Stratford Place
Stratford Place is 448 townhomes and condos off Whippoorwill Ln in central Naples 34105. County sales, taxes, flood map and HOA law, by McGreevy and Comisar.
Stratford Place is 448 townhomes and condos off Whippoorwill Ln in central Naples 34105. County sales, taxes, flood map and HOA law, by McGreevy and Comisar.
By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated November 2026.
Stratford Place, the community buyers search for as Stratford Place Naples, is easy to describe on the public record. Stratford Place is 448 residences off Whippoorwill Lane in Naples, Florida 34105: 230 townhomes in Pinehurst at Stratford Place and 218 condominium units in Coventry at Stratford Place, Sections I to IV, with county roll years of 2004 and 2005. If you are comparing agents, our guide to the best real estate agents in Naples sets local agents side by side on the public record. For the community itself, Collier County shows 109 qualified recorded sales in the 60 months through mid-October 2026, from $255,000 to $475,000, at a $380,000 median.
McGreevy and Comisar are the team Stratford Place sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc, and the Domain Realty Group team is the #5 real estate team in Florida (RealTrends 2026). This page sets out what Stratford Place is and where it sits, how its two neighborhoods and three association layers fit together, how it came together in 2004 and 2005, the county's record of sales and price history, property taxes, the flood map by sampled address, Florida homeowners' association and condominium law, insurance by ownership form and the rebuilt I-75 interchange at Pine Ridge Road.
Stratford Place sits east of Whippoorwill Lane, about 0.8 mile south of Pine Ridge Road, in unincorporated Collier County; its mailing city is Naples and its ZIP code is 34105. Road routes from Stratford Place leave by Whippoorwill Lane, north to Pine Ridge Road or south to the roundabout at Marbella Lakes Drive and Hermosa Way, built in 2023; county notices describe Marbella Lakes Drive as the link to Livingston Road.
Stratford Place is 448 residences in two neighborhoods, 230 Pinehurst townhomes and 218 Coventry condominium units, and the right agent prices each home against its own neighborhood, floor area and the sales record the county holds. Sellers and buyers choose McGreevy and Comisar because we read that record, neighborhood by neighborhood, before we talk about a price.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
If you're searching for the best realtor for Stratford Place in Naples, whether you're ready to sell your home at Stratford Place 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. Our Domain Realty Group team is also the #5 real estate team in Florida (RealTrends 2026).
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day.
Stratford Place market (Collier County recorded sales, county records through mid-October 2026): 109 qualified recorded sales in 60 months across all brokerages · median $380,000 · $255,000 to $475,000 · newest qualified sale July 17, 2026
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. We tracked every qualified recorded sale the county file holds for the 448 residences at Stratford Place, 1,120 sales from 2004 through mid-October 2026; we read the 2026 county tax roll for all 448 residences; we read the county's address records for Hampton Circle, Oxford Lane, Albany Court, Tiffany Lane and Henley Street; we read the county's copy of the effective FEMA flood map at five sampled addresses, one on each street, along with the county's evacuation-zone and Coastal High Hazard Area maps; we read the 2009 state arbitration order that describes the associations; we read Florida's condominium project list for the four Coventry sections; and we measured drive times from the Tiffany Lane end of Stratford Place with one routing method.
Honors and recognition:
Selling your home at Stratford Place? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, see why sellers rank us among the best real estate agents in Naples, or call Jesse direct at (239) 898-6072.
Buying a townhome or condo at Stratford Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers. Our guide to buying a home in Naples walks through offers, inspections, insurance and closing costs. You can also contact us or read about the team.
A seller at Stratford Place gets a price built from the county record for the right neighborhood, the right floor area and the right Coventry section, not from a community-wide average. The 60-month window leads, with 109 qualified sales from $255,000 to $475,000 at a $380,000 median and $241 per county heated square foot, and we say plainly which window and which neighborhood we are quoting, because a Pinehurst townhome and a Coventry condominium unit sit under different documents and carry different sales records.
At listing we gather what the buyer is owed. A Pinehurst buyer receives the homeowners' association disclosure summary before signing (s. 720.401), and a Coventry buyer receives the resale documents that Chapter 718, Florida Statutes, the condominium law, requires. Because no Stratford Place association publishes a current assessment on a public record we can cite, we have the closing agent request the estoppel certificate early, so the buyer sees what the home owes while the contract is still moving. We also value Naples homes every week; our Naples home valuation page and our guide to selling a home in Naples set out the steps.
A buyer at Stratford Place gets the questions that matter before the offer. Is the home in Pinehurst or in Coventry, and which section? Which floor area is it, 1,580 or 1,715 square feet in Pinehurst, or one of four Coventry plans from 1,438 to 1,857? What does the declaration say about leasing and pets, and what does a title search say about the form of ownership of a Pinehurst townhome?
We point each answer at the document that governs it. Leasing and pet terms live in each neighborhood's declaration and rules, and for Pinehurst's homeowners' associations Florida's s. 720.306(1)(h) says a rental restriction adopted after July 1, 2021 generally binds only owners who consent or who take title after it, except that an association may prohibit rentals shorter than six months or more than three rentals a year for every owner. We also set Stratford Place beside its comparison communities on the same county yardstick.
County recorded sales matter at Stratford Place because they are the one price record every home shares. The county file holds 11 qualified sales in the last 12 months, 51 in the last 36 months and 109 in the last 60 months, from $255,000 to $475,000 at a $380,000 median, with the newest recorded on July 17, 2026.
These are qualified recorded sales over $100,000 from the county file, and every figure is a market total across all brokerages. With 11 sales in 12 months, a single sale moves the picture, so we name the window, the neighborhood and the floor area behind every number, and we never mix a 12-month count with a 60-month median.
Pinehurst and Coventry deserve separate prices because they are different products with different sales records. Over 60 months Pinehurst's 230 townhomes recorded 59 qualified sales from $255,000 to $475,000 at a $389,000 median, and Coventry's 218 condominium units recorded 50, from $305,000 to $455,000 at a $370,000 median, a difference of $19,000 between the two medians.
The shorter windows are thinner. In 24 months Pinehurst recorded 11 sales and Coventry 19, and in 12 months Pinehurst recorded 6 sales and Coventry 5, too few in either neighborhood for a median. Pinehurst has two county floor areas and Coventry has four, so a fair comparison starts with the neighborhood and then the plan.
The floor area and the Coventry section matter because the sales ranges differ. In the last 36 months Pinehurst's 1,580 sq ft townhomes recorded 17 qualified sales from $320,000 to $400,000, and its 1,715 sq ft townhomes recorded two sales, both at $375,000. Coventry's 1,438 sq ft units recorded 14 sales from $310,000 to $389,000, the 1,536 sq ft units 8 from $305,000 to $365,000, the 1,797 sq ft units 7 from $340,000 to $455,000 and the 1,857 sq ft units 3 from $347,500 to $430,000.
By section, Coventry Section I recorded 8 sales from $305,000 to $455,000, Section II 9 from $327,000 to $430,000, Section III 7 from $310,000 to $375,000 and Section IV 8 from $315,000 to $407,000. With counts this small we give counts and ranges, never a median for a subset.
A flood zone matters address by address because the map shifts between streets. On the county's copy of the effective FEMA flood map, four of five sampled Stratford Place addresses, on Hampton Circle, Albany Court, Tiffany Lane and Henley Street, read Zone X, minimal flood hazard, and the sampled Oxford Lane address reads shaded Zone X, the 0.2 percent annual chance area.
Flood zones are read address by address; a sample is not a determination for any one home, and a lender's flood determination for the specific address is the one that counts. A lender decides flood insurance from its own determination for the home; Zone X and shaded Zone X are outside the special flood hazard area, a lender can still require coverage, and floods can happen in any zone. Stratford Place's sampled addresses sit on FEMA panel 12021C0403J, effective February 8, 2024.
The ownership form matters because it decides who insures what. Pinehurst at Stratford Place is governed as a homeowners' association under Chapter 720, Florida Statutes, as the 2009 state arbitration order describes its four sections, and Florida's condominium project list carries the four Coventry sections but no Pinehurst condominium; the recorded Pinehurst declaration sets the form of ownership for each townhome, and a title search confirms it.
For Coventry the condominium law is specific: the association must carry property insurance at replacement cost under s. 718.111, and the unit owner is responsible for interior finishes, fixtures, appliances and personal property. Who insures a Pinehurst townhome's structure is set by the Pinehurst declaration; a buyer's insurance agent reads it before quoting.
Florida law gives a buyer rights that expire, so the reading comes before the offer. Under s. 720.401, Florida requires a homeowners' association disclosure summary before a buyer signs; a buyer who did not get it may cancel by written notice within 3 days after receiving it or before closing, whichever comes first.
