessments that came due before the transfer (restated declaration, Section 10.4). Buyers should also ask whether any special assessment is pending or planned, because the board may levy one without an owner vote for necessary repairs (Section 9.13).
The Pinnacle at The Strand sits in FEMA flood Zone X, outside the Special Flood Hazard Area, on the effective map and on FEMA's preliminary new map, with homesites about 14 feet above sea level. It is in Collier County evacuation Zone D, and FEMA's worst-case surge maps show no surge on Pinnacle Lane in a Category 1 or 2 hurricane.
Data updated: September 2026 (FEMA National Flood Hazard Layer and preliminary layer, USGS elevation service and Collier County evacuation layer, all queried September 26, 2026)
We ran a point at 6085 Pinnacle Lane, placed with the U.S. Census geocoder, through FEMA's live National Flood Hazard Layer. It returns Zone X, Area of Minimal Flood Hazard, on Flood Insurance Rate Map panel 12021C0211H, effective May 16, 2012. The nearest mapped base flood elevation, on the lake and golf low areas, is about 11.5 feet, and the USGS Elevation Point Query Service puts the ground at the point at about 14.1 feet (NAVD88). FEMA's preliminary National Flood Hazard Layer keeps the same point in unshaded Zone X on preliminary panel 12021C0211J; that map's 90-day appeal period began August 19, 2026, and it is not yet effective.
What that means in practice: a lender does not require flood insurance on a Pinnacle building in Zone X, but the lake behind the south row and the golf low areas are mapped flood zones, and elevation, not zone, is what protects the buildings. Unincorporated Collier County is a Community Rating System Class 5 community, which gives National Flood Insurance Program policyholders a 25% discount, per Collier County's floodplain management page and FEMA's Community Rating System page.
Collier County's hurricane evacuation zone layer places Pinnacle Lane in Evacuation Zone D, the zone called last in most storms. The National Hurricane Center's Storm Surge Risk Maps, which show worst-case composites rather than a forecast for any one storm, show no surge reaching The Strand in a Category 1 or 2 hurricane; surge reaches the area only in major-hurricane scenarios. Hurricane Ian's severe impacts in 2022 were confined to the immediate coastline in North Naples, per the National Hurricane Center's Tropical Cyclone Report on Ian, and we found no public record of Ian damage specific to The Pinnacle. The association's resources page offers owners a Resident's Hurricane Guide, and Section 11.11 of the declaration lets the association require owners to prepare a unit for any vacancy longer than 30 days.
The Pinnacle association insures the buildings. Section 15.2 of the restated declaration requires "All Risk" property coverage, "including windstorm," for everything outside the units and for the property inside a unit "as such property was initially installed," plus liability, fidelity and directors and officers coverage. Section 15.2 also lists what the master policy does not cover: floor, wall and ceiling coverings, electrical fixtures, appliances, water heaters, water filters, built-in cabinets and countertops, and window treatments inside a unit. Those, the owner's contents and personal liability are the owner's to insure, under Section 15.1, which is what a condominium unit owner's (HO-6) policy is for. Flood insurance on the buildings is an association option "if the same shall be necessary" for federally related mortgage lending (Section 15.2(c)).
Three practical points for a Pinnacle buyer. First, because owners maintain their own windows and exterior doors (Section 11.2), a wind mitigation inspection on the openings matters to an HO-6 quote. Second, Florida law requires HO-6 policies to offer loss assessment coverage under section 627.714, which protects an owner if the association passes a deductible or uninsured loss through as a special assessment. Third, the Pinnacle I buildings (2000 to 2001) predate the statewide Florida Building Code of March 1, 2002, and the Pinnacle II buildings (2002 to 2003) straddle it, so roof age and opening protection drive premiums.
Selling a Pinnacle at The Strand home? Get a free valuation of your Pinnacle at The Strand home or call Jesse direct at (239) 898-6072. Buying and comparing insurance quotes? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Pinnacle at The Strand is zoned for Veterans Memorial Elementary School, North Naples Middle School and Aubrey Rogers High School for the 2026-2027 school year, per Collier County Public Schools' address database. All three schools earned an A from the state in 2024, 2025 and 2026.
