The Strand - Single Family Homes

McGreevy and Comisar are the team Strand single-family sellers call first, and the team single-family buyers call when they want the record rather than a brochure: which 121 lots actually belong to the association, what the association charges and what it approves, what every single-family sale of the last five years recorded, and why the same six streets produced ten sales in 2023 and two in 2024. Single Family Homes at The Strand is the neighborhood of detached single-family homes governed by The Strand Homeowners' Association inside the master-planned community of The Strand in Naples, Florida. It is 121 custom pool homes on six dead-end streets, Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive and Barclay Lane, plus three lots addressed on Strand Boulevard, built mostly from 1998 to 2005 by many different builders, in ZIP 34110 north of Immokalee Road. It is the top price tier of The Strand. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

One naming note first. The association calls itself the Strand Single Family Homeowners Association on its website, its legal name is The Strand Homeowners' Association, Inc. (originally Pelican Strand Homeowners' Association), and The Strand's 2026 ballot lists it simply as "Single Family Homes." Listing agents type "The Strand" in the MLS subdivision field, so these homes rarely appear under a neighborhood name at all. This page uses "Single Family Homes at The Strand" for the 121 homes and "the association" for the homeowners' association.

This guide is built from the association's own published pages and notices, Florida Division of Corporations filings, the master association's 2026 ballot, the Collier County Property Appraiser 2026 preliminary tax roll for all 121 homes with every recorded deed in the county sales file back to 1997, Collier County's public GIS parcel layer, FEMA's flood maps run for every one of the 121 addresses, Collier County Public Schools' zone database and every single-family closing in the Southwest Florida MLS Matrix, pulled September 26, 2026. If you own one of these homes and are thinking about selling, start with the market snapshot and the seller section, then call Jesse. If you are buying, the lot, fee, roof, rule and flood detail below will tell you which of the six streets 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 here · Market snapshot · History · Which lots · The homes · Amenities · Fees · Layered costs · Covenants and rules · 55+ · Rentals · Pets · Architectural review and roofs · Flood and insurance · Schools · Nearby projects · Daily logistics · Comparison · Single Family Homes vs The Links · Pros and cons · Selling · Experts · Buyer FAQ · Seller FAQ · Sources · Documents

Why McGreevy and Comisar Are the Best Realtor for Single Family Homes at The Strand

McGreevy and Comisar are the best realtor for Single Family Homes 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 single-family market read built from every recorded county deed and every MLS closing.

If you're searching for the best realtor for a single-family home in The Strand, Naples, whether you're ready to sell your 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 here for a reason specific to these six streets. Single Family Homes at The Strand is the top of The Strand's market, and it is the least uniform neighborhood in it: 121 homes built lot by lot by many different builders from 1998 on, on lots of a quarter acre to nearly half an acre, from a three-bedroom home of about 2,500 square feet to a six-bedroom home of nearly 4,900. In the last five years the MLS recorded a $2,895,000 sale at full asking price in six days and an $898,900 sale on another street two years later. Pricing one of these homes is a comparable-by-comparable job, street by street and plan by plan, and it is work an automated estimate cannot do with 24 sales in five years spread across six streets.

Recent Single Family Homes track record (last 12 months): In the last 12 months the association's streets have seen 4 resales in the Southwest Florida MLS Matrix (pulled September 26, 2026, closings September 27, 2025 to September 26, 2026), totaling $6,198,900 and running from $898,900 to $2,000,000. Four is an even count, so the median of $1,650,000 is the mean of the two middle sales, $1,550,000 and $1,750,000; no home actually sold at $1,650,000. Four sales is under our ten-sale rule, so we widened the window: the last 36 months hold 14 closings, the first window with ten or more, at a median of $1,775,000 (n=14, even, the mean of $1,750,000 and $1,800,000). The Matrix pull behind this page recorded prices, living areas and days on market, not the listing office on each sale, so we do not state a represented-sale count for these streets; ask us and we will walk you through all 24 five-year closings and the county deed history one by one.

For Strand single-family 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. Here the drone matters more than usual: these homes sit on lakes, preserve and golf holes, and the aerial is how an out-of-state buyer understands which lot backs to water and which backs to a fairway. The association's sign rules allow real estate signs only within its size limits, so we reach the buyers before they reach the gate.

For Strand single-family buyers: the first question is the lot, because the six streets differ in lot size, water, preserve and golf exposure and in flood mapping. The second is the roof, because the association's covenants require board approval for every roof project and its board has said it will generally require a full replacement rather than a tile patch on a roof more than 20 years old. The third is the application: the association screens buyers and tenants through a Tenant Evaluation application before closing. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific home; we answer them below.

Honors and recognition:

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

We tracked every one of the 24 single-family closings in five years of MLS history and every recorded deed on the 121 lots in the county sales file since 1997, and in the last 12 months we tracked all 61 MLS closings across The Strand, so a 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 Strand single-family home? Get a free Strand home valuation or call Jesse direct at (239) 898-6072.

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

Living in Single Family Homes at The Strand as a Homebuyer

Living in Single Family Homes at The Strand means owning a detached custom pool home on your own lot on one of six quiet dead-end streets, with the lawn mowed and the irrigation run by the association's landscaper, automatic Social membership in The Club at The Strand, and neighbors who are mostly full-time Florida residents.

The 121 homes are the largest detached neighborhood in The Strand and the priciest: the five-year MLS median is about $600,000 above The Links, the next tier down. They are not one enclave but three pods. On the aerial at the top of this page, the southern pod holds Whisperwood Court, Rolling Oaks Court, Marble Court and Rolling Pines Drive on the west side of Strand Boulevard; the northern two pods are Amberwood Drive, a loop wrapped around its own lake, and Barclay Lane with the three Strand Boulevard lots beside its entrance. What follows is what daily life there looks like, drawn from the association's notices, the master association's pages and the county's records.

What Is Single Family Homes at The Strand?

Single Family Homes at The Strand is the membership of The Strand Homeowners' Association, Inc., a Florida not-for-profit corporation filed March 10, 1997 as Pelican Strand Homeowners' Association, Inc. and renamed April 30, 1999, Florida Division of Corporations document N97000001447, active. It is a homeowners' association under Chapter 720 of the Florida Statutes: you own the lot and the house, and the association owns and maintains the streets, the cul-de-sac gardens and the common tracts. Above it sits The Strand Master Property Owners Association, Inc. (N97000001156), and the single-family association votes as one block of 121 on the master association's 2026 annual meeting ballot, the third-largest block after Wedge Wood and Clubside.

121 Homes on Six Dead-End Streets

The association's May 2023 repaving notice names its streets exactly: "the 6 (six) roadways that exist in the Single-Family HOA residential area, namely: Whisperwood Court; Rolling Oaks Court; Rolling Pines Drive; Marble Court; Amberwood Drive; and Barclay Lane." Every one of them dead-ends, so the only traffic is residents, guests and service trucks. The county roll counts 26 homes on Whisperwood Court, 13 on Rolling Oaks Court, 11 on Rolling Pines Drive, 15 on Marble Court, 26 on Amberwood Drive and 27 on Barclay Lane, plus 3 lots addressed on Strand Boulevard at the Barclay entrance, 121 in all.

Water, Preserve and Fairway

The streets were laid out around The Strand's lakes and preserves, and it shows on the aerial. Amberwood Drive circles a lake, so most of its homes have water behind them. Marble Court and Rolling Pines Drive back onto a large wooded preserve on their west side; the association once posted a notice of a mother bear and her cub seen "in the preserve on Marble Court." Whisperwood Court and Rolling Oaks Court sit between Strand Boulevard, a lake and golf holes, and Barclay Lane runs along fairway and lake on the east. The ponds and the strip within 10 feet of the water, the association's president wrote in 2024, "are owned principally by the Club, and maintenance is the requirement of the Master Association under a cost-sharing agreement." We walk every buyer through what a given backyard faces and who maintains it.

Who Owns Here?

The 2026 preliminary tax roll answers this better than any brochure. Of the 121 homes, 82 (67.8%) carry a homestead exemption, 90 owners have a Florida mailing address, 30 a mailing address in another state and 1 in Canada. Across all 1,072 residential parcels in The Strand, 415 (38.7%) have an out-of-state owner address, so this neighborhood's out-of-state share, 30 of 121 or 24.8%, is well below the community's. In plain terms, and this is our reading rather than a survey, the single-family streets are lived in year-round by their owners.

Ownership is also long, and it is turning over. In the county sales file, 51 of the 120 homes with a recorded sale for value last sold for value in 2013 or earlier, and 10 still show a 1998 or 1999 sale as their last. At the same time the association's president wrote in September 2023 that "we are experiencing a significant turnover of homes in our Association," and 2023 was the busiest MLS year in the record, with ten closings.

A Day on the Single-Family Streets

A February weekday might start with a walk to the end of the cul-de-sac and its garden, a morning tee time or a tennis match at the club, lunch at Tavern 59 in the clubhouse, then errands along 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 from the corner of Strand Boulevard and Immokalee Road. Vanderbilt Beach is about 6.2 miles and 12 minutes by car, and Mercato about 4.8 miles, from that same corner (OSRM public routing, measured September 2026). The evening is a swim in your own pool, since every one of the 121 homes carries a pool on the county roll, while the association's landscaper keeps the lawn and runs the sprinklers on a schedule set for the whole neighborhood.

Single Family Homes at The Strand Market Snapshot: What the Homes Actually Sell For

Single Family Homes at The Strand recorded 24 MLS closings in the five years to September 26, 2026, from $898,900 to $2,895,000, at a median of $1,775,000. Four closed in the last twelve months at a median of $1,650,000, fourteen in the last 36 months, and no home was listed or pending on September 26, 2026.

Data updated: September 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County recorded sales through the newest recording in the county file, dated August 29, 2026)

The single-family streets produced ten MLS sales in 2023 and two in 2024, so every figure below states its window and its count. Four rules govern the numbers. MLS price per square foot divides by the listing's living area, the county roll's area is a different measure, and the two are never compared. Where a window holds fewer than ten sales we list the sales rather than lead with a median. Where a count is even, the median is the mean of the two middle sales, and we say so. And one Barclay Lane sale was entered in the MLS twice, a week apart; we count it once, which is why our five-year count is 24, not the 25 raw rows the pull returns (an earlier version of our Strand guide counted that sale twice).