For a Pinehurst resale, the association must issue an estoppel certificate within 10 business days of a written request (s. 720.30851), and under s. 720.3085 a buyer is jointly liable with the seller for assessments that came due before the transfer, which is why the estoppel certificate matters. Coventry's resale documents and estoppel certificate follow Chapter 718, Florida Statutes, the condominium law.
Selling your home at Stratford Place? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying at Stratford Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.
Stratford Place comes down to ten facts that carry the county and state record for its two neighborhoods, sales, taxes, flood map and associations. Every figure names its window and its source, and the county records run through mid-October 2026, so a reader can check each one against the record it comes from.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 70; county copy of the effective FEMA flood map panel 12021C0403J, five sampled addresses, read November 6, 2026; Collier County address records, read November 6, 2026).
Stratford Place is 448 residences off Whippoorwill Lane in Naples, Florida 34105: 230 townhomes in Pinehurst at Stratford Place and 218 condominium units in Coventry at Stratford Place, Sections I to IV, with county roll years of 2004 and 2005.
Data updated: November 2026 (Collier County public property roll, download dated October 27, 2026; Collier County address records, read November 6, 2026; Collier County 2026 tax roll, millage area 70; 2009 state arbitration order and Florida's condominium project list).
Item | Fact |
|---|---|
Name | Stratford Place |
Residences | 448: 230 townhomes (Pinehurst at Stratford Place) and 218 condominium units (Coventry at Stratford Place, Sections I to IV) |
Pinehurst | 230 townhomes on the county's STRATFORD PLACE plat: Hampton Circle 142, Oxford Lane 54, Albany Court 34; four sections of 66, 68, 62 and 34 (2009 state arbitration order) |
Coventry | 218 condominium units: Section I 50, Section II 56, Section III 56, Section IV 56, on Tiffany Lane and Henley Street; 28 building addresses (25 of eight units, three of six) |
Common tracts | 18 on the STRATFORD PLACE plat (county roll) |
Roll years | 2004 (208 residences) and 2005 (240) |
County heated area | 1,438 to 1,857 sq ft: Pinehurst 1,580 or 1,715; Coventry 1,438, 1,536, 1,797 or 1,857 |
Associations | A master association; a Recreation Association for each neighborhood; a neighborhood association for each section (2009 state arbitration order) |
Law | Chapter 720 (master and Pinehurst); Chapter 718 (Coventry) |
ZIP, city, jurisdiction | 34105, Naples mailing city, unincorporated Collier County |
Millage area | 70, 9.3696 mills |
Fire levy (tax roll) | North Collier Fire Control, 1.0000 mill |
Flood (five sampled addresses) | Four Zone X, one shaded Zone X (Oxford Lane); panel 12021C0403J, effective February 8, 2024 |
Evacuation | Zone D (sampled at Tiffany Lane), outside the Coastal High Hazard Area |
Non-ad valorem | On all 448 bills, $270 at most |
No. Buyers who type "Stratford Place Naples" reach several places that share part of the name. This page is about Stratford Place, the 448-residence community of Pinehurst at Stratford Place and Coventry at Stratford Place off Whippoorwill Lane, Naples 34105. It is not The Stratford at Pelican Bay, the Stratford Place condominiums in Fort Myers, Pinehurst Circle, Pinehurst Estate, the Pinehurst condominium on Marco Island, Coventry Square, Pinehurst in North Carolina, or Coventry and Stratford-upon-Avon in England.
When a county record, a title report or a listing names a Stratford Place home, the street will be Hampton Circle, Oxford Lane, Albany Court, Tiffany Lane or Henley Street, with the ZIP code 34105.
Stratford Place in Naples FL is a community of 448 residences made up of two neighborhoods: Pinehurst at Stratford Place, 230 townhomes on the county's STRATFORD PLACE plat, and Coventry at Stratford Place, 218 condominium units recorded as four condominium sections. One master association governs the whole.
Every residence carries a 2004 or 2005 county roll year, and county heated area runs from 1,438 to 1,857 square feet. Pinehurst's townhomes and Coventry's condominium units sit under different Florida laws, which is why the rest of this guide keeps the two neighborhoods apart wherever the law, the documents or the sales differ.
Stratford Place sits east of Whippoorwill Lane, about 0.8 mile south of Pine Ridge Road, in unincorporated Collier County; its mailing city is Naples and its ZIP code is 34105.
The entrance is off Whippoorwill Lane. Pine Ridge Road is the cross street that carries drivers to the interstate and to the shopping along its length, and the community sits south of it, reached by Whippoorwill Lane.
Stratford Place is in ZIP code 34105, with a Naples mailing address, but it is not inside the City of Naples. Every Stratford Place residence pays the unincorporated county general levy on its 2026 tax bill, so the community is in unincorporated Collier County with a Naples mailing address.
That levy is 0.6844 mills on the 2026 county roll, and it appears on all 448 residences in millage area 70. The mailing city tells you where the post office delivers; the tax bill tells you which government levies on the home.
Pinehurst's 230 townhomes are on Hampton Circle (142), Oxford Lane (54) and Albany Court (34); Coventry's 218 condominium units are on Tiffany Lane and Henley Street. County street numbers run 759 to 1084 on Hampton Circle, 1088 to 1297 on Oxford Lane and 1006 to 1083 on Albany Court.
Coventry's streets divide by section. Section I is on Tiffany Lane, numbers 1415 to 1455. Section II is on Henley Street, 1365 to 1375, and Tiffany Lane, 1380 to 1410. Section III is on Henley Street, 1320 to 1355, and Section IV is on Henley Street, 1280 to 1315.
Road routes from Stratford Place leave by Whippoorwill Lane, north to Pine Ridge Road or south to the roundabout at Marbella Lakes Drive and Hermosa Way, built in 2023; county notices describe Marbella Lakes Drive as the link to Livingston Road.
That gives two ways out of the entrance road: north on Whippoorwill Lane to Pine Ridge Road, or south to the roundabout. Drive times to shopping, parks, hospitals and the beaches are measured from the Tiffany Lane end of Stratford Place without traffic, and in season real drives run longer.
Stratford Place sits about 0.8 mile south of Pine Ridge Road, and Interstate 75 lies to the east. Stratford Place reaches I-75 at the Pine Ridge Road interchange (Exit 107), north on Whippoorwill Lane and east on Pine Ridge Road.
The interchange has been rebuilt as a diverging diamond, a pattern in which left turns onto the interstate flow without waiting for oncoming traffic. FDOT's own project pages carry the dates and the work still under way.
Stratford Place has 448 homes: 230 townhomes in Pinehurst at Stratford Place and 218 condominium units in Coventry at Stratford Place. The 2009 state arbitration order counts Pinehurst's four sections at 66, 68, 62 and 34 townhomes, and Florida's condominium project list carries Coventry's four sections at 50, 56, 56 and 56 units.
Those two counts add to the 448 residences on the county roll. All 448 carry a 2004 or 2005 roll year on the 2026 county roll; the 18 other parcels on the plat are common tracts.
The total acreage of Stratford Place is not something we can cite from a public record, so this guide prints no figure and no density. What the county roll does show is the plat: the STRATFORD PLACE plat carries 18 common tracts on the county roll alongside the 230 townhomes, and listing descriptions mention lake and preserve views from some homes.
The total acreage of Stratford Place: Information not available at time of publishing (checked 2026-11-06).
Around Stratford Place, the mapped neighbors are Mariposa at Whippoorwill to the north, Marbella Lakes to the south and southwest and Aviano to the southwest, with Interstate 75 to the east.
Each of those is a separate community with its own association, documents and sales record. Nothing about a neighbor's amenities, fees or rules carries over to Stratford Place.
No. Mariposa at Whippoorwill and Marbella Lakes are separate communities on the map around Stratford Place, each with its own name, association and documents. Stratford Place is the 448-residence community of Pinehurst at Stratford Place and Coventry at Stratford Place.
A home's address, its association and its recorded declaration identify which community it belongs to, and the Stratford Place streets are Hampton Circle, Oxford Lane, Albany Court, Tiffany Lane and Henley Street.
No. The clubhouse on Marbella Lane belongs to Marbella Lakes, a separate community to the south; it is not part of Stratford Place.
Because Marbella Lakes lies south of Stratford Place on the same road system, listings and maps sometimes blur the two. Ask which association a facility belongs to before you count it as part of a home.
No community development district appears in the association structure the 2009 state arbitration order describes, and each home's tax bill names every non-ad valorem charge on it. On the 2026 county roll, all 448 residences carry a non-ad valorem charge of $270 at most.
Because the bill names the charge, the bill is where to check it. Ask the seller for the current tax bill before you write an offer.
Stratford Place is made up of Pinehurst at Stratford Place, 230 townhomes, and Coventry at Stratford Place, 218 condominium units, and one master association governs the whole, with a Recreation Association for each neighborhood and a neighborhood association for each section. The two neighborhoods share a name and a master association but sit under different Florida laws.