We queried the Collier County Public Schools zone database for 6085 Pinnacle Lane, school year 2027 and for the Pinnacle Lane street as a whole; every record returned the same three schools and showed no pending rezoning.
Level | School | Address | 2024 to 2026 state grade |
|---|---|---|---|
Elementary | Veterans Memorial Elementary School | 15960 Veterans Memorial Blvd, Naples, FL 34110 | A, A, A |
Middle | North Naples Middle School | North Naples | A, A, A |
High | Aubrey Rogers High School (opened August 10, 2023) | North Naples | A, A, A |
Grades from the Collier County Public Schools 2026 Accountability Brief and its school and district grades page. Older descriptions of The Strand that name Laurel Oak Elementary and Gulf Coast High are out of date for 2026-2027. Zones can change; confirm a specific address with the district's zone lookup before you rely on it.
The Pinnacle at The Strand's recorded and published work history shows a 2024 irrigation system upgrade, board-controlled tile-roof access, a structural modification resolution and a hurricane shutter standard, and no Pinnacle building on the county's milestone inspection list. We did not pull individual permit histories for all 28 buildings; that is a per-address search.
For a specific home, the Collier County Growth Management Community Development permit portal holds the permit history by address, and Collier County publishes monthly building permit reports. We pull the address history for every Pinnacle home we list, so a buyer sees the roof, window and air conditioning record before the inspection, not after.
The Pinnacle at The Strand sits about 400 feet from Interstate 75, where FDOT is starting a widening that adds express and auxiliary lanes from fall 2026, and near the Immokalee Road interchange, which FDOT plans to rebuild as a diverging diamond. The Strand itself is built out, and no rezoning of the community is pending.
For a Pinnacle buyer, the interstate is both the convenience and the question: the interchange is minutes away, and the east-end buildings are the ones closest to the widening. We point that out on every east-end showing.
Daily logistics at The Pinnacle at The Strand run through the master association's gate and cable agreement and the Pinnacle association's own contractors: transponder entry, association landscaping and pest control, Comcast bulk service, Collier County trash and utilities, and a short drive to I-75, NCH North Naples Hospital, Mercato and Vanderbilt Beach.
Item | How it works at The Pinnacle | Source |
|---|---|---|
Gate | Staffed gatehouse on Strand Boulevard; members-only rear gate near Pinnacle Lane; transponders $20 each | Master association transponder form; Pinnacle association home page |
Guests and service providers | Gate entry instructions on the association's front gate page | Pinnacle association resources page |
Management | Cardinal Management Group, (239) 774-0723; owner portal for budgets and financials | Master association Pinnacle page |
Landscaping | Association contractor, weekly for most of the year; owners may not plant on the common elements | Resources page; declaration Section 12.13 |
Pest control | Association contract that usually includes the unit at no added cost | Resources page |
Cable and internet | Master association Comcast bulk agreement | Master association Comcast page |
Trash and recycling | Collier County service; the association posts pickup days and bin rules | Resources page |
Water and sewer | Collier County public utilities | Collier County |
Parking | Two permanent vehicles per home, garage plus driveway; extra cars in unassigned spaces | Declaration Section 12.8 |
Board meetings | Regular board meetings with a Zoom link; the next posted for October 19, 2026 | Association official business page |
Drive times from the Strand Boulevard entrance at Immokalee Road (OSRM free-flow routing, September 23, 2026): I-75 0.4 miles, about 1 minute; NCH North Naples Hospital about 6 minutes; Mercato 4.8 miles; Vanderbilt Beach 6.2 miles, about 12 minutes; Fifth Avenue South about 20 minutes; Southwest Florida International Airport about 25 minutes. The Pinnacle is at the north end of the community, so add up to about 2 miles of interior driving to any of those figures. Collier County has no state-verified trauma center; the nearest Level II center is in Fort Myers, per the Florida Department of Health's list of verified trauma centers.