Every Single-Family MLS Closing in the Last Five Years

Source: Southwest Florida MLS Matrix, Development THE STRAND, streets Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive and Barclay Lane, closings September 27, 2021 to September 26, 2026, pulled September 26, 2026. Three sales were entered after closing and carry no marketing period; one of them carries no living area.

• Count and volume: 24 closings, $41,639,900 in total.
• Median sold price: $1,775,000 (n=24, even, the mean of $1,750,000 and $1,800,000).
• Range: $898,900 (October 2025, Barclay Lane) to $2,895,000 (October 2023, Rolling Pines Drive).
• Sold to list: median 95.61% (the mean of 95.50% and 95.71%); the mean of the 24 per-sale ratios is 96.44%; 7 of 24 closed at or above asking price.
• Price per living square foot: median $557.76 (n=23 with a living area, odd, an observed sale); the mean of the 23 per-sale ratios is $545.06.
• Days on market: median 10, across the 21 sales with a recorded marketing period.

The Last 12 Months: Four Closings

Four single-family homes closed from September 27, 2025 to September 26, 2026: $898,900 on Barclay Lane in October 2025, $1,550,000 on Marble Court in May 2026, $2,000,000 on Whisperwood Court in July 2026 and $1,750,000 on Whisperwood Court in September 2026. Four is an even count, so the median of $1,650,000 is the mean of $1,550,000 and $1,750,000, and the median price per living square foot of $498.94 is likewise the mean of $484.38 and $513.50. The median sold-to-list ratio was 94.20% (the mean of 91.18% and 97.22%), and the median time on market was 23.5 days (the mean of 0 and 47). One of the four sold at its asking price.

The $2,000,000 July sale on Whisperwood Court was the highest-priced sale anywhere in The Strand in the twelve months; it listed at $2,200,000 and took 51 days. Four sales across six streets is too few for a trend, so for pricing we lean on the 36-month window below and on the street and the plan.

What Is for Sale Right Now

On September 26, 2026 the MLS showed no active and no pending single-family listing on the association's six streets. The September 25, 2026 Whisperwood Court sale closed with 0 days on market at 97.22% of its $1,800,000 asking price, which is how a price agreed before the listing went live reads in the MLS. Zero supply entering the winter season is the plainest seller's fact on this page.

Prices by Street

Every street holds fewer than ten sales, so we list them and lean on no street median. Two readings hold anyway. Amberwood Drive, the lake loop, recorded all four of its sales at $1,849,000 or more, and it carries the highest median county just value of the six streets. Barclay Lane, with the smallest lots and the most homes, recorded the lowest prices, and its $950,000 sale in January 2022 and $898,900 sale in October 2025 are the only two five-year sales under $1,000,000.

Prices by Plan

Every group holds fewer than ten sales except the four-plus-den homes, which are the core of this market: 11 of 24 sales, every one at $1,550,000 or more. A three-bedroom home here competes with The Links; a four-bedroom-plus-den home competes with nothing else inside the gate.

Single Family Homes Against The Strand's Other Neighborhoods

Across The Strand's 61 MLS closings in the last twelve months, the median sold price was $610,000 (odd count, an observed sale) and the median time on market was 51 days. The single-family association's 36-month median of $1,775,000 is nearly three times that figure, and its five-year median price per living square foot, $557.76, is the highest in The Strand. All figures: Southwest Florida MLS Matrix, pulled September 26, 2026.

The County Record, Back to the Lots

The Collier County Property Appraiser's sales file, in files dated August 29, 2026, shows the whole life of the neighborhood. The lots sold as vacant land from 1997 to 2004, most of them in 1998 and 1999, at a median of $132,000 and a range of $65,000 to $275,000, to builders and to buyers who then hired builders; the grantees include Vision Builders, Vanderbilt Homes, Empire Builders of Collier, Vicon Homes, Beachtree Homes, Keevan Dev Corp, ARBC Corp, Garrick Builders and Designers Home Group. Two lots still changed hands as vacant land in 2010 and 2013, and the roll records two homes completed as late as 2016 and 2019.

Source: Collier County Property Appraiser sales file, qualified improved sales, files dated August 29, 2026. Early-year counts include first sales of new homes.

The county layer and the MLS layer disagree in three places, and we report them. The county coded the October 2025 Barclay Lane sale at $898,900 as not qualified. The July 2026 Whisperwood Court sale at $2,000,000 was recorded July 22, 2026 but carried no qualification code yet in the August file. And the September 25, 2026 sale closed after the county file was cut. Over the 36 months to August 28, 2026, the first county window with ten or more qualified sales, the county records 11 at a median of $1,970,000; over 60 months it records 20 at a median of $1,740,000 (even, the mean of the middle pair).

Ready to Sell or Buy a Single-Family Home at The Strand? Talk to the Team That Mapped All 121 Lots

Single Family Homes at The Strand is 121 custom pool homes on six dead-end streets, and on September 26, 2026 not one was for sale. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, priced this record line by line for this guide. If you own one of these homes, get a free Strand home valuation or call Jesse direct at (239) 898-6072, and read how we sell in The Strand seller guide. If you are buying, call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

First-Hand Block: One Whisperwood Court Home, 1998 to 2026

We traced one Whisperwood Court home through every deed the county holds, and its chain is the neighborhood's story in four lines. The vacant lot sold three times in the first half of 1998, at $112,000, $112,000 and $126,000, as it passed toward its builder. The home was completed in 1999 on the county roll, and it never resold for value. Twenty-seven years later, in September 2026, it closed at $1,750,000 through the MLS with 0 days on market, 97.22% of its asking price, a four-bedroom-plus-den home of 3,408 square feet. That is roughly fourteen times the last recorded lot price, and it is the reason we price these homes from the street's own sales rather than from a 1999 memory: most owners here have not tested the market in a very long time.

Our Read of the Single-Family Market

Our read, from the record above and not a forecast: these streets repriced in 2022 and 2023 from the $900,000 to $1.4 million band into a $1.7 million to $2.4 million band for four-bedroom-plus-den homes, with a $2.9 million high. Since then the fast, near-full-price sales have been the homes priced inside the recent range, and the slow ones, 128 to 218 days, were priced above it. Three-bedroom homes and Barclay Lane's smaller lots trade lower. With nothing listed on September 26, 2026, a seller who lists into the winter season with a price anchored to the street and the plan, not to the $2.9 million high, should expect strong early interest; a buyer should expect to wait, and should have the roof, flood and application questions below answered before the right home appears.

How Did Single Family Homes at The Strand Come to Be?

Single Family Homes at The Strand began in 1997, when Pelican Strand, Ltd. filed the homeowners' association and recorded the first replat of the Pelican Strand master plan. The lots were platted in four replats from 1997 to about 2000, sold as vacant land mostly in 1998 and 1999, and built on one at a time by many builders.

From Pelican Strand to The Strand

The Strand began as Pelican Strand, developed by Pelican Strand, Ltd. with Pelican Strand Development Corporation as its general partner; construction began in 1996 and the golf course opened in 1997. The master declaration was recorded in 1997 at Official Records Book 2292, Page 1637. The single-family association was filed with the state on March 10, 1997 as Pelican Strand Homeowners' Association, Inc., and it took The Strand name on April 30, 1999, the same day the partnership, the development corporation and the master association did, per the Florida Division of Corporations record. The zoning is Collier County's Pelican Strand planned unit development, restated in Ordinance 02-57 in November 2002 with a cap of 1,160 homes.

Four Replats, 1997 to 2000

The 121 lots sit in four recorded replats of the original Pelican Strand plat, per the county's subdivision map layer and the Clerk's plat index. Pelican Strand Replat 1B, recorded October 6, 1997 in Plat Book 29, Pages 23 to 27, holds Whisperwood Court and Rolling Oaks Court. Replat 4, recorded February 18, 1998 in Plat Book 29, Pages 68 to 70, holds Marble Court and Rolling Pines Drive. Replat 6, recorded February 26, 1999 in Plat Book 31, Pages 58 to 60, holds Amberwood Drive; Collier County's Resolution 2001-468 accepted that replat's roads, drainage, water and sewer improvements. And Pelican Strand Replat Tract 15, Plat Book 31, Pages 92 to 93, holds Barclay Lane and the three Strand Boulevard lots.

A Neighborhood Built Lot by Lot

Unlike The Links or Mango Cay, where one developer built every home, the single-family lots were sold as land. The county sales file records 129 vacant-land sales on the 121 lots, 51 of them in 1998 and 26 in 1999, at a median of $132,000. Several building companies bought lots in their own names, among them Vision Builders, Vanderbilt Homes, Empire Builders of Collier, ARBC Corp, Vicon Homes, Beachtree Homes, Keevan Dev Corp, Garrick Builders and Designers Home Group, and many buyers bought a lot and then hired a builder. The county roll's year-built field shows the result: 13 homes completed in 1998, 29 in 1999, 31 in 2000, 19 in 2001, 11 in 2002, 4 in 2003, 3 in 2004, 6 in 2005, then a handful through 2007, and two built as late as 2016 and 2019. Every street is therefore a mix of floor plans, elevations and builders, which is why we price these homes one comparable at a time.

The Association Takes Over

The association has run the streets for decades: the county roll lists six tracts in its name, carrying the streets, cul-de-sacs and common areas of all four replats. Its management has changed hands. Letters from 2015 to 2017 were signed by Towne Properties, whose name the county roll still carries as the mailing address for the association's tracts; since at least 2022 the association's site has named Seacrest Southwest Property Management and its community association manager. In May and June of 2023 the association repaved all six streets, working street by street and closing each cul-de-sac for up to 48 hours, then turned to a drainage fix at the north end of Barclay Lane, where water pooled after the paving.

The Boom, the Crash and the Recovery in the Deeds

The county's qualified sales trace the neighborhood through two cycles. Resales ran at medians of $535,000 to $700,000 from 2001 to 2004, then jumped to $970,000 in 2005 and $1,175,000 in 2006. After the crash the annual medians sat between $725,000 and $911,500 from 2008 to 2019. The climb began in 2020 at $875,000, reached $1,357,000 in 2022 and $1,879,500 in 2023, and has held between $1.55 million and $2.3 million since. The 2023 county median is 60% above the 2006 peak, seventeen years on.

Which Lots Belong to The Strand Homeowners' Association?

Single Family Homes at The Strand is exactly 121 lots: 26 on Whisperwood Court, 13 on Rolling Oaks Court, 15 on Marble Court, 11 on Rolling Pines Drive, 26 on Amberwood Drive, 27 on Barclay Lane and 3 on Strand Boulevard, in four Pelican Strand replats. We mapped them because the association's own map is behind its owners' login.