Data updated: November 2026 (2009 state arbitration order and Florida's condominium project list).
Item | Pinehurst at Stratford Place | Coventry at Stratford Place |
|---|---|---|
Product | Townhomes | Condominium units |
Residences | 230 | 218 |
Streets | Hampton Circle, Oxford Lane, Albany Court | Tiffany Lane, Henley Street |
Sections | Four, of 66, 68, 62 and 34 townhomes | Four, of 50, 56, 56 and 56 units |
Governing law | Chapter 720, homeowners' associations (2009 state arbitration order) | Chapter 718, condominiums |
Florida condominium project list | Not on the list | All four sections on the list |
The two neighborhoods of Stratford Place are Pinehurst at Stratford Place and Coventry at Stratford Place. Pinehurst is 230 townhomes on Hampton Circle, Oxford Lane and Albany Court. Coventry is 218 condominium units in four sections on Tiffany Lane and Henley Street.
A Recreation Association serves each neighborhood, and a neighborhood association serves each section, as the 2009 state arbitration order describes. One master association sits over both.
The 2009 state arbitration order describes Stratford Place as a planned unit development made up of Pinehurst at Stratford Place and Coventry at Stratford Place. That wording is the order's own, and it matches the community's two-neighborhood structure.
The county zoning ordinance and recorded plat book for Stratford Place: Information not available at time of publishing (checked 2026-11-06).
Pinehurst at Stratford Place is governed as a homeowners' association under Chapter 720, Florida Statutes, as the 2009 state arbitration order describes its four sections, and Florida's condominium project list carries the four Coventry sections but no Pinehurst condominium; the recorded Pinehurst declaration sets the form of ownership for each townhome, and a title search confirms it.
The practical difference is the law. Chapter 720 governs a homeowners' association, and Chapter 718 governs a condominium, so rental rules, insurance and resale documents follow different statutes in the two neighborhoods.
Yes. Coventry at Stratford Place is a condominium, and Florida's condominium project list carries all four sections. Under s. 718.103, each unit comes with an undivided share of the common elements.
Florida's condominium project list records the four Coventry declarations on May 7, 2004 (Section I), September 22, 2004 (Section II), December 6, 2004 (Section III) and April 6, 2005 (Section IV). The list names "Coventry at Stratford Place Recreation Assn, Inc." as the managing entity for all four.
Pinehurst divides into four sections of 66, 68, 62 and 34 townhomes, which is 230 in all, as the 2009 state arbitration order counts them. Coventry divides into Section I with 50 units and Sections II, III and IV with 56 units each, which is 218 in all.
Added together, the two neighborhoods make the 448 residences on the county roll. A home's section decides which neighborhood association and which set of documents applies to it.
The STRATFORD PLACE plat carries 18 common tracts on the county roll alongside the 230 townhomes, and listing descriptions mention lake and preserve views from some homes. Common tracts are parcels held for shared use rather than for a residence.
The 2009 state arbitration order describes two Recreation Associations, one for Coventry and one for Pinehurst, established to maintain the recreational facilities, lawns and landscaping.
All 448 residences carry a 2004 or 2005 roll year on the 2026 county roll; the 18 other parcels on the plat are common tracts. No record we can cite places new construction inside Stratford Place.
That makes Stratford Place a fully built community, and every sale there is a resale of an existing home.
Stratford Place came together in 2004 and 2005. The county roll gives every Stratford Place residence a 2004 or 2005 roll year: 208 in 2004 and 240 in 2005. Florida's condominium project list records the four Coventry declarations between May 7, 2004 and April 6, 2005.
Data updated: November 2026 (Collier County public property roll, download dated October 27, 2026; Florida's condominium project list; Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
Neighborhood or section | Residences | 2004 roll year | 2005 roll year |
|---|---|---|---|
Pinehurst at Stratford Place | 230 | 94 | 136 |
Coventry Section I | 50 | 42 | 8 |
Coventry Section II | 56 | 56 | 0 |
Coventry Section III | 56 | 16 | 40 |
Coventry Section IV | 56 | 0 | 56 |
Total | 448 | 208 | 240 |
Date | What happened |
|---|---|
May 7, 2004 | Coventry Section I declaration recorded |
2004 | 208 residences reach the county roll; 245 qualified sales are recorded |
September 22, 2004 | Coventry Section II declaration recorded |
December 6, 2004 | Coventry Section III declaration recorded |
April 6, 2005 | Coventry Section IV declaration recorded |
2005 | 240 residences reach the county roll; 346 qualified sales are recorded |
2006 | Yearly median $310,000 on 25 qualified sales |
September 23, 2009 | The state arbitration order describing the associations |
2009 to 2012 | Yearly medians from $115,000 to $133,000 |
September 10, 2017 | Hurricane Irma, final landfall near Marco Island |
2021 | 51 qualified sales, the most since 2005 |
September 28, 2022 | Hurricane Ian |
2022 | Yearly median $402,100, the highest on the file |
2023 | The file's high price, $475,000; the Whippoorwill Lane roundabout at Marbella Lakes Drive is built |
February 8, 2024 | The current FEMA flood map panel takes effect |
June 1, 2026 | Scheduled switch to the diverging diamond at I-75 and Pine Ridge Road |
June 18, 2026 | County Pine Ridge Road corridor 60 percent design meeting, per county notices |
July 17, 2026 | Newest qualified sale on the county file |
The 2004 and 2005 rows and the all-time figures include the first sales of new homes and the resales that followed in the build-out years, which is why those two years show more qualified sales than Stratford Place has residences.
Listing records attribute Stratford Place to Pulte Homes; no public record we can cite confirms the builder. The recorded declarations are where the original declarant is named.
The builder and the original declarant of Stratford Place: Information not available at time of publishing (checked 2026-11-06).
Stratford Place was built in 2004 and 2005 on the county roll. The county roll gives every Stratford Place residence a 2004 or 2005 roll year: 208 in 2004 and 240 in 2005.
The first Coventry declaration was recorded on May 7, 2004, and the last on April 6, 2005, so the community filled in over roughly two years.
Pinehurst's 230 townhomes split 94 in 2004 and 136 in 2005. Among Coventry's sections the split is cleaner: Section II is entirely 2004 (56 units) and Section IV entirely 2005 (56 units), while Section I is 42 in 2004 and 8 in 2005 and Section III is 16 in 2004 and 40 in 2005.
Taken together, 208 residences reach the roll in 2004 and 240 in 2005. Buildings from the same roll year were permitted in the same building-code period, which matters when a buyer asks about roofs and openings.
Florida's condominium project list records the four Coventry declarations on May 7, 2004 (Section I), September 22, 2004 (Section II), December 6, 2004 (Section III) and April 6, 2005 (Section IV).
The list names "Coventry at Stratford Place Recreation Assn, Inc." as the managing entity for all four. The source is the Florida Department of Business and Professional Regulation's Division of Florida Condominiums, Timeshares and Mobile Homes, in an extract of October 28, 2026.
By 2009 the master board was made up of directors appointed by the two Recreation Associations, as the state arbitration order describes. The order refers to an owner-controlled structure in 2009, and no record we can cite gives a turnover date.
That is the extent of the public record on control, and it is why a buyer asks the manager for the current board and meeting notices through the association's owner portal.
The county file holds 245 qualified sales in 2004, from $154,700 to $289,100 at a $186,700 median, and 346 in 2005, from $174,000 to $367,500 at a $234,300 median. In 2006 the file holds 25 qualified sales at a $310,000 median.
The 2004 and 2005 rows and the all-time figures include the first sales of new homes and the resales that followed in the build-out years, which is why those two years show more qualified sales than Stratford Place has residences.
The county file's yearly medians fell to $133,000 in 2009, $124,250 in 2010, $115,000 in 2011 and $124,500 in 2012, the low years of the file. The median reached $174,000 in 2013 and $214,000 in 2015.
These are the file's own yearly medians for qualified recorded sales, stated without a cause. The county file does not say why a year's median moved, and a median shifts with the mix of homes that sold.
No. All 448 residences carry a 2004 or 2005 roll year on the 2026 county roll; the 18 other parcels on the plat are common tracts. Nothing recorded for Stratford Place points to new construction on the plat.
For a buyer, that means every home is an existing home with a documented roll year, and the question is its condition, its documents and its price against the record.
Stratford Place's 60-month county record shows a $380,000 median on 109 qualified sales, and that is where a fair number begins. To see what your own townhome or condo would carry in today's market, request a free home valuation, or if you are buying, learn how we represent buyers.
Selling at Stratford Place? Call Jesse direct at (239) 898-6072 and we will build the number from the sales for your neighborhood, floor area and section. Buying at Stratford Place? Call Marc at (239) 287-5873 and we will walk you through the documents, the flood reading for the address and the recent sales before you write an offer.