The Pinnacle at The Strand sits in the middle of The Strand's condominium price ladder: its five-year MLS median of $570,000 is above Wedge Wood, Feather Sound and Cypress Cove, just below Clubside, and well below the Bateman coach homes at Grande Reserve, Turnberry Woods and Trophy Club, with the fastest median time on market of the four-unit neighborhoods after Cypress Cove.
Yardstick: Southwest Florida MLS Matrix, Development THE STRAND, closings September 27, 2021 to September 26, 2026 (60 months), pulled September 26, 2026; neighborhoods assigned by street; medians of per-sale ratios for price per square foot of living area and sold to list.
Neighborhood | Homes | Product | 60-month closings | Median sold price | Median $ per sq ft | Median sold to list | Median days on market | Last 12 months |
|---|---|---|---|---|---|---|---|---|
Wedge Wood | 153 | Two-story condominium, 8 per building | 60 | $445,000 | $299.87 | 97.80% | 22 | 11 |
Feather Sound | 64 | Condominium, 8 per building | 16 | $476,500 | $324.93 | 96.88% | 26.5 | 4 |
Cypress Cove | 92 | Two-story carriage homes, 4 per building | 33 | $555,000 | $329.06 | 99.26% | 11 | 5 |
The Pinnacle | 112 | Two-story coach homes, 4 per building | 33 | $570,000 | $320.93 | 98.51% | 13 | 2 |
Clubside | 125 | Two-story condominium, 4 per building | 33 | $585,000 | $342.93 | 98.55% | 17.5 | 10 |
Grande Reserve | 84 | Two-story coach homes, 4 per building | 27 | $664,000 | $318.33 | 98.70% | 12 | 9 |
Mango Cay | 32 | Detached villas held as condominiums | 7 | $665,000 | $360.71 | 96.90% | 7 | 1 |
Turnberry Woods | 32 | Two-story coach homes, 4 per building | 9 | $670,000 | $290.28 | 97.20% | 69 | 3 |
Trophy Club | 88 | Two-story coach homes, 4 per building | 19 | $699,000 | $286.67 | 96.26% | 30 | 5 |
Homes from the master association's 2026 ballot; product from the recorded declarations and association pages; medians are our arithmetic from the MLS rows. Several rows rest on fewer than ten sales (Mango Cay, Turnberry Woods), and those medians carry less weight.
Three readings. First, The Pinnacle and Clubside are the closest pair in The Strand: the same builder, the same two-story four-unit format, nearly the same floor plans, 33 closings each in five years, and medians $15,000 apart. Second, The Pinnacle's 12-month count (2) is far below its five-year pace (about 6.6 a year), while Clubside and Wedge Wood kept selling; that is a supply story as much as a price story, and it is why a Pinnacle listing in 2027 faces little competition on its own street. Third, the Bateman coach homes (Grande Reserve, Turnberry Woods, Trophy Club) command $94,000 to $129,000 more at the median for larger plans of 1,884 to 2,686 square feet, but at lower prices per foot than The Pinnacle.
We are building a page for each Strand neighborhood. Three that Pinnacle buyers most often compare are Wedge Wood at The Strand, the community's entry-priced eight-unit condominium on Sand Wedge Lane; Trophy Club at The Strand, the larger Bateman coach homes on Trophy Drive with their 2024 restated declaration; and Mango Cay at The Strand, the gated street of detached pool villas held as condominiums. The full list of neighborhoods, with their associations and recorded documents, is on our guide to The Strand.
Selling a Pinnacle at The Strand home? Get a free valuation of your Pinnacle at The Strand home or call Jesse direct at (239) 898-6072. Buying and comparing neighborhoods? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
The Pinnacle at The Strand and Clubside at The Strand are the two most similar neighborhoods in The Strand: both are Jack Parker two-story, four-unit condominiums with plans near 1,633 and 2,150 square feet. Choose The Pinnacle for the quiet north end, lake and fairway views and tight rental rules; choose Clubside for a slightly higher sales pace nearer the club.