Data updated: September 2026

How We Mapped the 121 Lots

The association publishes a welcome packet with a map, but only to owners. So we assembled the boundary from four public records. First, the Collier County 2026 preliminary roll, which lists every parcel in the Pelican Strand plat family by replat, street and use code: 250 parcels in ten plats. Second, Collier County's public GIS parcel layer, queried for parcels owned by The Strand Homeowners' Association: it returns six tracts, and every one of them sits in Replat 1B, Replat 4, Replat 6 or Replat Tract 15. Third, the association's own 2023 repaving notice, which names its six streets. Fourth, the numbers: the master association's 2026 ballot gives the association 121 votes, and the association's president wrote in 2023 that amending its documents needs "an affirmative vote of two-thirds of our owners. That is, we need at least 81 votes," which is two-thirds of 121.

Sources: Collier County Property Appraiser 2026 preliminary roll, files dated August 29, 2026; Collier County GIS parcel layer, queried September 29, 2026; the county's subdivision map layer for plat books and pages.

What Is Confirmed and What Is Not

Three things are confirmed by two independent records each. The six streets are the association's by its own repaving notice and by the MLS assignment rule; the four replats are the association's by the county roll and by the location of every association-owned tract; and the total is 121 by the county roll, the 2026 ballot and the 81-vote two-thirds figure. One thing is inferred: the six streets hold 118 homes, and the three Strand Boulevard lots in Replat Tract 15, beside the Barclay entrance, are the only other single-family lots in the four replats, the ones that bring the count to 121, so we count them as members. They are not on the association's list of roadways, because their driveways meet the master association's boulevard. And one thing we could not read: the recorded declaration's legal description, which sits in the owners-only documents section, so a buyer of any lot should confirm membership on the estoppel certificate.

The mapping also settles two neighbors. Pelican Strand Replat 5 is 31 homes on Ashford Lane, Ana's Place, not part of this association; and Pelican Strand Replat 2 is 29 homes on Persimmon Way, Sawgrass at The Strand, which has its own association.

Three Pods, Not One Enclave

On the aerial the 121 lots and the association's tracts form three separate pods, about 47.9 acres in all measured on the ground: a southern pod of about 26 acres west of Strand Boulevard holding Whisperwood Court, Rolling Oaks Court, Marble Court and Rolling Pines Drive; Amberwood Drive's lake loop of about 11 acres to the north; and Barclay Lane with the Strand Boulevard lots, about 11 acres, northeast of Amberwood. The pods share an association, a manager, a landscaper and a fee, but not a street, so each street keeps its own character. The outline on the aerial is the union of the 121 lots and the six association tracts from the county's public parcel layer.

The Homes at Single Family Homes at The Strand: 121 Custom Pool Homes

The homes at Single Family Homes at The Strand are 121 detached, custom-built pool homes completed mostly from 1998 to 2005 on lots of 0.25 to 0.46 acres, with MLS living areas from about 2,500 to 4,900 square feet and three to six bedrooms, per the county roll and five years of listings.

Data updated: September 2026

Collier County Property Appraiser 2026 preliminary roll, files dated August 29, 2026. Just value is the county's assessment figure, not a market price; every single-family MLS sale of 2026 closed above its home's 2026 preliminary just value.

The Six Streets Compared

Collier County Property Appraiser 2026 preliminary roll. Whisperwood Court and Rolling Oaks Court are the oldest streets, built as The Strand opened; Amberwood Drive is the most valuable on the county's own measure; Barclay Lane has the smallest lots and the lowest values.

Plans, Sizes and Stories

The 24 homes sold on the MLS since 2022 carried living areas of 2,462 to 4,892 square feet: eight three-bedroom homes of about 2,500 to 3,150 square feet, three four-bedroom homes without a den, eleven four-bedroom-plus-den homes of about 3,130 to 3,850, a five-bedroom home of 3,500 and one six-bedroom home of 4,892. The county roll records base area, 2,234 to 4,114 square feet for the main building, which is never the same measure as a listing's living area, so we do not compare the two numbers, and neither record marks story count, so we confirm it from each home's plan. Because the homes were built by different builders over nine years, two homes of the same size on the same street can have very different plans, ceilings and finishes.

Pools, Spas and Lanais

Every one of the 121 lots carries a pool on the county roll, and 100 also carry a spa, which is what the aerial shows: a screened pool cage behind nearly every roof. The association's post-Irma notice in 2017 put the cost of replacing a lost pool cage at "anywhere from $30 to $50 K," and advised owners to check whether their hurricane deductible, "usually 2% to 5% of the policy," would be met. A cage, a resurfacing or a heater is an owner decision, and any exterior change needs the association's architectural approval.

What You Own

You own your lot and your house in fee simple. The association owns six common tracts, 7.63 acres on the county roll, which carry the six streets, the cul-de-sac gardens and the landscaped common areas. There is no undivided share of a building and no association insurance on your house. That is the core difference from the condominium neighborhoods of The Strand, and it puts the roof, the exterior and the insurance on the owner. One small item surprises new owners: the association's mailbox letter says "mailboxes are owned by the homeowner and the homeowner is responsible for replacement, all repairs and additional painting if needed between paint cycles," while the association repaints them on a cycle.

How Old Are the Big Systems?

A home completed in 1999 is 27 years old in 2026, so its original roof, air conditioning, pool equipment and water heater have almost certainly been replaced, some twice. Roofs matter most here, because the association's rules make every roof project a board approval and its board has said a tile roof more than 20 years old will usually need a full replacement rather than a patch; the architectural section below quotes the policy. The county's permit records, not the listing's remarks, tell a buyer when each system was last replaced; we pull them for every home we list or show.

What Amenities Come With a Single Family Home at The Strand?

Single Family Homes at The Strand's amenities come in three layers: each home's own pool on a quarter-acre-plus lot; The Strand's gatehouse, lakes and preserves under the master association; and The Club at The Strand, where every single-family owner holds a mandatory Social membership with no initiation fee and golf by upgrade.

Inside the Single-Family Streets

The association has no clubhouse or community pool of its own; every home has its own pool, and the shared amenities are the streets themselves. The association maintains the six roadways it repaved in 2023, the cul-de-sac gardens at the end of each street and the landscaped common tracts, and its board has discussed a five-year plan to add lighting to the cul-de-sac gardens and "perhaps the strategic installation of fountains," with the club offering "some financial help," per the president's September 2023 message. The association also runs a landscape request process and publishes an owner-recommended vendor list on its site.

The Club Membership Every Owner Joins

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 membership application names The Strand Homeowners' Association among the associations that may share background and credit checks with the club.

Golf, Racquets and Dining

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; Savannah and Sabal hosted LPGA Tour play from 1999 to 2001. 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, 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, described on its pool page and fitness and spa page. From the single-family streets the clubhouse is a short drive or cart ride along Strand Boulevard.

The Master Association's Layer

The Strand Master Property Owners Association runs the staffed gatehouse and the north gate, the community's boulevards, 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 single-family tax bill carries no CDD bond assessment.

What Are the HOA Fees for Single Family Homes at The Strand?

The HOA fee for Single Family Homes at The Strand is $1,525 a quarter in 2026, or $6,100 a year, per the association's published forms page, and a buyer pays a capital contribution of one quarter's assessment at closing. It is the only neighborhood assessment in The Strand that is published; the club's dues are separate.

Data updated: September 2026

The Published Figure

The association's forms page states it in two lines: "2026 Quarterly Assessment: $1,525.00" and "Capital Contribution is one quarter of assessments collected from buyer at closing." At the 2026 rate the capital contribution is $1,525, which is our arithmetic, not a separate published number. Every other neighborhood association in The Strand keeps its assessment in an owners-only budget, which is why this is the one Strand neighborhood where a buyer can budget the association fee to the dollar before calling anyone.

What the Fee Pays For

The recorded declaration's assessment article is in the owners-only documents section, so we describe the fee from what the association publicly does. It owns and maintains the six streets, which it repaved in 2023; it owns six common tracts with the cul-de-sac gardens and landscaped areas; its landscaping contractor mows the lawns on a posted schedule and runs the irrigation clocks, which are "being managed centrally based on the available water supply," per its June 2026 irrigation letter; it repaints the mailboxes on a cycle; and it pays a professional manager, Seacrest Southwest. After Hurricane Irma the association wrote that it "is responsible for all common areas, e.g. roadways, cul-de-sac, etc." Whether the $1,525 also carries the master association's share is not published: Eden's recorded declaration has its association collect and remit the master assessment, which suggests the sub-association bills include it, but the single-family association has not said so publicly, and the estoppel certificate is where to confirm it.

What the Fee Does Not Cover

The house is the owner's: the roof, the exterior, the pool and its cage, the mailbox, and the water line "from the water meter to the house," as the association's 2017 storm update put it. So is the insurance on the house. Storm cleanup on a lot is the owner's too; after Hurricane Ian the association's landscaper cleared debris that blocked the streets and driveways, but "shrubs, trees or tree branches down on the homeowner's property that is purely cleanup will not be serviced by our landscaper," the president wrote. Water, electric and internet are the owner's own accounts, apart from the master association's bulk cable agreement.

How to Confirm the Current Fee

Start with the published figure, then confirm three things for the specific home. The owner can share the current quarterly invoice; a Florida homeowners' association must make its budget available to members under section 720.303. The manager handles resale requests through Seacrest Southwest's office at (239) 261-3440. And at contract, the estoppel certificate required by section 720.30851 states the regular assessment, anything unpaid, the capital contribution and any special assessment adopted. We gather all three before a listing goes public, and a buyer working with Marc gets them before writing an offer.

Selling a single-family home in The Strand? Call Jesse direct at (239) 898-6072 or get a free Strand home valuation. Buying one? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Single Family Homes at The Strand's Layered Costs: HOA Fee, Club Dues, Taxes and Insurance

Owning at Single Family Homes at The Strand means paying four layers: the association's $6,100 a year in 2026; the club's mandatory $4,162 Social dues; Collier County property taxes, a median of about $11,250 a year for a non-homestead home on the 2026 preliminary roll; and the owner's own homeowner's and, where needed, flood insurance.

Data updated: September 2026

Layer 1: The Association Fee

$1,525 a quarter for 2026, $6,100 a year, paid through Seacrest Southwest's owner portal, per the association's forms and management pages. Whether it includes the master association's share is not published (see the fee section above).