Stratford Place's Pinehurst neighborhood, Pinehurst at Stratford Place, holds 230 townhomes on Hampton Circle (142), Oxford Lane (54) and Albany Court (34), in two county floor areas: 167 townhomes of 1,580 square feet and 63 of 1,715. County roll years are 94 in 2004 and 136 in 2005.
Data updated: November 2026 (Collier County public property roll, download dated October 27, 2026; Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Collier County 2026 tax roll, millage area 70).
Street | 1,580 sq ft | 1,715 sq ft | Townhomes | Number range |
|---|---|---|---|---|
Hampton Circle | 104 | 38 | 142 | 759 to 1084 |
Oxford Lane | 40 | 14 | 54 | 1088 to 1297 |
Albany Court | 23 | 11 | 34 | 1006 to 1083 |
Total | 167 | 63 | 230 |
Pinehurst has two county floor areas: 167 townhomes of 1,580 square feet and 63 of 1,715. Pinehurst at Stratford Place is governed as a homeowners' association under Chapter 720, Florida Statutes, as the 2009 state arbitration order describes its four sections, and Florida's condominium project list carries the four Coventry sections but no Pinehurst condominium; the recorded Pinehurst declaration sets the form of ownership for each townhome, and a title search confirms it.
Pinehurst townhomes come in two county floor areas: 1,580 square feet for 167 townhomes and 1,715 square feet for 63. The county's heated area leaves out garages, lanais and other unheated space.
The larger area is the smaller group, 63 of 230. Pinehurst plans are named here by size only, so a 1,580 square foot townhome and a 1,715 square foot townhome are the two products to compare.
Hampton Circle holds 104 townhomes of 1,580 square feet and 38 of 1,715, 142 in all, the largest street. Oxford Lane holds 40 of 1,580 and 14 of 1,715, 54 in all, and Albany Court holds 23 of 1,580 and 11 of 1,715, 34 in all.
The larger floor area is the minority on each street: 38 of 142 on Hampton Circle, 14 of 54 on Oxford Lane and 11 of 34 on Albany Court.
The county roll does not record bedrooms; listing descriptions show Pinehurst townhomes with three bedrooms and two and a half baths. Treat bedroom and bath counts as listing descriptions and confirm them at the home.
The county's heated area is the figure this guide uses for size, because it is recorded the same way for every townhome.
Listing descriptions describe Pinehurst homes as two-story townhomes and show a one-car attached garage for Pinehurst and Coventry homes alike.
Those are listing descriptions, not county records, so a buyer confirms the stories and the garage at the specific townhome.
Listing living-area figures can differ from the county's heated area, which leaves out garages, lanais and other unheated space; the county figure is the one this guide uses.
For Pinehurst the county figures are 1,580 and 1,715 square feet. If a listing shows a different size, the difference usually comes from what the listing counts, and the county roll is the cleaner basis for comparing sales.
The 2009 state arbitration order counts Pinehurst's four sections at 66, 68, 62 and 34 townhomes. Those sections add to the 230 townhomes on the STRATFORD PLACE plat.
The sections are an association unit rather than a street grouping, so a section can cross streets. Ask the manager which section a specific townhome belongs to.
The county roll gives 94 Pinehurst townhomes a 2004 roll year and 136 a 2005 roll year. Both years fall under the same early statewide building-code era, so the roll year is a starting point for roof and window questions rather than a dividing line.
A permit for each home shows the code edition that governed it, and a buyer can ask for the permit history of the roof and openings.
Over the last 36 months Pinehurst recorded 19 qualified sales from $320,000 to $400,000 at a $375,000 median and $234 per county heated square foot. Over 24 months it recorded 11, from $320,000 to $398,000 at a $365,000 median and $220, and over 12 months 6, from $320,000 to $398,000, too few for a median. Over 60 months it recorded 59, from $255,000 to $475,000, at a $389,000 median and $244. The newest Pinehurst sale was July 14, 2026.
By floor area, the 1,580 sq ft townhomes recorded 17 sales from $320,000 to $400,000 in 36 months, and the 1,715 sq ft townhomes recorded two, both at $375,000. These are qualified recorded sales over $100,000 from the county file.
Pinehurst's 230 townhomes carry a median 2026 county roll just value of $290,540, ranging from $272,540 to $317,395, and a median total 2026 tax bill of $2,964, ranging from $270 to $3,244, in millage area 70 at 9.3696 mills. A non-ad valorem charge of $270 at most is on all 230 bills.
Of the 230 townhomes, 107 (47 percent) hold the homestead exemption, a tax fact that affects the bill. A buyer's first bill resets toward just value.
The ownership form decides who insures the structure and which statute governs the resale. Because Pinehurst is governed as a homeowners' association under Chapter 720, the s. 720.401 disclosure summary and the s. 720.30851 estoppel certificate apply to a Pinehurst resale.
Who insures a Pinehurst townhome's structure is set by the Pinehurst declaration; a buyer's insurance agent reads it before quoting. A title search confirms the form of ownership for the specific townhome.
A Pinehurst buyer checks a short list of documents and records before an offer:
Each item is specific to the home, which is why the list begins with documents rather than the neighborhood.
Stratford Place's Coventry neighborhood, Coventry at Stratford Place, holds 218 condominium units in four sections of 50, 56, 56 and 56, in four county floor areas from 1,438 to 1,857 square feet, at 28 building addresses on Tiffany Lane and Henley Street.
Data updated: November 2026 (Collier County public property roll, download dated October 27, 2026; Collier County address records, read November 6, 2026; Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis; Florida's condominium project list).
Section | 1,438 sq ft | 1,536 sq ft | 1,797 sq ft | 1,857 sq ft | Units | Building addresses |
|---|---|---|---|---|---|---|
Section I | 11 | 14 | 14 | 11 | 50 | 7 (four of eight units, three of six) |
Section II | 14 | 14 | 13 | 15 | 56 | 7 of eight units |
Section III | 14 | 14 | 14 | 14 | 56 | 7 of eight units |
Section IV | 14 | 14 | 14 | 14 | 56 | 7 of eight units |
All | 53 | 56 | 55 | 54 | 218 | 28 |
Coventry's 218 units sit at 28 building addresses on the county's records, 25 buildings of eight units and three of six, and listing descriptions describe two-story buildings with first-floor and second-floor units.
Coventry condominium units come in four county floor areas: 1,438 square feet (53 units), 1,536 (56), 1,797 (55) and 1,857 (54). The county roll does not record bedrooms; listing descriptions show Pinehurst townhomes with three bedrooms and two and a half baths and Coventry units with two bedrooms and two baths, some with a den.
The four plans are spread across the sections in near-equal numbers, so each section holds all four sizes.
Coventry's 218 units sit at 28 building addresses on the county's records, 25 buildings of eight units and three of six, and listing descriptions describe two-story buildings with first-floor and second-floor units.
The three six-unit buildings are in Section I. The state condominium list holds unit counts per section, so the building count comes from county address records, and the story count comes from listing descriptions. Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories; if Coventry's buildings are two stories, as listing descriptions describe, those two requirements would not reach them, and the association's records confirm it.
Section I has 50 units at 7 building addresses, four of eight units and three of six, on Tiffany Lane, numbers 1415 to 1455. By roll year, 42 units are 2004 and 8 are 2005, and the declaration was recorded on May 7, 2004.
Over the last 36 months Section I recorded 8 qualified sales from $305,000 to $455,000. Its median 2026 total tax bill is $2,774, and 23 of its 50 units (46 percent) hold the homestead exemption.
Section II has 56 units at 7 building addresses of eight units each, on Henley Street, numbers 1365 to 1375, and Tiffany Lane, numbers 1380 to 1410. All 56 carry a 2004 roll year, and the declaration was recorded on September 22, 2004.
Over the last 36 months Section II recorded 9 qualified sales from $327,000 to $430,000. Its median 2026 total tax bill is $2,747, and 28 of its 56 units (50 percent) hold the homestead exemption.
Section III has 56 units at 7 building addresses of eight units each, on Henley Street, numbers 1320 to 1355. By roll year, 16 units are 2004 and 40 are 2005, and the declaration was recorded on December 6, 2004.
Over the last 36 months Section III recorded 7 qualified sales from $310,000 to $375,000. Its median 2026 total tax bill is $2,653, and 26 of its 56 units (46 percent) hold the homestead exemption.
Section IV has 56 units at 7 building addresses of eight units each, on Henley Street, numbers 1280 to 1315. All 56 carry a 2005 roll year, and the declaration was recorded on April 6, 2005.
Over the last 36 months Section IV recorded 8 qualified sales from $315,000 to $407,000. Its median 2026 total tax bill is $2,747, and 25 of its 56 units (45 percent) hold the homestead exemption.