Clubside at The Strand, on Three Iron Drive, is "125 individual units in 31 two-story multifamily dwellings plus a club-house with a caretaker apartment, a swimming pool and three adjoining lakes," built "by The Jack Parker Southeast Construction, Inc. during 1999/2000" and managed by Vesta Property Services, per the master association's Clubside page. It was recorded as three condominiums "at Pelican Strand" in 1999 and 2000 (Collier County Clerk, Clubside I declaration).
Decision factor | The Pinnacle at The Strand | Clubside at The Strand |
|---|---|---|
Homes and buildings | 112 in 28 two-story buildings of four | 124 in 31 two-story buildings of four, plus a caretaker apartment (125 votes) |
Builder and years | Parker-Strand IV (Jack Parker), 2000 to 2003 | Jack Parker Southeast Construction, 1999 to 2000 |
Floor plans (county heated area) | 1,633 and 2,150 sq ft | 1,633 to 2,136 sq ft |
Location in The Strand | North end, near the members-only rear gate and about 400 feet from I-75 at the east end | Mid-community on Three Iron Drive |
Neighborhood amenities | Clubhouse and pool in the boulevard median; lake with four lighted fountains | Clubhouse with caretaker apartment, pool, three lakes |
Manager | Cardinal Management Group | Vesta Property Services |
Leasing | 30 days to 12 months, 3 per 12 months, 25% neighborhood cap, no pets in leased units | Master 30-day minimum; neighborhood lease terms not published in the documents we read |
60-month MLS closings and median | 33, $570,000 | 33, $585,000 |
60-month median $ per sq ft | $320.93 | $342.93 |
60-month median days on market | 13 | 17.5 |
Last 12 months | 2 closings, $565,000 and $654,000 | 10 closings, median $570,000 (pair $560,000 and $580,000), median 91.5 days |
Active on September 26, 2026 | none | 2, asking $675,000 and $695,000, on market 271 and 202 days |
Sources: master association neighborhood pages; recorded declarations; Pinnacle restated declaration; Southwest Florida MLS Matrix, pulled September 26, 2026.
The Pinnacle at The Strand's strengths are its setting, its two proven floor plans, its owner-occupied character and its five-year price record; its weaknesses are an unpublished assessment, rules that limit investors and pet owners, interstate proximity at the east end, and a 2026 slowdown that makes pricing precision essential.
The Pinnacle suits a seasonal or retired owner, or a year-round owner, who wants a two-story coach home with its own garage in a gated golf community, likes a quiet street with a neighborhood pool, will join the club at the social level or above, and does not plan to run the home as a short-term rental. It is a weaker fit for an investor who needs flexible leasing, a buyer with three or more pets, or a buyer who wants the most homes to choose from at once.
Selling a Pinnacle at The Strand home? Get a free valuation of your Pinnacle at The Strand home or call Jesse direct at (239) 898-6072. Deciding whether The Pinnacle fits? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.
If you're searching for a Pinnacle at The Strand listing agent, or thinking, 'I need someone to sell my Pinnacle at The Strand home...' you are selling one of two floor plans on one street, with no competing Pinnacle listing on the market and a 36-month MLS record of 15 closings at a $654,000 median.
McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Pinnacle listing from that record, plan by plan, and against Clubside and the rest of The Strand 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 Pinnacle listing, along with the association paperwork that a condominium buyer's lender and insurer ask for in week two.
Honors and recognition:
Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026, pulled September 26, 2026. In the last 12 months The Pinnacle at The Strand has seen 2 resales on the MLS; the pull did not record listing offices, so we do not state how many we represented.
Because two is under ten, the window widens to the first that holds ten or more: in the 36 months to September 26, 2026 the MLS recorded 15 Pinnacle closings, $9,650,000 in volume, a median of $654,000 (n=15, odd), a median of 20 days on market and a median sold-to-list ratio of 98.56%. The county's qualified deeds for the same window, 16 resales at a median of $653,250, confirm the level.