Layer 2: The Club's Social Dues

$4,162 for 2026, mandatory, no initiation for Strand homeowners, per the club's 2026 Membership Brochure. Golf and Sport memberships are optional upgrades. The association fee and the Social dues together come to $10,262 for 2026, before the master share if it is billed separately.

Layer 3: Property Taxes

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 a long-held homestead bill can roughly double for a new owner. Budget from the purchase price, not the current bill; a buyer paying about $1.75 million who will not homestead the home should expect a bill above the non-homestead median.

Layer 4: Homeowner's and Flood Insurance

Because the association insures only its common areas, an owner buys a full homeowner's policy on the house, including windstorm. The roof's age and material drive that premium more than anything else here, and a tile roof older than 20 years may also trigger the association's full-replacement policy after storm damage. Flood insurance depends on the home's flood zone and the lender, covered in the flood section below: 111 of the 121 homes sit in unshaded Zone X on FEMA's effective map, and 6 in Zone AH. A wind mitigation inspection under section 627.0629 documents the roof and opening credits that move the premium.

One-Time Charges at Purchase

The buyer pays the association's capital contribution of one quarter's assessment, $1,525 at the 2026 rate, at closing, plus the Tenant Evaluation application fee for the association's buyer screening (the fee is shown in the application portal, not on the association's site). The closing will also carry the estoppel certificates, any master association transfer or capital charge (not published), $20 per gate transponder and a prorated quarter of the association fee. In Collier County the buyer customarily pays for the owner's title insurance policy and chooses the closing agent, and the Florida documentary stamp tax on the deed, $0.70 per $100 of price under section 201.02, is customarily a seller's cost; the contract controls both.

Single Family Homes at The Strand Covenants, Rules and Governing Documents

Single Family Homes at The Strand is governed by The Strand Homeowners' Association's declaration of covenants, articles of incorporation, bylaws and rules and regulations, all sitting under The Strand's master declaration. The association posts them in an owners-only section, but its public notices quote the key rules on roofs, business use, signs and irrigation.

The Documents and Where They Live

The association's site lists "Documents, Rules, Assessment Collection and Fining Policy" in its owners-only section, and its welcome packet with a map sits behind the same login. What is public is the association's notices, and they cite the declaration by page and section: "Section 4.1 of our Covenants, Conditions and Standards" on roofs and alterations, and "Page 25, Section 10.27 of our Declaration of Covenants" on business use. A buyer receives the full set with the Florida homeowners' association disclosure summary and the estoppel package; under section 720.303 the association must also make its official records available to owners. Before relying on any rule below, ask for the current documents and have the title search list every recorded amendment.

Recent Changes: 2022 to 2024

The documents have been updated three times in four years, and a buyer should know which version applies. In December 2022 the board approved revision 9 of the Rules and Regulations, which, its cover letter says, were "updated to conform to the recent changes to the Strand Master Documents which were adopted in April 2022," including "restrictions on: pets, signage, golf cart usage, parking, etc." In September 2023 the president reported that the board had "recently updated our Articles of Incorporation, By-laws, and Declaration of Covenants" to comply with master and state changes, with an owner vote planned for that October needing at least 81 votes; the public record we read does not show the result. And in September 2024 the board circulated further rule revisions to conform to new state homeowners' association laws, for adoption at its September 26, 2024 meeting, and began updating its fining policy, per the president's September 2024 message.

Use Rules the Association Has Published

The recorded text of each rule is in the owners-only documents; this table quotes only what the association has made public.

The Master Declaration Above It

The single-family association sits inside The Strand Master Property Owners Association, under the master declaration at Official Records Book 2292, Page 1637, 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 gate and its own architectural review, and charges the master assessment. The association's president has also noted a long-standing cost-sharing arrangement under which the master association maintains the ponds and the strip within 10 feet of the water, most of which the club owns.

Is Single Family Homes at The Strand a 55+ Community?

No. Single Family Homes at The Strand is not age-restricted: no public association or master document describes it as housing for older persons, The Strand as a whole is not a 55+ community, and the homes run to five and six bedrooms, zoned to three A-rated Collier County public schools.

Many owners are retirees, and two of every three homes carry a Florida homestead exemption, so most owners live here year-round. For families, the six dead-end streets carry only local traffic, the cul-de-sacs are the neighborhood's playgrounds, and the address is zoned to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High (see the schools section below). A four-bedroom-plus-den plan of 3,100 to 3,800 square feet, the most common plan sold here, is a family house by any measure.

Can You Rent Out a Single Family Home at The Strand?

Yes, with screening and a 30-day floor. Single Family Homes at The Strand's association screens every tenant through its Tenant Evaluation application, and The Strand's master declaration sets a 30-day minimum lease. Short-term vacation renting by the night or week is not allowed, and any added single-family lease limits sit in the owners-only documents.

The Leasing Rules We Can Confirm

Three layers are public. The association's forms page routes every sale and lease through Tenant Evaluation under community code 14703, and the application says the association "could request information such as Credit report (Social Security number necessary), Criminal background check, Eviction report, Proof on income, Personal and work verifications," with the board making the final decision. The master declaration sets a 30-day minimum lease term. And the master association's gate issues transponders to "residents, members, and approved renters only." The declaration's own leasing article, including any cap on leases per year, is in the owners-only documents; we read it for any home we list, and a buyer planning to lease should read it before writing an offer.

Business Use and Home Offices

Working from home is fine; running a business that brings people to the house is not. The association's February 2022 notice defines business broadly, as "work or activity undertaken which involves the provision of goods or services for which the provider receives compensation," and bars any business "that involves people coming onto the property who do not reside there." A consulting practice run from a home office fits; a salon, a tutoring business with visiting students or a short-term rental does not.

What the Rules Mean for an Owner

In practice the single-family streets suit an owner who lives here, full-time or for the season, and who might lease the home for a month or a season while away, to a screened tenant. They do not suit a nightly or weekly rental plan. With 82 of 121 homes carrying a homestead exemption on the 2026 roll, most homes are lived in by their owners today.

Pet Rules at Single Family Homes at The Strand

Pets are welcome at Single Family Homes at The Strand. The Strand's master declaration allows two domestic animals per parcel, and the association's Rules and Regulations were revised in December 2022 to match the master association's April 2022 pet restrictions; no public document sets a breed list or weight limit for these homes.

The practical rules are the familiar ones: leash on the streets and common areas, clean up after the dog, and keep a pet from becoming a nuisance to neighbors; the exact wording is in the owners-only rules. The setting adds two cautions of its own. Several streets back to lakes, and alligators live in Southwest Florida's freshwater; and the association has posted notices of bobcats and of a mother bear and cub in the preserve behind Marble Court. A fence for a dog is an architectural approval, covered next.

Architectural Review and Roofs at Single Family Homes at The Strand

Architectural review at Single Family Homes at The Strand runs through the association's Architectural Review Board: any change to a home's exterior, including a roof, needs its written approval before work starts. The association's covenants require every replacement or alteration to be consistent with the original design.

The ARB Form

The association's Architectural Review Board change or maintenance form is posted on its forms page, and a 2017 reminder to owners was blunt: "any changes to your home require the filing of an ARB Form." A new pool cage, a roof, impact windows or doors, a generator pad, exterior paint in a new color, a fence or a landscape change beyond the association's own maintenance all start with that form, and with Collier County permits. The Strand's master association runs its own architectural review under the master declaration, so a larger project may need both approvals. Florida's section 720.3035 limits review to what the recorded documents allow.

The Roof Policy

This is the rule that matters most to buyers and sellers here, so we quote it. In November 2022 the association's president wrote, in a notice titled Roof Replacement/Repair: "Section 4.1 of our Covenants, Conditions and Standards require all replacements, repairs and alterations to any residence be consistent with the original design, and that all roof projects require Board approval. Any roof repair of tiles must be an exact match to the original tiles, in color, shape and size. As many of the roofs within our community are over 20 years old, this standard will most likely be impossible to achieve. Therefore, in the majority of situations, our Board will not approve simply replacing damaged tiles with new tiles but will require full replacement of the roof." The notice pairs that standard with Florida's roof-matching statute, section 626.9744, under which, when replaced items "do not match in quality, color, or size, the insurer shall make reasonable repairs or replacement of items in adjoining areas."

For a seller, a roof replaced since the storms of 2017 and 2022, with its permit and its ARB approval, is a selling point worth putting at the top of the listing. For a buyer, a 20-year-old tile roof is not only an insurance question; after any storm damage it is likely to become a full replacement under the association's policy, so price it in.

Rebuilding After a Storm

After Hurricane Irma in 2017 and Hurricane Ian in 2022, the association's notices set out who does what. The association clears its common areas, "roadways, cul-de-sac, etc.," and debris that blocks the streets and driveways; owners clear their own lots, remove fallen trees on their own property, and, under Florida law as the president put it, clean up "a live tree on a neighbor's property" that falls onto theirs. Owners who lost pool cages were reminded that a replacement costs "$30 to $50 K." Any rebuilding of a roof, cage or exterior goes back through the ARB form.

Selling a single-family home in The Strand? Call Jesse direct at (239) 898-6072 or get a free Strand home valuation. Buying one? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Hurricanes, Flood Zone and Insurance at Single Family Homes at The Strand

Most of Single Family Homes at The Strand sits outside FEMA's Special Flood Hazard Area. On FEMA's effective map, 111 of the 121 address points are unshaded Zone X, 4 are shaded Zone X and 6 fall in Zone AH, all on Barclay Lane, Marble Court and Strand Boulevard; FEMA's preliminary maps show all 121 in Zone X.

Data updated: September 2026

The FEMA Flood Zones, Street by Street

We ran every one of the 121 home address points in Collier County's site address layer through FEMA's live National Flood Hazard Layer on September 29, 2026.

Four of the six streets are entirely Zone X. The three Barclay Lane AH points are the lowest-numbered homes at the street's north end, near the entrance where the association reported water ponding after the 2023 repaving and, by September 2024, had permits in hand to install a drainage line; the four shaded Zone X points are farther along Barclay. The effective map does not populate a base flood elevation for these AH areas at the address points. The streets straddle two FIRM panels: 87 points fall on panel 12021C0211H, effective May 16, 2012, and 34 on panel 12021C0192J, effective February 8, 2024.

An address point is not a building footprint. A lender's flood determination, or an elevation certificate, decides the zone for a specific home, and a home mapped in Zone AH may have been built well above the ponding elevation. We check the determination and the elevation certificate for every home we list or show; Collier County explains elevation certificates in its Building Bulletin 21.