Over the last 36 months Coventry's 1,438 sq ft units recorded 14 qualified sales from $310,000 to $389,000, the 1,536 sq ft units 8 from $305,000 to $365,000, the 1,797 sq ft units 7 from $340,000 to $455,000 and the 1,857 sq ft units 3 from $347,500 to $430,000.
For Coventry as a whole, the last 36 months show 32 sales from $305,000 to $455,000 at a $359,500 median and $226 per county heated square foot. The last 60 months show 50 sales at a $370,000 median and $232, and the last 12 months 5 sales from $305,000 to $347,500, too few for a median. The newest Coventry sale was July 17, 2026.
A Coventry buyer starts with the condominium documents, because Coventry's resale documents and estoppel certificate follow Chapter 718, Florida Statutes, the condominium law. Then the buyer checks the insurance, the building and the unit:
Deductibles and uninsured losses are generally common expenses, and the association's flood cover for common elements is the association's choice.
Selling your condo at Stratford Place? Get a free valuation at mcgreevyandcomisar.com/home-valuation or call Jesse direct at (239) 898-6072.
Buying a condo at Stratford Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, or see how we represent buyers.
Stratford Place's only recorded amenity statement comes from a September 23, 2009 summary final order of the Florida Department of Business and Professional Regulation's condominium division (case 2009-02-7236): two Recreation Associations maintain recreational facilities, lawns and landscaping. Listing descriptions mention a pool and spa, and no golf course is part of the community.
Data updated: November 2026 (2009 state arbitration order; listing descriptions for Stratford Place; road estimates measured November 2026 from the Tiffany Lane end of Stratford Place).
This table lists each amenity question, what the record shows and where the fact comes from:
Amenity or feature | What the record shows | Source |
|---|---|---|
Recreation Associations | two, one for Coventry and one for Pinehurst, established to maintain the recreational facilities, lawns and landscaping | 2009 state arbitration order |
Community pool and spa | mentioned in listing descriptions; the association confirms what each recreation area holds today | listing descriptions |
Picnic and barbecue area | mentioned in listing descriptions | listing descriptions |
Basketball court | mentioned in listing descriptions | listing descriptions |
Sidewalks and bike and jogging paths | mentioned in listing descriptions | listing descriptions |
Entrance gate | listing descriptions describe the entrance as gated; no association document or public record we can cite confirms how entry works | listing descriptions only |
Golf | no course inside Stratford Place; the order describes no club membership in the association structure | 2009 state arbitration order |
Clubhouse and fitness room | none shown by any association document or public record we can cite | checked 2026-11-06 |
Tennis and pickleball courts | none shown by any record we can cite | checked 2026-11-06 |
We read the 2009 state arbitration order that describes the associations, and we measured drive times from the Tiffany Lane end of Stratford Place with one routing method.
The 2009 state arbitration order describes two Recreation Associations, one for Coventry and one for Pinehurst, established to maintain the recreational facilities, lawns and landscaping. Pinehurst at Stratford Place and Coventry at Stratford Place therefore each have a body whose stated job is the upkeep of shared recreation areas and grounds. The order says what those associations do; it does not list the facilities themselves. What each recreation area holds today, who may use it and when it is open are questions for the association, answered in writing.
Listing descriptions for Stratford Place mention a community pool and spa, a picnic and barbecue area, a basketball court, sidewalks and bike and jogging paths; the association confirms what each neighborhood's recreation area holds today. This guide prints no pool count, no size, no hours and no heating status, because no public record we can cite supplies them. Pool rules, guest limits and any reservation practice sit with the association, so a buyer who cares about the pool should ask for the current rules before signing a contract.
Listing descriptions describe Stratford Place's entrance off Whippoorwill Lane as gated; no association document or public record we can cite confirms how entry works. How guests, deliveries and service vendors reach a home is a procedure the association sets, so a buyer should ask for it in writing.
No association document or public record we can cite shows a clubhouse or fitness room at Stratford Place. The 2009 state arbitration order speaks only of "recreational facilities" for each Recreation Association and names nothing more specific.
Stratford Place has no golf course, and the 2009 arbitration order describes no club membership in its association structure. No record we can cite shows a tennis or pickleball court inside Stratford Place. Pickleball players have a public option nearby: Veterans Community Park lists "14 outdoor courts, eight unlit and six lighted," according to Paradise Coast's pickleball guide. Golf is a separate choice made by joining or paying at a course outside the community.
Lely Resort's two courses take public tee times (lelyresortgolf.com), 14.0 road miles from Stratford Place, about 27 minutes; CAVU Golf Club on Premier Drive describes itself as a private club. Lely Resort's Mustang and Flamingo courses make 36 holes at 8004 Lely Resort Blvd, and CAVU sits at 7335 Premier Drive, Naples 34105. Drive figures are road estimates measured in November 2026 from the Tiffany Lane end of Stratford Place, without traffic; in season and at rush hour on Pine Ridge Road, Airport-Pulling Road, Livingston Road and I-75, real drives run longer. Our Naples golf communities guide compares communities that have a course inside.
North Collier Regional Park, 15000 Livingston Rd, lists the Rec-Plex fitness complex, Sun-N-Fun Lagoon water park, 8 lighted tournament soccer fields, 5 lighted softball fields and a 2.5-mile walking trail (Paradise Coast); it is 5.6 road miles away, about 14 minutes. Other public parks by road: Fred W. Coyle Freedom Park, 5.6 miles, about 12 minutes; Gordon River Greenway Park, 5.8 miles, about 14 minutes; Fleischmann Park, 6.3 miles, about 14 minutes; Naples Dog Park on Riverside Circle, 7.7 miles, about 16 minutes; Cambier Park, 8.4 miles, about 18 minutes; Veterans Community Park, 1895 Veterans Park Dr, 8.6 miles, about 17 minutes; and Sugden Regional Park, 9.1 miles, about 21 minutes. Drive figures are road estimates measured in November 2026 from the Tiffany Lane end of Stratford Place, without traffic; in season and at rush hour on Pine Ridge Road, Airport-Pulling Road, Livingston Road and I-75, real drives run longer.
How the entrance gate operates and admits guests, how many pools the recreation areas hold, and their hours and rules: Information not available at time of publishing (checked 2026-11-06). Those are the details a buyer or seller would act on, and the associations hold them.
Stratford Place's owners belong to three associations: a neighborhood association for each section, a Recreation Association for Coventry at Stratford Place or Pinehurst at Stratford Place, and one master association for the whole community, as the 2009 state arbitration order describes. Chapter 720 governs the master and Pinehurst; Chapter 718 governs Coventry.
Data updated: November 2026 (2009 state arbitration order and Florida's condominium project list, extract of October 28, 2026; manager's website).
This table lists each layer, its name, the law it falls under and what the 2009 state arbitration order says it does:
Layer | Name | Law | What the 2009 order says it does |
|---|---|---|---|
Master | Stratford Place Master Association, Inc. (Florida not-for-profit corporation) | Chapter 720 | governs Stratford Place as a whole; 448 voting interests |
Recreation, Coventry | Coventry at Stratford Place Recreation Association | not-for-profit corporation | maintains Coventry's recreational facilities, lawns and landscaping; named as managing entity on the state condominium list |
Recreation, Pinehurst | Pinehurst at Stratford Place Recreation Association | not-for-profit corporation | maintains Pinehurst's recreational facilities, lawns and landscaping |
Neighborhood, Coventry | an association for each of Sections I to IV | Chapter 718 (condominiums) | filed names today are unconfirmed |
Neighborhood, Pinehurst | an association for each of Pinehurst's four sections | Chapter 720 (homeowners' associations) | filed names today are unconfirmed |
Manager | Paramont Property Management | not applicable | manager listed on its website for the portal-level associations |
We read the 2009 state arbitration order that describes the associations and Florida's condominium project list for the four Coventry sections.
Stratford Place Master Association, Inc., a Florida not-for-profit corporation, governs Stratford Place as a whole (2009 state arbitration order). It falls under Chapter 720, Florida Statutes, and the order counts 448 voting interests. Every owner in both Pinehurst and Coventry belongs to it, which makes it the only association whose documents reach all 448 residences.
Every Stratford Place owner belongs to three associations: a neighborhood association for the owner's section, the Recreation Association for Coventry or Pinehurst, and the master association. The Coventry Recreation Association and the Pinehurst Recreation Association are the middle layer, each established to maintain the recreational facilities, lawns and landscaping of its own neighborhood. Florida's condominium project list names the Coventry Recreation Association as the managing entity for all four Coventry sections (condominium project list, extract of October 28, 2026).
The 2009 state arbitration order describes one neighborhood association for each section: four condominium associations in Coventry, Sections I to IV, under Chapter 718, and four homeowners' associations in Pinehurst's four sections under Chapter 720. Their names and number as filed today are the part a buyer cannot read off a public record we can cite. The filed names of the eight section associations and whether any have merged since 2009: Information not available at time of publishing (checked 2026-11-06). The manager and the title company can name the association that applies to a specific home.