Start with a free valuation of your Pinnacle at The Strand home. It takes about a minute, and Jesse follows up with the Pinnacle sales that fit your home: same plan, same side of the street, upstairs or downstairs, adjusted for condition, updates, the view and any lease in place. An automated estimate cannot tell a 1,633 square foot street-side home from a 2,150 square foot lake-side home on the same boulevard, or know that a 2025 price was the top of the last cycle. We price to the record, and our full seller process is on selling your home in The Strand.
(239) 898-6072, text or call. Confidential conversations welcome.
For a home priced to the 2026 record, yes. No Pinnacle home was for sale on September 26, 2026, so the next listing faces no competition on its own street, and listing in the fall reaches the January to April buyers who accounted for 20 of the 33 Pinnacle closings of the last five years (Southwest Florida MLS Matrix).
Against its own plan. Over five years the 1,633 square foot plan closed at a median of $562,000 and the 2,150 plan at $655,000; the most recent sales were $565,000 in February 2026 and $654,000 in June 2026 (Southwest Florida MLS Matrix). View, condition and updates move a Pinnacle price as much as the plan.
Yes. The restated declaration requires advance written approval of every sale, and the association has 30 days after it receives the complete application to decide (Sections 14.1 and 14.2).
Not without the association's advance written approval; Section 12.10 bars sale and open house signs anywhere on the condominium property, including windows, vehicles and lanais. Lock boxes at the unit entry are allowed.
Almost certainly. The Pinnacle's buildings are two-story, the laws apply to condominium buildings of three or more habitable stories, and no Strand building appears on Collier County's milestone list. We put that answer, and the association's reserve information, in the file before launch.
Everything, because the Pinnacle and master assessments are not published. We request both estoppel certificates and the adopted budget before launch, so buyers see the real numbers, plus the $4,162 club social dues, on day one.
The Pinnacle at The Strand's 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 Pinnacle declarations, the 2022 restated declaration, the county's unit roll and every Pinnacle sale of the last five years before writing this guide.
McGreevy and Comisar are the Domain Realty team behind this Pinnacle 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 The Pinnacle sits in. The team has been ranked among the 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.
McGreevy and Comisar is a top-reviewed Pinnacle 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 had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes.” Sandra Decker, verified Google review
★★★★★ “Jesse and his team at Domain have taken care of me, my family and my friends for many years. They have listed and sold our properties, facilitated the purchase of our properties and arranged for rentals.” Raoul Grossi, verified Google review
★★★★★ “Marc is extremely knowledgeable, professional and a true pleasure to work with. He kept us informed throughout the process and went over and beyond our expectations to ensure an extremely smooth process.” Lori Crosby, verified Google review
★★★★★ “Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail.” constanza hernandez, verified Google review
Selling a Pinnacle at The Strand home? Get a free valuation of your Pinnacle at The Strand home, or call Jesse direct at (239) 898-6072.
Buying at The Pinnacle at The Strand? Call Marc at (239) 287-5873, see buying a home in The Strand, or read how we represent buyers in Southwest Florida.
Jesse McGreevy (Sales Associate) and Marc Comisar (Broker Associate) are licensed Florida REALTORS® with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
These Pinnacle at The Strand buyer questions are answered from the recorded Pinnacle declarations, the association's 2022 restated declaration and resolutions, the master association's and club's published documents, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 26, 2026. Each answer names its source; where the record stops, we say so.
A Chapter 718 condominium of 112 two-story coach homes in 28 buildings of four on Pinnacle Lane, at the north end of The Strand in North Naples, FL 34110. It was declared as The Pinnacle I (2001) and The Pinnacle II (2002) and is run by one merged association, The Pinnacle at The Strand Condominium Neighborhood Association, Inc.