What FEMA's Preliminary Maps Show

FEMA's preliminary National Flood Hazard Layer puts all 121 address points in unshaded Zone X. Collier County announced a 90-day appeal and comment period beginning August 19, 2026 in its August 2026 release on the proposed Flood Insurance Rate Map. Until the new maps take effect, the effective panels govern, including the AH areas on Barclay Lane, Marble Court and Strand Boulevard. Unincorporated Collier County participates in FEMA's Community Rating System, which discounts National Flood Insurance Program premiums countywide.

Ground Height, Storm Surge and Evacuation

We sampled one mid-street point on each of the seven addressed streets. The USGS Elevation Point Query Service put the ground at 15.4 to 16.3 feet: about 15.4 on Amberwood Drive and at the Strand Boulevard lots, 15.5 on Rolling Oaks Court, 15.9 on Whisperwood Court, 16.1 on Barclay Lane, 16.2 on Rolling Pines Drive and 16.3 on Marble Court. Collier County's hurricane evacuation zone layer places all seven in Evacuation Zone D, called only after Zones A, B and C; the state's Know Your Zone program explains the order. The National Hurricane Center's worst-case storm surge risk maps show The Strand's test point in our community guide with no surge in Category 1 or 2 scenarios, and surge only in major-hurricane scenarios.

What Irma and Ian Did Here

The association's own letters are the best local record. After Irma in September 2017 it reported "major damage to vegetation, trees and some pool cages" and a community without power. After Ian in September 2022 the president wrote that "compared to our surrounding communities, The Strand held up quite well," and that "maintaining electricity was a key factor in limiting the potential damage." In Ian the severe impacts in North Naples were confined to the immediate coastline, per the National Hurricane Center's report, and the National Weather Service's Irma report covers the 2017 storm. The damage these homes take in a storm is wind damage to roofs, cages and trees, which is why the roof policy above matters.

Building Code, Roofs and Openings

By the county roll, 92 of the 121 homes were completed from 1998 to 2001 and 29 in 2002 or later. The statewide Florida Building Code took effect March 1, 2002, as the Florida Housing Finance Corporation's briefing summarizes, so most of these homes were permitted under the older rules, and their roof-to-wall connections and window protection vary with each builder and each later upgrade. A wind mitigation inspection under section 627.0629 documents roof shape, roof-to-wall connections and opening protection, and Citizens' discounts page explains the same credits for its policyholders.

Insuring a Single-Family Home Here

The owner insures the whole house; the association insures only its common areas. Flood insurance through the National Flood Insurance Program is priced under FEMA's Risk Rating 2.0, and a lender will require it for a home whose structure is in an AH area on the effective map; elsewhere, in Zone X, flood coverage is optional and usually inexpensive. Before closing, get quotes on the specific home with the wind mitigation report, the roof's permit and age, and the elevation certificate in hand; the association's post-storm notice reminded owners that a hurricane deductible is "usually 2% to 5% of the policy."

Selling a single-family home in The Strand? Call Jesse direct at (239) 898-6072 or get a free Strand home valuation. Buying one? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Which Schools Serve Single Family Homes at The Strand?

Single Family Homes at The Strand is zoned for 2026-2027 to Veterans Memorial Elementary School, North Naples Middle School and Aubrey Rogers High School, per Collier County Public Schools' address database, which returned the same three schools for every address on all six streets; all three earned an A from the state in 2024, 2025 and 2026.

Data updated: September 2026

We queried the district's database on September 29, 2026, one search per street: 127 address records on Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive and Barclay Lane, every one assigned to the same three schools, none flagged for rezoning. Grades are 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.

County Permits and What Is Being Built Near Single Family Homes at The Strand

Single Family Homes at The Strand sits in a built-out zoning district, the Pelican Strand PUD, with every one of its 121 lots built. The changes nearby are road projects on The Strand's east and south sides: the I-75 widening, a redesigned I-75 interchange at Immokalee Road and a planned Livingston Road flyover.

Permits for Work on a Home

Any work that touches the structure, the roof, the windows, the pool cage or the mechanical systems needs Collier County permits and the association's ARB approval before it starts. Collier County publishes its monthly building permit reports. A buyer's due diligence should include the home's permit history: roof, pool, cage, window and air conditioning permits, with their dates, tell the true age of the big systems on a house that may be 27 years old. The association's 2023 note that "more and more of our homeowners are renovating their property" is visible in the permits too.

The Zoning Around the Six Streets

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. On the aerial, the single-family pods' neighbors are the wooded preserve west of Marble Court and Rolling Pines Drive, lakes, golf holes and the condominium neighborhoods along Strand Boulevard. We found no pending rezoning of The Strand itself.

Road Projects East and South of The Strand

FDOT's I-75 widening, project 452544-1, adds express and auxiliary lanes along The Strand's east edge 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). On the aerial, Whisperwood Court and Barclay Lane are the single-family streets closest to the interstate, roughly a third of a mile west of it with golf holes, lakes and condominium buildings between.

Daily Logistics at Single Family Homes at The Strand

Daily life at Single Family Homes at The Strand runs through The Strand's staffed main gatehouse, six dead-end streets off Strand Boulevard, a Tuesday trash day, lawns and sprinklers run by the association's landscaper, and Immokalee Road and I-75 a short drive down Strand Boulevard.

Data updated: September 2026

Gates, Transponders and Guests

The Strand's main gatehouse on Strand Boulevard is staffed, and residents use windshield transponders, $20 each under the master association's form, issued to "residents, members, and approved renters only." Guests and service providers check in at the main gate. All six single-family streets open off Strand Boulevard inside the gate, so no visitor passes through another neighborhood to reach them.

Streets, Parking and Vehicles

"All the roadways are dead-ended," as the association's 2023 paving letter put it, so the streets carry only residents and their visitors. The association's rules were revised in December 2022 to match the master association's April 2022 restrictions on parking and golf-cart use; the detail is in the owners-only rules, and for owners with a boat, a trailer or a work truck, off-site storage is the plan.

Lawn Care, Irrigation, Trash, Utilities and Mail

The association's landscaper mows on a posted schedule and sets the sprinkler timers; owners are asked not to reprogram them. The 2017 schedule watered each home between midnight and 8 a.m., odd-numbered addresses on Wednesday and Saturday and even-numbered on Thursday and Sunday, under irrigation permits held by the master association and the club, and the June 2026 letter describes irrigation water as "a limited resource" managed centrally, so seasonal flowers may need hand watering. Trash pickup is Tuesday, per the association's 2023 paving letter. Mailboxes belong to each homeowner, repainted by the association on a cycle. The Strand's bulk Comcast agreement is described on the master association's Comcast page and its October 2021 service letter. Per Collier County, as the association's 2017 notice put it, the owner is responsible for the water line from the meter to the house.

Drive Times

Free-flow times from the OSRM routing engine, measured September 23, 2026 for our Strand guide from the main entrance; add a few minutes of interior driving from the single-family streets. 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, and the Publix Pelican Strand store sits just outside the main gate.

How Does Single Family Homes at The Strand Compare to the Other Strand Neighborhoods?

Single Family Homes at The Strand is The Strand's highest-priced neighborhood by every measure in the record: a five-year MLS median of $1,775,000 across 24 sales, the highest price per living square foot at $557.76, and the largest lots and homes. It is also the largest detached neighborhood, with 121 homes.

Data updated: September 2026

The Benchmark Table

Yardstick: Southwest Florida MLS Matrix closings, pulled September 26, 2026: five-year median sold price and count, five-year median price per living square foot, and the last twelve months' count; home counts from the master association's 2026 ballot.

Even-count medians are the mean of the two middle values. The Single Family Homes row counts one Barclay Lane sale once although the MLS holds it twice; the other rows are as published in our neighborhood guides. The Strand's other condominium neighborhoods sit between Wedge Wood and Trophy Club on the same yardstick; see our guides to Clubside at The Strand, Cypress Cove at The Strand, Grande Reserve at The Strand and Turnberry Woods at The Strand.

What the Table Says About the Single-Family Streets

Three readings. First, the single-family association is a tier of its own: its five-year median is about $607,500 above The Links and about $795,000 above Sawgrass, the other detached single-family association, and four times Wedge Wood's. Second, its price per square foot, $557.76, is about 31% above The Links' $425.17, so the premium is not only size; it is the lot, the custom build and the setting. Third, turnover runs at the same pace as The Links: 24 MLS sales from 121 homes in five years is about one home in five, as is The Links' 10 from 54, and with nothing listed on September 26, 2026 a single-family seller should expect buyers who have been waiting. For the full picture of The Strand's fifteen neighborhoods, see our guide to The Strand.

Single Family Homes at The Strand vs The Links at The Strand: Which Should You Choose?

Single Family Homes at The Strand and The Links at The Strand are The Strand's two detached neighborhoods at the top of its market. Single Family Homes is 121 custom homes on six streets with larger lots, a published fee and buyer screening; The Links is 54 developer-built golf-front homes on one cul-de-sac, about $600,000 less at the median.

Data updated: September 2026

Sources: the association's forms page and notices; the Links declaration via the Collier County Clerk; the master association's Links page; Collier County Property Appraiser 2026 preliminary roll; FEMA National Flood Hazard Layer; Southwest Florida MLS Matrix, pulled September 26, 2026. Our full guide to The Links at The Strand covers the other side in depth.

Who Should Choose Which

Choose Single Family Homes at The Strand if you want the largest lot and the largest house inside the gate, a custom-built home rather than a developer plan, four or five bedrooms plus a den, a lake or preserve behind the pool, a known association fee you can budget to the dollar, and the smaller flood-zone exposure of the two by share of homes. Accept in return the top price in The Strand, an application and board decision before closing, a board-approved roof policy that can turn storm damage into a full roof, and older homes, many built before the 2002 statewide code.

Choose The Links if you want a golf view from every home, a newer and more uniform build from 2000 to 2003, a smaller lot with the lawn in the fee by recorded declaration, no association approval to buy or sell, and a price about $600,000 lower at the median. Accept in return an unpublished fee, smaller plans topping out around 3,300 square feet, and a handful of mid-street lots in Zone AH.

Selling a single-family home in The Strand? Call Jesse direct at (239) 898-6072 or get a free Strand home valuation. Buying one? Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.