Under the bylaws quoted in the 2009 state arbitration order, the master board has five directors appointed by the two Recreation Associations, two each from Coventry and Pinehurst and a fifth seat that alternates between them. The order also describes section presidents acting as voting representatives. By 2009 the master board was made up of directors appointed by the two Recreation Associations, as the order describes.
In 2009 a state arbitrator ruled that a master director may be removed only by the Recreation Association board that appointed that director. Florida's homeowners' association law sends election and recall disputes to arbitration by the Department of Business and Professional Regulation or to court, and other disputes the statute lists to pre-suit mediation (s. 720.311).
Paramont Property Management's website lists Coventry at Stratford Place, Pinehurst at Stratford Place and the Stratford Place Master Association among the communities it manages, each with its own owner portal, and routes resale documents through HomeWise Docs (Paramont Property Management). Ask the manager which portal and which documents apply to your home. The portals are where an owner finds budgets, rules and notices.
Chapter 720 governs the master association and Pinehurst's section associations; Chapter 718 governs Coventry's condominiums. Pinehurst at Stratford Place is governed as a homeowners' association under Chapter 720, Florida Statutes, as the 2009 state arbitration order describes its four sections, and Florida's condominium project list carries the four Coventry sections but no Pinehurst condominium; the recorded Pinehurst declaration sets the form of ownership for each townhome, and a title search confirms it. In a condominium, each unit comes with an undivided share of the common elements (s. 718.103); in a homeowners' association, parcel owners must belong and pay assessments that can become a lien (s. 720.301).
Florida requires a homeowners' association with 100 or more parcels to maintain a website or app for official records from January 1, 2025 (s. 720.303). The master association's 448 parcels exceed that line, so the duty reaches it; whether it already posts is a question for the association. Coventry's condominium associations follow Chapter 718, Florida Statutes, the condominium law, and a Coventry owner should ask the manager what each condominium association posts.
Under s. 720.303, a homeowners' association must make records available for inspection within 10 business days of a written request, and it keeps official records at least 7 years. Board meeting notices go up at least 48 hours ahead. These rules apply to the master association and to Pinehurst's section associations. Coventry owners' inspection rights come from Chapter 718, and a Coventry owner should make the request in writing to the condominium association through the manager.
Pinehurst buyers receive a homeowners' association disclosure summary before signing, under s. 720.401, and the recorded declarations sit in Collier County's official records. Coventry's resale documents and estoppel certificate follow Chapter 718, Florida Statutes, the condominium law.
Stratford Place's leasing, pet, vehicle and exterior rules are set by each neighborhood's recorded documents, and Florida law adds limits for Pinehurst at Stratford Place's homeowners' associations and the master association. Coventry at Stratford Place follows its condominium documents under Chapter 718. No public record we can cite publishes the current terms, so the documents decide.
Data updated: November 2026 (Florida Statutes, 2025 texts as published by the Florida Senate; 2009 state arbitration order).
This table lists each topic and the source that governs it in Pinehurst, in Coventry and at the master association:
Topic | Pinehurst | Coventry | Master association |
|---|---|---|---|
Leasing | Pinehurst declaration and recorded amendments; s. 720.306(1)(h) | Coventry declaration of condominium and rules; Chapter 718 | master declaration |
Pets | declaration and rules | declaration of condominium and rules | master rules |
Vehicles and driveways | declaration; s. 720.3075 | condominium documents | master rules |
Items out of view | s. 720.3045 | condominium documents | not applicable |
Exterior changes, paint, roofs, hurricane protection | declaration and published guidelines; s. 720.3035 | condominium documents; the association maintains the building per the declaration | master architectural rules, if any |
Fines | s. 720.305 | Chapter 718 | s. 720.305 |
The documents decide. For a Pinehurst townhome, the Pinehurst declaration and its recorded amendments set any leasing limits, and s. 720.306(1)(h) governs how a later rental restriction can bind an owner. For a Coventry unit, the declaration of condominium and the condominium rules apply under Chapter 718. The master declaration may add its own terms.
Each neighborhood's documents set the minimum lease term and any limit on short-term rentals, and the public record we can cite does not publish either one. Each Stratford Place neighborhood's minimum lease term, leases per year, any waiting period, tenant or buyer approval, pet limits and vehicle rules: Information not available at time of publishing (checked 2026-11-06).
Under s. 720.306(1)(h), a rental restriction adopted after July 1, 2021 generally binds only owners who consent or who take title after it, except that an association may prohibit rentals shorter than six months or more than three rentals a year for every owner. That statute applies to Pinehurst's homeowners' associations and the master association. Whether a Pinehurst declaration already carries a leasing restriction is a matter for the recorded declaration and its amendments, which the title company can pull. The statute text is on the Florida Senate site.
Yes. Florida's homestead exemption requires that the home be the owner's permanent residence, so renting ends homestead eligibility for that home in the years it is not the owner's permanent residence (s. 196.031). Of Stratford Place's 448 residences, 209 carry a homestead exemption on the 2026 county roll. An owner who rents a home out should expect the tax bill to reflect that change, and a tax professional can confirm the details for a specific situation.
Paramont routes resale documents through HomeWise Docs, and each neighborhood's documents decide whether the association approves a buyer or tenant. No approval timing and no approval fee appear on any public record we can cite. A buyer or seller can learn whether approval applies by asking the manager for the resale documents for the neighborhood and reading the approval clause, if there is one, before a contract is signed.
Pet rules at Stratford Place are set by each neighborhood's declaration and rules; ask for the current rules before you sign. Assistance animals are a separate matter: federal fair housing rules govern them, not a pet limit.
Florida law bars covenants from banning personal vehicles, including pickup trucks, parked in a driveway where lawful, and protects up to two portable flags and Florida-friendly landscaping (s. 720.3075). Items not visible from the frontage, an adjacent parcel or common area, such as artificial turf, boats, flags, vegetable gardens, clotheslines and recreational vehicles, may not be barred unless general law or local ordinance prohibits them (s. 720.3045). Both statutes apply to Pinehurst and the master association; Coventry's condominium documents govern parking and storage there.
In Pinehurst, an architectural review body has authority only as the declaration or its published guidelines provide, and its standards must be applied equitably (s. 720.3035). In Coventry, the association maintains the building under the declaration of condominium, so exterior, roof and window changes run through the association and the condominium documents. In both neighborhoods, a roof or window project may also need a county permit, and the association's written approval should come first.
For homeowners' associations, the board must adopt hurricane protection specifications and cannot deny an application that meets them (s. 720.3035). That covers Pinehurst and the master association. In Coventry, the condominium documents decide what an owner may do to openings and what the association does for the building. A buyer should ask both layers for their written hurricane protection specifications and approval process before planning shutters, impact windows or a roof replacement.
Stratford Place logged 109 qualified recorded sales in the 60 months through mid-October 2026, from $255,000 to $475,000 at a $380,000 median; the last 12 months show 11 sales with a $345,000 median. These are Collier County figures for all 448 residences, and the newest qualified sale was recorded July 17, 2026.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026, our analysis).
We tracked every qualified recorded sale the county file holds for the 448 residences at Stratford Place, 1,120 sales from 2004 through mid-October 2026. This table shows each window, the count, the range, the median and the median per county heated square foot:
Window | Dates | Qualified sales | Range | Median | Median per county heated sq ft |
|---|---|---|---|---|---|
12 months | Oct 16, 2025 to Oct 16, 2026 | 11 | $305,000 to $398,000 | $345,000 | $218 |
24 months | Oct 16, 2024 to Oct 16, 2026 | 30 | $305,000 to $398,000 | $346,250 | $219 |
36 months | Oct 16, 2023 to Oct 16, 2026 | 51 | $305,000 to $455,000 | $365,000 | $231 |
60 months | Oct 16, 2021 to Oct 16, 2026 | 109 | $255,000 to $475,000 | $380,000 | $241 |
120 months | Oct 16, 2016 to Oct 16, 2026 | 290 | $200,000 to $475,000 | $270,000 | $161 |
All time | 2004 to Jul 17, 2026 | 1,120 | $101,900 to $475,000 | $229,000 | not printed |
The 2004 and 2005 rows and the all-time figures include the first sales of new homes and the resales that followed in the build-out years, which is why those two years show more qualified sales than Stratford Place has residences.