On Pinnacle Lane, a divided boulevard at the north end of the community, near the members-only rear gate. House numbers run from 5970 to 7005; 5970 to 6035 is Pinnacle I and 6040 to 7005 is Pinnacle II (Collier County address layer).
Parker-Strand IV, Inc., a Jack Parker company, declared both condominiums; the county roll dates Pinnacle I to 2000 and 2001 and Pinnacle II to 2002 and 2003, and the developer's recorded sales ran from February 2001 to December 2003.
112 homes in 28 buildings of four, per the association and the master association's 2026 ballot (112 votes).
Two: 1,633 square feet (two bedrooms plus a den, or three bedrooms, two baths) and 2,150 square feet (three bedrooms plus a den, two baths), per the county roll and MLS living areas.
Yes. Every home has its own garage; the owner maintains the door and interior, the association the exterior, and the garage must hold one car or golf cart at all times (restated declaration, Sections 8.1(D) and 12.14).
$565,000 (1,633 sq ft, February 2026) and $654,000 (2,150 sq ft, June 2026). Over 36 months, 15 closings at a median of $654,000; over five years, 33 at a median of $570,000 (Southwest Florida MLS Matrix).
None were active or pending on the Southwest Florida MLS on September 26, 2026. Call Marc at (239) 287-5873 to hear about the next one first.
The Pinnacle assessment is not published; the budget has been behind the manager's owner portal since May 15, 2023. The estoppel certificate, the adopted budget or the seller's invoice gives the current figure, plus the master association share and the $4,162 club social dues for 2026.
Roofs, exterior walls, building insurance, landscaping, irrigation, the clubhouse and pool, management and reserves, and usually unit pest control, per the restated declaration and the association's resources page.
Yes, at the social level: $4,162 in 2026 dues, with no initiation fee for Strand homeowners, per the club's 2026 Membership Brochure. Golf and sport memberships are optional upgrades.
No. The Strand is not on the Florida Commerce Official List of Special Districts, and Collier County's CDD layer shows none at any Strand point.
No. Section 12.6 of the restated declaration imposes no restriction on occupancy by minors.
Yes, for 30 days or one month up to 12 months, no more than three times in 12 months, with advance written approval, while no more than 25% of the homes are leased (restated declaration, Section 12.4).
No. Section 12.4(A) prohibits advertising a unit for daily or weekly lease on Airbnb, VRBO, HomeAway "or other similar sites," and the master declaration sets a 30-day minimum for every Strand home.
Yes, with prior board approval, up to two dogs and cats combined, leashed outside the unit and never in the pool area (Section 12.7).
No. "There shall be no pets allowed in leased Units," and renters and guests may not bring pets onto the property (Section 12.7(H)).
No more than two at any time (Section 12.1(A)).
Only with the association's written approval and approved sound insulation meeting a minimum IIC rating of 70 under hard flooring other than the original (Section 12.5).
Boats, trailers, RVs and commercial vehicles only inside an enclosed garage; pickup trucks up to one-half ton must be garaged overnight; no full-size vans (Section 12.8).
Zone X, Area of Minimal Flood Hazard, on FIRM panel 12021C0211H (May 16, 2012), and unshaded Zone X on the preliminary new map, with ground at about 14.1 feet (FEMA and USGS, September 26, 2026).
Zone D, per Collier County's evacuation zone layer.
The association carries all-risk building insurance including windstorm; the owner insures contents, liability and the interior items the declaration excludes, such as floor coverings, appliances, cabinets and countertops, under an HO-6 policy (Sections 15.1 and 15.2).
The buildings are two-story, the laws apply at three or more habitable stories, and no Strand building is on Collier County's milestone list. Ask the association for its current reserve schedule.
Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, all graded A in 2024 to 2026 (Collier County Public Schools).
Vanderbilt Beach is about 6.2 miles and 12 minutes from the Strand Boulevard entrance (OSRM routing), plus up to about 2 miles of interior driving from the north end.
The east-end buildings are about 400 feet from the interstate by our measurement on the USDA NAIP aerial, and the I-75 and Immokalee Road interchange is about a minute from the Strand Boulevard entrance.