Honest Pros and Cons of Owning at Single Family Homes at The Strand

Single Family Homes at The Strand's strengths are the largest lots and homes in The Strand, a published association fee, quiet dead-end streets, full-time neighbors, a private pool at every home and mostly Zone X flood mapping. Its weaknesses are the top price in the community, older homes, a strict roof policy, buyer screening and thin sales.

The Case For the Single-Family Streets

• Room. Lots of 0.25 to 0.46 acres and homes to nearly 4,900 square feet, the largest inside The Strand's gate.
• A fee you can budget. $1,525 a quarter in 2026, published by the association, the only published neighborhood assessment in The Strand.
• Quiet streets. Six dead-end streets with no through traffic, repaved by the association in 2023.
• A private pool at every home. 121 of 121 lots carry a pool on the county roll, 100 a spa.
• Full-time neighbors. 82 of 121 homes carry a homestead exemption on the 2026 roll.
• Mostly Zone X. 111 of 121 address points are unshaded Zone X on FEMA's effective map, four streets entirely, and the preliminary map puts all 121 in Zone X.
• Custom homes. Many builders over nine years means real variety of plan and elevation, not one developer's catalog.
• Scarcity. No home was listed or pending on September 26, 2026.
• No CDD. The Strand carries no community development district assessment.

The Case Against the Single-Family Streets

• Price. A five-year median of $1,775,000, the highest in The Strand, and about $607,500 above The Links.
• Age. 92 of 121 homes completed from 1998 to 2001, before the March 2002 statewide building code; check the roof, windows and systems one by one.
• The roof policy. Every roof project needs board approval, and the board has said it will generally require a full replacement rather than a tile patch on older roofs.
• Screening. Buyers and tenants apply through Tenant Evaluation, and the board makes the final decision; build the time into the contract.
• Owners-only documents. The declaration, rules and budget are behind the owners' login; a buyer reads them during the contract, not before.
• Thin comparables. 24 MLS sales in five years spread over six streets, and only four in the last twelve months.
• A few flood-mapped lots. Six address points in Zone AH, on Barclay Lane, Marble Court and the Strand Boulevard lots.
• Irrigation limits. The association's June 2026 letter calls irrigation water "a limited resource," so seasonal flowers may need hand watering.

Who the Single-Family Streets Are Right For

The single-family streets are right for a buyer who wants the most house and the most land that The Strand offers, a private pool on a quarter acre or more, a known association fee and a quiet cul-de-sac, and who will pay the top of The Strand's market for it. They are less right for a buyer on a villa or condominium budget, a buyer who wants a brand-new home, or an investor planning short-term rentals.

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

If you're searching for a Single Family Homes at The Strand listing agent, or thinking, 'I need someone to sell my Single Family Homes at The Strand home...' you are selling one of 121 custom pool homes on six streets where nothing was for sale on September 26, 2026 and fourteen homes sold in the last 36 months.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every single-family listing from the recorded record, street by street and plan by plan, against the 24 MLS closings of the last five years, the county deed history back to 1997 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 single-family listing, along with the roof, flood, permit and association paperwork a buyer's lender, insurer and the association's screening ask for in the first two weeks.

Honors and recognition:

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

Single-Family Sales: The 36-Month Window

Southwest Florida MLS Matrix, closings September 27, 2023 to September 26, 2026, pulled September 26, 2026. In the last 12 months the six streets have seen 4 resales, under our ten-sale threshold, so the window widens: 24 months hold 9 sales, and 36 months hold 14, the first window with ten or more. The pull did not record listing offices, so we do not state how many we represented.

• Count: 14 closings in 36 months; 4 in the last twelve months.
• Dollar volume: $25,288,900 across the fourteen.
• Median sold price: $1,775,000 (n=14, even, the mean of $1,750,000 and $1,800,000).
• Days on market: median 35 (n=12 with a marketing period, even, the mean of 33 and 37); three sold with 0 days.
• Sale-to-list: median 94.13% (even, the mean of 92.55% and 95.71%); mean of the fourteen ratios 94.92%; four at full price.
• Price per living square foot: median $586.89 (n=13 with a living area, odd, an observed sale).
• Last twelve months: median $1,650,000 (n=4, even, the mean of $1,550,000 and $1,750,000).

The Collier County sales file tells the same story: 11 qualified sales in the 36 months to August 28, 2026, at a median of $1,970,000, the first county window with ten or more.

Selling a Single-Family Home Here Is Different in Seven Ways

• The buyer applies. The association screens buyers through Tenant Evaluation, and "the community association and its Board of Directors make the final decision," so we ask for the application at contract and build its time into the calendar.
• The buyer pays the capital contribution. One quarter's assessment, $1,525 at the 2026 rate, is "collected from buyer at closing," a cost a buyer should see in the listing, not at the closing table.
• The roof is the first question. With every roof project needing board approval and a stated full-replacement policy for older tile roofs, we put the roof's permit, date and ARB approval at the top of the listing.
• Signs within the rules. The association allows real estate signs "depending on size," so we order one that meets its limit and reach most buyers online first.
• Two estoppel certificates and a disclosure summary. One from the association and one from the master association, and the homeowners' association disclosure summary under section 720.401; we prepare them at listing.
• The flood answer, up front. On Barclay Lane, Marble Court and the Strand Boulevard lots, where six address points are Zone AH, we pull the elevation certificate before launch.
• Street and plan comparables. Your buyer compares your home with sales on your street and of your plan, not with the Strand median; we build that table for the listing and shoot the lake or preserve from the air.

What Is Your Single Family Homes at The Strand Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Strand home valuation. It takes about a minute, and Jesse follows up with the single-family sales that fit your home: same street or a comparable one, same bedroom count and den, adjusted for the lot, the water or preserve view, the pool and cage, the roof's age and approval, impact openings and interior updates. An automated estimate cannot see that one Amberwood Drive home backs to the lake and the next to a neighbor, or that a 2023 roof is worth more here than almost anywhere because of the association's roof policy. 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. With nothing listed on the six streets on September 26, 2026, the next owner who sells should call us first.

Is now a good time to sell a single-family home in The Strand?

For a home priced to its street and plan, yes. On September 26, 2026 no single-family home was listed or pending on the association's streets, the most recent sale closed with 0 days on market, and listing in the fall reaches the winter buyers who tour The Strand from December to April (Southwest Florida MLS Matrix).

How should I price against the $2,895,000 sale?

Carefully, and usually not against it at all. That October 2023 Rolling Pines Drive sale was a six-bedroom home of 4,892 square feet, the largest sold in five years. The core of this market is the four-bedroom-plus-den home of about 3,100 to 3,850 square feet, which sold from $1,550,000 to $2,400,000.

Do I need the association's approval to sell?

Your buyer needs the association's approval. The forms page routes every sale through Tenant Evaluation, community code 14703, and the board makes the final decision; we start the application the day the contract is signed.

Can I put a For Sale sign in front of my home?

Yes, within the association's size limits. Its March 2020 notice says "real estate, political and home security signs are allowed depending on size," while advertising signs need approval; we confirm the current size limit before we order one.

What does the buyer pay the association at closing?

A capital contribution of one quarter's assessment, $1,525 at the 2026 rate, "collected from buyer at closing," per the association's forms page, plus the application fee. Your prorated quarter and any unpaid balance show on the estoppel certificate.

Will a buyer ask about my roof?

Yes, first. The association requires board approval for every roof project and has said it generally requires a full replacement of an older tile roof rather than matching tiles, so a buyer and the buyer's insurer will want the roof's permit date and approval. We gather them before listing.

Your Local Real Estate Experts

Single Family Homes at The Strand owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read the association's notices, the county's deed history for all 121 homes, FEMA's maps for every address and every recent single-family sale.

McGreevy and Comisar are the Domain Realty team behind this 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 these homes sit in. As Top 1% Real Estate Agents Nationally Since 2008, they bring the same record-first approach to every Strand neighborhood, from The Links at The Strand and Mango Cay at The Strand to Trophy Club at The Strand and Wedge Wood 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.

What Our Clients Say

McGreevy and Comisar is a top-reviewed Strand single-family realtor on Google, and the quotes below are genuine five star client reviews reproduced in the reviewer's own words. We publish no aggregate score and no star rating widget. Read the full set on the McGreevy and Comisar Google Business Profile.

★★★★★ “Marc and Jesse were amazing to work with AGAIN! We just sold our 3rd home with them and couldn't have been happier! If we ever move again we'll always call Jesse and Marc!” Verified Google review

★★★★★ “Marc was great! He helped us find a place that matched our needs, without trying to upsell us into something too big. And he's helped us settle into the area. 100% recommendation!” Verified Google review

★★★★★ “Marc is one of the most down to earth realtors that really listens to your needs and is exceptional at finding the right house.” Verified Google review

★★★★★ “We highly recommend Marc Comisar for your real estate needs. He was very knowledgeable. If he didn't know an answer, he would do research until he did. Marc is pleasant, timely, and listened to our wants and needs. He went above and beyond to make sure we found our forever home. Thank you, Marc!” Verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

Frequently Asked Questions, Buyer Edition

These Single Family Homes at The Strand buyer questions are answered from the association's published pages and notices, the master association's records, 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.

What is Single Family Homes at The Strand?

The 121 detached single-family homes governed by The Strand Homeowners' Association, Inc. (Florida document N97000001447) inside The Strand, a gated golf community in North Naples. The master association's 2026 ballot lists it as "Single Family Homes," with 121 votes.

Which streets are in the single-family association?

Whisperwood Court, Rolling Oaks Court, Rolling Pines Drive, Marble Court, Amberwood Drive and Barclay Lane, the six roadways the association named in its 2023 repaving notice, plus three lots addressed on Strand Boulevard beside the Barclay entrance, which bring the county roll's count to 121.

How many homes are in the association?

121, per the 2026 ballot and the county roll: 26 on Whisperwood Court, 13 on Rolling Oaks Court, 15 on Marble Court, 11 on Rolling Pines Drive, 26 on Amberwood Drive, 27 on Barclay Lane and 3 on Strand Boulevard.

Is Barclay Lane part of the same association as Whisperwood Court?

Yes. The association's 2023 repaving notice lists both, and the county's public parcel layer shows association-owned tracts in the replats of both streets. The two sit in separate pods, but share one association, manager and fee.

Who built the homes?

Many builders. The lots sold as vacant land, mostly in 1998 and 1999, and the county sales file names building companies such as Vision Builders, Vanderbilt Homes, Empire Builders of Collier, Vicon Homes and Beachtree Homes among the lot buyers; many owners bought a lot and hired their own builder.