This table splits the same windows between the 230 townhomes of Pinehurst at Stratford Place and the 218 condominium units of Coventry at Stratford Place; a median appears only where a group has 10 or more sales:
Window | Pinehurst (230 townhomes) | Coventry (218 condominium units) |
|---|---|---|
12 months | 6 sales, $320,000 to $398,000 (under 10 sales: no median) | 5 sales, $305,000 to $347,500 (under 10 sales: no median) |
24 months | 11 sales, $320,000 to $398,000, median $365,000, $220 per county heated sq ft | 19 sales, $305,000 to $380,000, median $340,000, $216 |
36 months | 19 sales, $320,000 to $400,000, median $375,000, $234 | 32 sales, $305,000 to $455,000, median $359,500, $226 |
60 months | 59 sales, $255,000 to $475,000, median $389,000, $244 | 50 sales, $305,000 to $455,000, median $370,000, $232 |
120 months | 161 sales, $212,000 to $475,000, median $275,000, $169 | 129 sales, $200,000 to $455,000, median $259,900, $153 |
All time | 588 sales, $101,900 to $475,000, median $233,100 | 532 sales, $101,900 to $455,000, median $225,000 |
Newest qualified sale | July 14, 2026 | July 17, 2026 |
These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. Collier County also recorded six priced deeds at Stratford Place in the last 36 months that it did not mark as qualified sales; they are left out of every count and median here.
Selling your townhome or condo at Stratford Place? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying at Stratford Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
In the 12 months from October 16, 2025 to October 16, 2026, the county recorded 11 qualified sales at Stratford Place, from $305,000 to $398,000, with a $345,000 median and a median of $218 per county heated square foot. The 24-month window holds 30 qualified sales over the same $305,000 to $398,000 range, with a $346,250 median and $219 per square foot. These are recorded results, not a forecast.
The 36 months from October 16, 2023 hold 51 qualified sales, from $305,000 to $455,000, with a $365,000 median and $231 per county heated square foot. The $455,000 high is a 1,797 square foot Coventry Section I unit, recorded March 26, 2024. Of the 51 sales, 11 fall in the last 12 months, so recent recorded sales run thinner than in 2023 and 2024, and the 12-month median of $345,000 sits under the 36-month median.
This table lists every qualified sale in the last 36 months by date, price, county heated square feet, roll year and neighborhood or section, with no addresses:
Date | Price | County heated sq ft | Roll year | Neighborhood |
|---|---|---|---|---|
Nov 9, 2023 | $389,000 | 1,438 | 2004 | Coventry I |
Nov 13, 2023 | $430,000 | 1,857 | 2004 | Coventry II |
Nov 20, 2023 | $390,000 | 1,797 | 2004 | Coventry II |
Jan 23, 2024 | $360,000 | 1,438 | 2004 | Coventry III |
Jan 27, 2024 | $400,000 | 1,580 | 2004 | Pinehurst |
Feb 5, 2024 | $340,000 | 1,438 | 2005 | Coventry III |
Feb 13, 2024 | $375,000 | 1,438 | 2005 | Coventry III |
Feb 21, 2024 | $370,000 | 1,438 | 2004 | Coventry I |
Mar 6, 2024 | $375,000 | 1,438 | 2004 | Coventry II |
Mar 26, 2024 | $455,000 | 1,797 | 2004 | Coventry I |
Mar 28, 2024 | $389,000 | 1,580 | 2005 | Pinehurst |
Apr 8, 2024 | $360,000 | 1,438 | 2005 | Coventry IV |
May 9, 2024 | $385,000 | 1,580 | 2004 | Pinehurst |
May 22, 2024 | $407,000 | 1,797 | 2005 | Coventry IV |
May 22, 2024 | $388,000 | 1,580 | 2005 | Pinehurst |
Jul 10, 2024 | $365,000 | 1,580 | 2005 | Pinehurst |
Jul 12, 2024 | $395,000 | 1,580 | 2005 | Pinehurst |
Jul 30, 2024 | $340,000 | 1,438 | 2004 | Coventry II |
Aug 12, 2024 | $389,000 | 1,580 | 2004 | Pinehurst |
Aug 20, 2024 | $370,000 | 1,580 | 2005 | Pinehurst |
Aug 27, 2024 | $359,000 | 1,438 | 2005 | Coventry IV |
Oct 17, 2024 | $365,000 | 1,536 | 2005 | Coventry IV |
Nov 18, 2024 | $365,000 | 1,857 | 2004 | Coventry II |
Nov 22, 2024 | $375,000 | 1,797 | 2004 | Coventry I |
Nov 25, 2024 | $375,000 | 1,580 | 2005 | Pinehurst |
Nov 26, 2024 | $370,000 | 1,438 | 2004 | Coventry II |
Nov 28, 2024 | $340,000 | 1,797 | 2005 | Coventry IV |
Dec 5, 2024 | $340,000 | 1,536 | 2005 | Coventry III |
Jan 17, 2025 | $357,000 | 1,580 | 2005 | Pinehurst |
Apr 15, 2025 | $365,000 | 1,580 | 2004 | Pinehurst |
Apr 22, 2025 | $385,000 | 1,580 | 2005 | Pinehurst |
Jun 2, 2025 | $380,000 | 1,797 | 2004 | Coventry II |
Jun 30, 2025 | $345,000 | 1,536 | 2004 | Coventry I |
Jul 14, 2025 | $327,000 | 1,536 | 2004 | Coventry II |
Jul 21, 2025 | $340,000 | 1,536 | 2005 | Coventry III |
Aug 4, 2025 | $380,000 | 1,797 | 2004 | Coventry I |
Aug 8, 2025 | $340,000 | 1,580 | 2004 | Pinehurst |
Aug 25, 2025 | $335,000 | 1,438 | 2004 | Coventry I |
Aug 29, 2025 | $340,000 | 1,536 | 2004 | Coventry II |
Sep 19, 2025 | $328,000 | 1,438 | 2005 | Coventry IV |
Jan 15, 2026 | $310,000 | 1,438 | 2004 | Coventry III |
Feb 24, 2026 | $305,000 | 1,536 | 2004 | Coventry I |
Feb 26, 2026 | $315,000 | 1,438 | 2005 | Coventry IV |
Mar 12, 2026 | $375,000 | 1,715 | 2004 | Pinehurst |
Mar 16, 2026 | $345,000 | 1,580 | 2004 | Pinehurst |
May 7, 2026 | $375,000 | 1,715 | 2005 | Pinehurst |
Jun 9, 2026 | $347,500 | 1,857 | 2005 | Coventry III |
Jun 19, 2026 | $348,000 | 1,580 | 2004 | Pinehurst |
Jul 6, 2026 | $320,000 | 1,580 | 2005 | Pinehurst |
Jul 14, 2026 | $398,000 | 1,580 | 2005 | Pinehurst |
Jul 17, 2026 | $329,000 | 1,536 | 2005 | Coventry IV |
Over 24 months, Pinehurst recorded 11 sales with a $365,000 median and $220 per county heated square foot, and Coventry recorded 19 with a $340,000 median and $216. Over 60 months, Pinehurst's 59 sales have a $389,000 median and Coventry's 50 have a $370,000 median, a difference of $19,000. In the last 12 months Pinehurst logged 6 sales from $320,000 to $398,000 and Coventry 5 from $305,000 to $347,500, too few for a median in either group. The newest Pinehurst sale was recorded July 14, 2026 and the newest Coventry sale July 17, 2026.
Over the last 36 months, by county heated area: Pinehurst 1,580 square feet, 17 sales from $320,000 to $400,000; Pinehurst 1,715 square feet, two sales at $375,000 and $375,000; Coventry 1,438 square feet, 14 sales from $310,000 to $389,000; Coventry 1,536 square feet, 8 sales from $305,000 to $365,000; Coventry 1,797 square feet, 7 sales from $340,000 to $455,000; and Coventry 1,857 square feet, 3 sales from $347,500 to $430,000. These are counts and ranges only; no group here has the 10 sales a median needs.
Over the last 36 months, Coventry Section I recorded 8 sales from $305,000 to $455,000; Section II, 9 sales from $327,000 to $430,000; Section III, 7 sales from $310,000 to $375,000; and Section IV, 8 sales from $315,000 to $407,000. By roll year across all 448 residences, the 2004 roll year holds 27 sales from $305,000 to $455,000, and the 2005 roll year holds 24 sales from $315,000 to $407,000. No median is printed for any of these groups because each has fewer than 10 sales.
The 60 months from October 16, 2021 hold 109 qualified sales across all 448 residences, from $255,000 to $475,000, with a $380,000 median and $241 per county heated square foot. Pinehurst accounts for 59 of them, with a $389,000 median and $244 per square foot; Coventry accounts for 50, with a $370,000 median and $232.
The 120 months from October 16, 2016 hold 290 qualified sales, from $200,000 to $475,000, with a $270,000 median and $161 per county heated square foot. That median sits under the 60-month median of $380,000 because the window reaches back to 2016 through 2020 sales. The all-time record holds 1,120 qualified sales from 2004 to July 17, 2026, from $101,900 to $475,000, with a $229,000 median. The 2004 and 2005 rows and the all-time figures include the first sales of new homes and the resales that followed in the build-out years, which is why those two years show more qualified sales than Stratford Place has residences. No all-time figure per square foot is printed.