Cardinal Management Group, (239) 774-0723, per the master association's Pinnacle page.
Same builder family and format, nearly the same plans; The Pinnacle's five-year median is $570,000 against Clubside's $585,000, with tighter leasing rules and a quieter north-end setting (Southwest Florida MLS Matrix).
McGreevy and Comisar of Domain Realty Group: Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, with a Pinnacle market read built from all 33 closings of the last five years.
These Pinnacle at The Strand seller questions are answered from the Pinnacle restated declaration, Florida statutes, the county's recorded sales and the Southwest Florida MLS Matrix, pulled September 26, 2026. For a valuation of your own home, request a free valuation of your Pinnacle at The Strand home or call Jesse direct at (239) 898-6072.
It depends first on the plan. Over the last 36 months the MLS median across both plans was $654,000 (15 closings); the most recent sales were $565,000 for a 1,633 square foot home and $654,000 for a 2,150 square foot home (Southwest Florida MLS Matrix). Your side of the street, floor, condition and updates set the rest.
Over five years the median was 13 days on market, but both 2026 sales took more than 100 days (140 and 106). Pricing to the 2026 record, not the 2025 peak, is what shortens the wait.
List in the fall to reach the winter buyers: 20 of the 33 Pinnacle closings of the last five years closed from January through April (Southwest Florida MLS Matrix).
Mixed. Supply favors sellers, with no Pinnacle home for sale on September 26, 2026, but 2026 buyers negotiated harder, paying 92.62% and 96.18% of list against a five-year median of 98.51%.
No. The Strand's 12-month median of $610,000 mixes $445,000 condominiums with $1.75 million single-family homes. Price off Pinnacle sales of your own plan, then check Clubside, the closest comparable neighborhood.
About $93,000 at the five-year medians ($655,000 against $562,000), and $89,000 between the two 2026 sales ($654,000 against $565,000), per the Southwest Florida MLS Matrix. The smaller plan sells for more per square foot.
Buyers pay for it, and the master association notes that south-side homes "overlook our large lake containing four lighted fountains." The MLS rows we hold do not separate views, so we price the view from the individual comparable sales rather than a formula.
Yes. The association must approve every sale in advance and decide within 30 days of receiving the complete application (Sections 14.1 and 14.2).
Only for good cause as listed in Section 14.2(D), such as specified felony convictions, a history of serious financial irresponsibility, delinquency to the association, false information, or a purchase that would give the buyer more than two units.
The purchaser: the certificate of approval "shall be recorded in the public records of Collier County, Florida, at the expense of the purchaser" (Section 14.2(B)(1)).
The estoppel fee is paid when the certificate is requested, and Florida law caps it; who bears it is set by the sale contract. You will need one from the Pinnacle association and one from the master association.
The Pinnacle declaration says within ten days after a request by an owner or mortgagee (Section 10.12), and Florida law sets the statutory deadline in section 718.116.
The declaration, articles, bylaws, rules, the current budget and financial information, and the question-and-answer sheet under section 718.503; the buyer's review period runs from receipt. We assemble the package before we list.
Not without the association's advance written approval, anywhere on the condominium property, including windows, vehicles and lanais (Section 12.10).
Open house signs need written approval, and every visitor needs gate access. We schedule showings through the gate with names in advance and market the home online, where Pinnacle buyers find it.
Through the staffed main gatehouse on Strand Boulevard, off Immokalee Road; the rear gate near Pinnacle Lane is for members only.
Yes, subject to the lease and the association's rules. An approved lease runs no longer than 12 months, and a buyer who wants to occupy must wait for it to end; investors will read the three-leases-a-year limit and the 25% cap before offering.
They narrow the investor pool and protect the owner-occupant pool. Most Pinnacle buyers are seasonal or full-time owners, which is the market we price and market to.
Look first at what the owner maintains: windows, sliding doors, the air conditioner, the water heater and the garage door (Section 11.2). A pre-listing inspection of those items, and a wind mitigation report, answer the questions a buyer's inspector and insurer will ask.