When were the homes built?

Mostly from 1998 to 2005 by the county roll: 13 in 1998, 29 in 1999, 31 in 2000, 19 in 2001, 11 in 2002, then a handful through 2007, and two in 2016 and 2019.

How big are the homes and lots?

The 24 homes sold on the MLS since 2022 had 2,462 to 4,892 square feet of living area; lots run 0.25 to 0.46 acres on the county roll, median 0.32.

Do all the homes have pools?

Yes, by the county record: all 121 lots carry a pool on the 2026 preliminary roll, and 100 also carry a spa.

Which streets back to water or preserve?

On the aerial, Amberwood Drive loops around its own lake; Marble Court and Rolling Pines Drive back onto a wooded preserve; Whisperwood Court, Rolling Oaks Court and Barclay Lane mix lake and golf views. Each lot differs, so we check the specific backyard.

What is for sale now?

On September 26, 2026 nothing: no single-family home on the six streets was active or pending in the Southwest Florida MLS Matrix. Call Marc at (239) 287-5873 to hear about homes before they list.

What have the homes sold for recently?

Four sold in the last twelve months, from $898,900 to $2,000,000, at a median of $1,650,000 (even count, the mean of $1,550,000 and $1,750,000). Over 36 months, fourteen sold at a median of $1,775,000 (Southwest Florida MLS Matrix, pulled September 26, 2026).

What is the most a single-family home here has sold for?

In the five-year MLS record, $2,895,000, a six-bedroom home of 4,892 square feet on Rolling Pines Drive that closed at its asking price in October 2023 after 6 days.

What are the HOA fees?

$1,525 a quarter for 2026, $6,100 a year, per the association's forms page, with a buyer's capital contribution of one quarter's assessment at closing. Whether it includes the master association's share is not published; the estoppel certificate confirms it.

Does the fee include lawn care?

The association's landscaping contractor mows on a posted schedule and runs the irrigation clocks centrally, per the association's notices; the exact scope sits in the owners-only documents, so confirm it on the estoppel package.

Does the fee include the roof?

No. The roof is the owner's to maintain and insure, and every roof project needs the association board's approval under section 4.1 of the covenants.

Is Club at The Strand membership mandatory?

Yes. The club's 2026 Membership Brochure makes Social membership mandatory for every Strand homeowner, with no initiation fee and $4,162 in 2026 dues; golf and sport memberships are optional.

Is there a CDD?

No. Florida Commerce's Official List of Special Districts lists no community development district for The Strand.

What are property taxes on these homes?

On the 2026 preliminary roll, the median tax was $7,035.91 for the 82 homesteaded homes (even count, the mean of the middle pair) and $11,251.15 for the 39 non-homestead homes. A buyer's bill resets toward the purchase price.

Is it a 55+ community?

No. No public association or master document restricts age, and The Strand is not a 55+ community.

Do I need the association's approval to buy?

Yes, in practice. Every sale runs through the association's Tenant Evaluation application, community code 14703, which may request a credit report, background check and income verification, and "the community association and its Board of Directors make the final decision."

Can I rent out a single-family home?

Yes, for 30 days or more under The Strand's master declaration, with every tenant screened through the association's Tenant Evaluation application. Any added single-family lease limits are in the owners-only documents; we read them for you before an offer.

Can I run a business from home?

A home office, yes; a business that brings non-residents to the house, no. Section 10.27 of the declaration, as the association's 2022 notice summarizes it, bars business "that involves people coming onto the property who do not reside there."

Can I have a dog?

Yes. The Strand's master declaration allows two domestic animals per parcel, and the association's rules follow the master association's 2022 pet restrictions; no public document sets a weight limit for these homes.

What flood zone are the homes in?

Mostly Zone X. On FEMA's effective map, 111 of the 121 address points are unshaded Zone X, 4 on Barclay Lane are shaded Zone X, and 6 are Zone AH: three on Barclay Lane, one on Marble Court and two of the Strand Boulevard lots. FEMA's preliminary maps put all 121 in unshaded Zone X (queried September 29, 2026).

Do I need flood insurance?

A lender will require it if the home's structure is in the AH area on the effective map; elsewhere it is optional and usually inexpensive in Zone X. An elevation certificate settles the question for a specific home.

What schools serve the single-family streets?

Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per Collier County Public Schools' database, which returned the same three for every address on the six streets.

Who manages the association?

Seacrest Southwest Property Management, per the association's management page, with a community association manager reachable through Seacrest Southwest's office at (239) 261-3440 and an owner portal for payments.

What happens to my roof after a hurricane?

If tiles are damaged, the association's 2022 policy says the board "will not approve simply replacing damaged tiles with new tiles but will require full replacement of the roof" in most cases, because an exact tile match on an older roof is rarely possible. Check the roof's age and your policy's roof coverage before you buy.

How does this neighborhood compare with The Links?

It is larger (121 homes against 54), with bigger lots and plans and a five-year median about $607,500 higher, a published fee and buyer screening; The Links offers a golf view from every home and no transfer approval. See the comparison section above.

Who is the best realtor for Single Family Homes at The Strand?

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, who tracked every one of the 24 single-family MLS closings of the last five years and every recorded deed on the 121 lots for this guide. Call Marc at (239) 287-5873 to buy or Jesse at (239) 898-6072 to sell.

Frequently Asked Questions, Seller Edition

These Single Family Homes at The Strand seller questions are answered from the Southwest Florida MLS Matrix, pulled September 26, 2026, the Collier County record, the association's published pages and Florida law. Each answer names its source, and every figure states its window and its count, so a seller can check it against the record.

What is my single-family home in The Strand worth?

It depends on your street, your plan and your roof. Fourteen homes sold in the last 36 months at a median of $1,775,000 (even count, the mean of $1,750,000 and $1,800,000), from $898,900 to $2,895,000. Start with a free Strand home valuation and Jesse will send the sales that fit your home.

How long does it take to sell?

The median was 35 days on market across the 36-month sales with a marketing period (even count, the mean of 33 and 37), but the range ran from 0 to 218 days, and the slow sales were priced above the street's recent range (Southwest Florida MLS Matrix).

What is the best time of year to list?

Fall, to be live for the winter buyers who tour The Strand from December to April. Five of the 14 sales in the last 36 months closed from January to June, and the most recent closed in September with 0 days on market.

Is it a buyer's or a seller's market on these streets right now?

A seller's market in supply terms: on September 26, 2026 no single-family home on the six streets was listed or pending, against four sales in the last twelve months. Price still decides the outcome, as the 177- and 218-day sales of 2025 show.

Should I price off The Strand's overall median?

No. The Strand's twelve-month median was $610,000, a condominium number. The single-family streets have their own record: $1,775,000 over 36 months, and $1,550,000 to $2,400,000 for the four-bedroom-plus-den homes that make up most sales.

Does my street change my price?

Yes. Over five years, Amberwood Drive's four sales ran $1,849,000 to $2,400,000 and Whisperwood Court's seven had a $1,750,000 median, while Barclay Lane's five had a $1,128,000 median on smaller lots (Southwest Florida MLS Matrix; every street under ten sales).

Does a den or a fifth bedroom add value?

In the record, yes. All eleven four-bedroom-plus-den sales in five years closed at $1,550,000 or more, while the three four-bedroom homes without a den closed at $950,000 to $1,849,000.

Do I need the association's approval to sell?

Your buyer must be approved. The association routes every sale through Tenant Evaluation, community code 14703, and its board makes the final decision; we start the application at contract.

Who pays the capital contribution?

The buyer. The forms page says the "Capital Contribution is one quarter of assessments collected from buyer at closing," $1,525 at the 2026 rate.

Can I put up a For Sale sign?

Yes, within the association's size rules; its 2020 notice says "real estate, political and home security signs are allowed depending on size."

Can I hold an open house?

Open houses run through The Strand's staffed gate, so we register visitors in advance with the gatehouse and follow the master association's access rules; many single-family buyers here tour by private appointment instead.

How many estoppel certificates does a sale need?

Two in most cases: the single-family association's and The Strand master association's, each stating what is owed and any special assessment adopted, under section 720.30851. The single-family certificate should also confirm whether the master share is in its bill.

Who pays the estoppel fees?

Florida law caps estoppel fees under section 720.30851, and the purchase contract decides who pays them; we confirm it in yours before you sign.

What documents must I give a buyer?

The homeowners' association disclosure summary required by section 720.401, plus the governing documents the buyer requests. Because the association keeps its documents in an owners-only section, we download the set from your owner login at listing.

Will buyers ask about the flood zone?

Yes, especially on Barclay Lane, Marble Court and the Strand Boulevard lots, where six address points are Zone AH on FEMA's effective map. Four streets are entirely Zone X, and the preliminary maps show all 121 homes in Zone X; an elevation certificate answers it for your home.

Will my roof hold up a sale?

It can. The association requires board approval for every roof project and has said it will generally require full replacement of older tile roofs rather than tile matching, and insurers price roof age hard. A roof replaced since 2017 with its permit and approval is a selling point; an original roof should be priced in.

Should I get a wind mitigation inspection before listing?

Yes. It documents roof shape, roof-to-wall connections and opening protection under section 627.0629, and it lets a buyer quote insurance in the first week instead of the third.

What should I fix before listing?

Anything a buyer's inspector or insurer will flag first: roof, water heater age, pool equipment and cage screens, and any exterior change made without an ARB form. Cosmetic updates should stay within the association's original-design standard.

Do exterior changes I made need ARB approval on record?

They should have it. The association requires an ARB form for any exterior change, so a buyer's attorney may ask for approvals on a cage, roof, paint color or addition; we gather them from the manager before listing.

Do I owe anything to the association when I sell?

Only what is due through closing: your share of the current quarter's $1,525 assessment and any unpaid charges, as the estoppel certificate states. The capital contribution is the buyer's.

What does it cost to sell?

In Collier County the seller customarily pays the documentary stamp tax on the deed, $0.70 per $100 of price under section 201.02, the brokerage commission, the estoppel certificates and prorations; the buyer customarily pays the owner's title policy and chooses the closing agent. The contract controls each item.

Is the commission negotiable?

Yes. Commissions are always negotiable in Florida, and we set ours in writing at listing with every marketing item it pays for spelled out.

How do the club dues affect my sale?

Every buyer inherits a mandatory Social membership at $4,162 for 2026 with no initiation fee, which buyers from other clubs often see as a bargain; golf is an optional upgrade priced in the club's brochure.