Yes, with the association's approval and to its hurricane standards (Section 11.10 and Resolution 9). Impact openings can help a buyer's HO-6 quote.
Yes. The honest answer is that the buildings are two-story, the mandates start at three habitable stories, and no Strand building appears on Collier County's milestone list.
Any pending or adopted special assessment appears on the estoppel, and the board may levy one for necessary repairs without an owner vote (Section 9.13). Ask the manager before you list, and we will put the answer in the file.
Brokerage commission, Florida documentary stamp tax on the deed ($0.70 per $100 of price, customarily paid by the seller in Collier County), title and closing charges, prorated assessments and taxes, and estoppel fees as the contract assigns them.
Yes. Commission is always negotiable and is agreed in the listing agreement; we explain what our marketing, the paperwork file and the buyer network deliver for it.
Association assessments are prorated to the closing date from the estoppel figures; Collier County property taxes are prorated for the calendar year, with the seller credited or charged for the days owned.
The social membership follows the home: every Strand homeowner holds one, with no initiation fee for homeowners (club 2026 Membership Brochure). Golf or sport upgrades follow the club's own transfer rules, which we confirm with the club before closing.
Yes. The documents, approval application, estoppels and closing can all be handled electronically or by mail; we manage the showings, the gate and the association on your behalf.
Clubside sells the same format with plans of 1,633 to 2,136 square feet; in September 2026 two Clubside listings had waited more than 200 days at $675,000 and $695,000. We price your Pinnacle home against Clubside's closed sales, not its asking prices.
Up sharply, then easing: county qualified resale medians of $312,000 in 2020, $537,000 in 2022, $653,750 in 2024 and $610,500 in 2025 (Collier County sales file).
Both listed at prices close to the 2025 peak and sold in a slower 2026 market, at 92.62% and 96.18% of list after 140 and 106 days. Prices corrected at the negotiating table rather than in the list price.
We review the price against new closings and Clubside activity every two weeks, refresh the photography and marketing, and adjust before the listing goes stale; a Pinnacle listing that waits costs its owner assessments and club dues every month.
McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and the #1 team in Southwest Florida since 2012, and we tracked every Pinnacle closing of the last five years before writing this guide. Call Jesse direct at (239) 898-6072.
Every Pinnacle at The Strand fact on this page comes from a recorded instrument, a state, county or federal record, an association's or the club's own published documents, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them and numbered continuously.
The official Pinnacle at The Strand documents below are published by the Collier County Clerk, the master association, the club, Collier County or FDOT. They are the documents we read for this page, and the ones a buyer or seller should read before signing; the association's own restated declaration, rules and resolutions are listed on its official business page.
Document | Issued by | Date | What it covers | Link |
|---|---|---|---|---|
The Pinnacle I at The Strand, a Condominium | Recorded with the Collier County Clerk | January 11, 2001 | The first 56 units, phases, common elements and plot plans | |
Pinnacle neighborhood declaration of restrictions | Recorded with the Collier County Clerk | January 11, 2001 | The neighborhood declaration later amended and restated in 2022 | |
The Pinnacle II at The Strand, a Condominium | Recorded with the Collier County Clerk | February 4, 2002 | The second 56 units and their phases | |
2026 annual meeting notice and ballot | The Strand Master Property Owners Association | 2026 | Neighborhood vote counts, including 112 for The Pinnacle | |
Gate transponder form | The Strand Master Property Owners Association | August 1, 2025 | Transponder price, eligibility for owners and approved renters | |
2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory social membership, dues and upgrade options | |
Milestone buildings list | Collier County | As of January 2026 | Condominium buildings subject to milestone inspection (no Strand building listed) | |
PUD master list | Collier County | June 11, 2026 | Pelican Strand PUD status, built out |
Market data from Southwest Florida MLS, pulled September 2026.
McGreevy and Comisar, Best Realtor for The Pinnacle 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.