What is the recent price trend?

Up, then level. The county's qualified median rose from $935,000 in 2021 to $1,879,500 in 2023, and has since held between $1.55 million and $2.3 million on thin counts; the MLS 36-month median is $1,775,000.

Why did one Barclay Lane home sell for $898,900 in 2025?

The record shows a three-bedroom home of 2,870 square feet that sold at its $898,900 list price with 0 days on market, and the county coded the deed as not qualified, which usually means the sale was not an ordinary open-market transfer. We do not treat it as a comparable for a marketed home.

How is my property tax prorated at closing?

Collier County taxes are paid in arrears each November, so the seller credits the buyer for the days owned in the current year; your homestead exemption ends with the sale, and the buyer's bill resets.

How do I compare my home with The Links and Sawgrass listings?

By price per square foot and by lot. Over five years the single-family streets sold at a median of $557.76 per living square foot, The Links at $425.17 and Sawgrass at $365.36, and the median single-family lot, 0.32 acres, is about two-thirds larger than the median Links lot of 0.19 acres.

Can I sell with a tenant in place?

Yes, if the lease allows showings and the buyer accepts it; the lease will have been screened by the association, and the buyer still applies through Tenant Evaluation.

Can an out-of-state owner sell remotely?

Yes. About one in four owners here has a mailing address outside Florida on the 2026 roll, and we handle showings, vendors, the association's application and a remote closing for owners who are not in Naples.

What happens if my home does not sell?

We re-read the street and plan comparables with you, adjust price or presentation, and time a relaunch for the winter season; in the record, the two slow sales of 2025 closed after 177 and 218 days at 92.54% and 90.74% of their list prices.

Should I sell to a buyer who calls me directly?

Get a valuation first. With nothing listed on the six streets, unsolicited offers arrive, and the recorded 36-month median of $1,775,000 is the number to test them against.

Can you sell my home off-market?

Yes. We keep a qualified-buyer database for The Strand and can market a home privately; the September 2026 Whisperwood Court sale closed with 0 days on market, the pattern of a price agreed before public launch.

Why list with McGreevy and Comisar?

Because we tracked every one of the 24 single-family closings of the last five years, mapped all 121 lots and read every association notice for this guide, and we bring the #1 team in Southwest Florida since 2012 to a market where nothing is listed today.

Should I call you before I decide to sell?

Yes. Call Jesse direct at (239) 898-6072, text or call, for a confidential read of your home against its street and plan before you decide anything.

Sources and Authoritative References

Every Single Family Homes at The Strand fact on this page comes from the association's published pages and notices, 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 Strand Homeowners' Association

1. Association home page, message board (read September 29, 2026)
2. Forms page: 2026 quarterly assessment $1,525, capital contribution, Tenant Evaluation code 14703
3. Tenant Evaluation sales and lease application
4. Architectural Review Board change or maintenance form (2022)
5. Property management page, Seacrest Southwest
6. Board of directors and 2026 meeting schedule
7. Important reference information page
8. Landscaping page
9. Roof Replacement/Repair notice (November 16, 2022)
10. Business use notice, Declaration section 10.27 (February 2, 2022)
11. Revised Rules and Regulations cover letter, revision 9 (December 2022)
12. Advertising signs notice (March 24, 2020)
13. Irrigation letter to owners (June 2026)
14. Irrigation usage and timers notice (2017)
15. Repaving notice naming the six roadways (May 17, 2023)
16. Asphalt member letter (April 28, 2023)
17. Asphalt paving letter (May 15, 2023)
18. Repaving communications page, 2023
19. President's message, September 6, 2023
20. President's message, September 2, 2024
21. Hurricane Ian message (October 2, 2022)
22. Hurricane Irma update (September 14, 2017)
23. Special notice to owners on storm insurance
24. ARB forms reminder (December 2017)
25. Mailbox letter
26. Bear sighting notice, Marble Court preserve
27. Wild animal sightings notice
28. Preparing your home when leaving town

Collier County Clerk, Official Records and Board Records

29. Collier County Ordinance 02-57, the Pelican Strand PUD (November 5, 2002)
30. Collier County Resolution 2001-468, Pelican Strand Replat 6 improvements
31. November 5, 2002 Board of County Commissioners agenda
32. Official records search, for the single-family declaration and any amendment
33. Declaration of Covenants, Conditions and Restrictions for The Links at the Strand (2000), for the comparison
34. Sawgrass at The Strand declaration of covenants, Pelican Strand Replat 2
35. Ana's Place covenants (1998)
36. Declaration of Condominium, Mango Cay II at The Strand (2006)
37. Trophy Club at The Strand, a Condominium
38. Wedge Wood II at Pelican Strand, a Condominium
39. The Pinnacle I at The Strand, a Condominium

The Strand Master Property Owners Association

40. Master association home page
41. 2026 annual meeting notice and ballot, 121 votes for Single Family Homes
42. 2025 annual meeting notice
43. Neighborhood roster
44. Property management page, Dorrill Management Group
45. Gate transponder form
46. Comcast page
47. October 2021 Comcast service letter
48. Notices page
49. The Links neighborhood page
50. Sawgrass neighborhood page
51. Ana's Place neighborhood page
52. Mango Cay neighborhood page

Neighborhood Associations Named on This Page

53. Eden at The Strand declaration, for the master-share collection clause
54. Eden at The Strand association site

The Club at The Strand

55. 2026 Membership Brochure
56. Membership page
57. Club home page
58. Golf page
59. Sports page
60. Dining page
61. Fitness and spa page
62. Pool page
63. Florida State Golf Association club record
64. Club + Resort Business, $2.4 million renovation (August 5, 2022)
65. Naples Daily News, 2014 sale of the club and golf course
66. Business Observer, September 12, 2014

Florida Division of Corporations

67. The Strand Homeowners' Association, Inc., N97000001447, formerly Pelican Strand Homeowners' Association
68. The Strand Master Property Owners Association, Inc., N97000001156
69. The Links at The Strand Homeowner's Association, N00000000819
70. Sawgrass at The Strand Homeowner's Association, N97000006343
71. Eden at The Strand Homeowners' Association, N99000006315

Florida Statutes and State Agencies

72. Section 720.303, association records, budgets and reporting
73. Section 720.30851, estoppel certificates
74. Section 720.401, homeowners' association disclosure summary
75. Section 720.3035, architectural control
76. Section 720.3085, payment for assessments and liens
77. Section 626.9744, property insurance claim settlement and matching
78. Section 627.0629, wind mitigation discounts
79. Section 201.02, documentary stamp tax on deeds
80. Florida Commerce, Official List of Special Districts
81. Florida Department of Revenue, documentary stamp tax
82. Florida Department of Revenue, Collier County levies table
83. Citizens Property Insurance, discounts
84. Florida Housing Finance Corporation, overview of the Florida Building Code
85. Florida Division of Emergency Management, Know Your Zone
86. Florida Agency for Health Care Administration, NCH North Naples Hospital
87. Florida Department of Health, verified trauma centers
88. Florida State Parks, Delnor-Wiggins Pass State Park

FEMA, NOAA, USGS and Federal Sources

89. FEMA National Flood Hazard Layer, all 121 address points (queried September 29, 2026)
90. FEMA preliminary National Flood Hazard Layer, all 121 address points (queried September 29, 2026)
91. FEMA Changes Since Last FIRM layers
92. FEMA Flood Map Service Center
93. FEMA Community Rating System
94. FEMA Risk Rating 2.0
95. National Hurricane Center, Storm Surge Risk Maps viewer
96. National Hurricane Center, Tropical Cyclone Report, Hurricane Ian
97. National Weather Service Miami, Hurricane Ian summary
98. National Weather Service Miami, Hurricane Irma report
99. USGS Elevation Point Query Service (seven street points, September 29, 2026)
100. USGS The National Map, NAIP Plus imagery service (aerial image on this page, public domain)

Collier County Government

101. Collier County GIS parcel layer, queried for the 121 homes and the association's six tracts (September 29, 2026)
102. Collier County GIS site address points layer
103. Hurricane evacuation zone layer (queried September 29, 2026)
104. Community development district layer
105. Planned Unit Developments layer
106. PUD Master List dated June 11, 2026
107. Floodplain Management page
108. August 2026 release on the proposed Flood Insurance Rate Map
109. 2024 flood protection newsletter
110. Building Bulletin 21, surveys and elevation certificates
111. Monthly building permit reports
112. Collier County Tax Collector, real estate taxes
113. Collier County Parks, North Collier Regional Park

Collier County Public Schools

114. CCPS zone records for Barclay Ln, school year 2026-2027
115. CCPS zone records for Whisperwood Ct
116. CCPS zone records for Amberwood Dr
117. CCPS zone records for Marble Ct
118. CCPS zone records for Rolling Oaks Ct
119. CCPS zone records for Rolling Pines Dr
120. CCPS public school zone lookup
121. CCPS 2026 Accountability Brief (July 1, 2026)
122. CCPS school and district grades page
123. Aubrey Rogers High School
124. WGCU, new Collier County high school opens (August 4, 2023)

Transportation, Commerce and Routing

125. FDOT, I-75 widening, project 452544-1
126. FDOT, I-75 at Immokalee Road, project 454099-1 fact sheet
127. FDOT, annual average daily traffic
128. Gulfshore Business, Livingston Road flyover design contract (July 2026)
129. WINK News, flyover design contract award (July 31, 2026)
130. Publix store #635, Pelican Strand, 5624 Strand Blvd
131. OSRM routing engine (routes measured September 2026)

Data Files Cited in Plain Text

132. Collier County Property Appraiser, 2026 tax roll (preliminary; parcels, buildings, values and taxes for all 121 homes and the association's six tracts), files dated August 29, 2026
133. Collier County Property Appraiser sales file, every recorded deed on the 121 lots from 1997 to August 2026 with the county's qualification codes
134. Collier County subdivision map layer, Pelican Strand Replats 1B, 4, 6 and Tract 15 (plat books and pages), files dated August 29, 2026
135. Southwest Florida MLS Matrix, Development THE STRAND, closed September 27, 2021 to September 26, 2026 plus actives and pendings, pulled September 26, 2026

Downloadable Documents

The official Single Family Homes at The Strand documents below are published by The Strand Homeowners' Association, the master association, the club, Collier County or Collier County Public Schools. They are the documents we read for this page, and the ones a buyer or seller should read before signing.

Market data from Southwest Florida MLS, pulled September 2026.

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