The 2004 and 2005 rows and the all-time figures include the first sales of new homes and the resales that followed in the build-out years, which is why those two years show more qualified sales than Stratford Place has residences. This table shows qualified sales by year across all 448 residences:
Year | Sales | Low | High | Median |
|---|---|---|---|---|
2004 | 245 | $154,700 | $289,100 | $186,700 |
2005 | 346 | $174,000 | $367,500 | $234,300 |
2006 | 25 | $280,000 | $382,500 | $310,000 |
2007 | 19 | $237,000 | $314,500 | $265,000 |
2008 | 12 | $170,000 | $252,500 | $207,250 |
2009 | 13 | $101,900 | $165,000 | $133,000 |
2010 | 22 | $102,000 | $145,000 | $124,250 |
2011 | 19 | $105,000 | $161,000 | $115,000 |
2012 | 26 | $101,900 | $175,000 | $124,500 |
2013 | 15 | $110,000 | $220,000 | $174,000 |
2014 | 26 | $147,000 | $235,000 | $185,000 |
2015 | 38 | $185,000 | $247,000 | $214,000 |
2016 | 30 | $207,500 | $254,900 | $229,500 |
2017 | 35 | $212,000 | $263,000 | $235,000 |
2018 | 31 | $200,000 | $282,500 | $240,000 |
2019 | 31 | $202,000 | $275,000 | $240,000 |
2020 | 36 | $206,200 | $300,000 | $235,000 |
2021 | 51 | $225,000 | $420,000 | $290,500 |
2022 | 29 | $255,000 | $460,000 | $402,100 |
2023 | 23 | $375,000 | $475,000 | $400,000 |
2024 | 25 | $340,000 | $455,000 | $370,000 |
2025 | 12 | $327,000 | $385,000 | $342,500 |
2026 (to mid-October) | 11 | $305,000 | $398,000 | $345,000 |
The file's high price is $475,000, a Pinehurst townhome sold in 2023. The yearly median of $402,100 in 2022 is the highest on the file, and 2023's $400,000 is the next. The year 2021 holds 51 qualified sales, the most of any year since 2005. The years 2009 to 2012 ran at yearly medians from $115,000 to $133,000, the low years of the file. Qualified sales per year since 2021 run 51, 29, 23, 25, 12 and 11.
Qualified sales per year since 2021 run 51, 29, 23, 25, 12 and 11, the last count running through mid-October 2026. Of the 51 qualified sales in the last 36 months, 11 fall in the last 12 months. Against 448 residences, 11 qualified sales in the last 12 months is the count to weigh. No turnover percentage is printed.
Multiple Listing Service fields such as asking price, days on market and the association fee field are not public records and were not pulled for this guide (checked 2026-11-06); every price figure here is a Collier County qualified recorded sale.
Stratford Place's associations do not publish their assessments; each layer's budget sits behind the manager's owner portals, and the estoppel certificate states what a specific home owes. This guide prints no assessment figure for that reason. A buyer should budget for three association layers and request every document that states an amount.
Data updated: November 2026 (Florida Statutes, 2025 texts; Collier County 2026 tax roll, millage area 70; 2009 state arbitration order).
This table lists each cost a Stratford Place buyer should ask about, what sets it and where the amount appears:
Cost to ask about | What sets it | Where the amount appears |
|---|---|---|
Master association assessment | the master association's budget | set by the association's budget |
Recreation Association assessment | the Coventry or Pinehurst Recreation Association's budget | set by the association's budget |
Neighborhood or condominium assessment | the section association's budget | set by the association's budget |
Special assessments | a board vote under the association's documents | listed on the estoppel certificate |
Capital contribution on a sale | the declaration, if any | set by the declaration, if any |
Estoppel certificate | a written request to the association | listed on the estoppel certificate |
Buyer or tenant approval | the neighborhood's documents, if any | set by the declaration, if any |
Community development district charge | none appears in the association structure | not found in the association structure |
Property tax | the 2026 millage of 9.3696 mills | median $2,802 in 2026 |
Non-ad valorem charge | named on the tax bill | $270 at most on the 2026 bill |
Insurance | the ownership form and the insurer | set by the insurer's quote for the home |
Selling your townhome or condo at Stratford Place? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying at Stratford Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Current assessments for each of Stratford Place's three association layers, any special assessment and any capital contribution due at closing: Information not available at time of publishing (checked 2026-11-06). No assessment figure appears on any public record we can cite, and this guide prints none. A buyer gets the real numbers from the estoppel certificate and the association budgets, requested through the manager before closing.
Every Stratford Place owner belongs to three associations: a neighborhood association for the owner's section, the Recreation Association for Coventry at Stratford Place or Pinehurst at Stratford Place, and the master association.
No community development district appears in the association structure the 2009 state arbitration order describes, and each home's tax bill names every non-ad valorem charge on it. On the 2026 county roll, all 448 residences carry a non-ad valorem charge of $270 at most. The bill names that charge, and a buyer can read it on the home's tax bill. Ad valorem levies, including the North Collier Fire Control levy at 1.0000 mill, are a separate part of the bill.
The declarations decide whether a capital contribution is due when a home changes hands, and no public record we can cite states one for Stratford Place. Any such charge belongs on the list of items a buyer asks the manager to confirm, along with the estoppel certificate.
No public record we can cite reports a Stratford Place special assessment, and the estoppel certificate states what a specific home owes, including any amount already levied. For a homeowners' association, notice of a board meeting to consider a special assessment must be sent at least 14 days ahead (s. 720.303). Coventry's condominium associations follow Chapter 718, Florida Statutes, and a Coventry buyer should ask for the minutes and budget language on any planned or recent assessment.
An estoppel certificate is the association's written statement of what a home owes. The association must issue an estoppel certificate within 10 business days of a written request (s. 720.30851); it states what the home owes. Coventry's resale documents and estoppel certificate follow Chapter 718, Florida Statutes, the condominium law. No fee figure is printed here, and a buyer or seller should ask the manager what the request needs.
A buyer should request the homeowners' association disclosure summary for a Pinehurst townhome or the condominium resale documents for a Coventry unit, the current budget for each of the three layers, the estoppel certificate, the rules for leasing, pets and vehicles, the insurance and claims history for the home, the flood determination for the address, and the permits for any roof or window work.
Stratford Place's Pinehurst townhomes and master association fall under Chapter 720, Florida's homeowners' association law, while Coventry's four condominium sections fall under Chapter 718. The statutes give buyers a disclosure summary and a cancellation right, limit fines, bar some rules, and set inspection and reserve duties for taller condominium buildings.
Data updated: November 2026 (Florida Statutes, 2024 and 2025 texts as published by the Florida Senate; 2009 state arbitration order).
We read the Florida statutes that govern homeowners' associations and condominiums,, and the answers here state what each one says for Pinehurst, the master association and Coventry.
Florida requires a homeowners' association disclosure summary before a buyer signs; a buyer who did not get it may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401). That statute applies to Pinehurst at Stratford Place and the master association. Coventry at Stratford Place follows Chapter 718, Florida Statutes, the condominium law, which has its own resale document rules.
Under s. 720.3085, a buyer is jointly liable with the seller for assessments that came due before the transfer, which is why the estoppel certificate matters (s. 720.3085). The certificate states what the home owes, and the association must issue it within 10 business days of a written request. A Pinehurst buyer should read it before closing; a Coventry buyer should do the same under Chapter 718.
Under s. 720.305, a homeowners' association may fine up to $100 per violation and $1,000 in the aggregate unless its documents say otherwise (s. 720.305). Fines under $1,000 cannot become a lien. The association must give 14 days' written notice of a hearing before a committee of at least three people who are not board members, and no fine applies if the violation is cured before the hearing. These limits apply to Pinehurst and the master association; Coventry's fines fall under Chapter 718.
Yes, within limits. A homeowners' association may amend its documents by a vote of two-thirds of the voting interests unless the documents or law say otherwise, and a quorum is 30 percent of voting interests unless the bylaws set lower (s. 720.306). The rental exception matters most: a rental restriction adopted after July 1, 2021 generally binds only owners who consent or who take title after it, except that an association may prohibit rentals shorter than six months or more than three rentals a year for every owner.
Florida law bars covenants from banning personal vehicles, including pickup trucks, parked in a driveway where lawful, and protects up to two portable flags and Florida-friendly landscaping (s. 720.3075). Items not visible from the frontage, an adjacent parcel or common area, such as artificial turf, boats, flags, vegetable gardens, clotheslines and recreational vehicles, may not be barred unless general law or local ordinance prohibits them. Both rules reach Pinehurst and the master association; Coventry's condominium documents govern.
House Bill 1203, effective July 1, 2024, made several changes for homeowners' associations: no fines for waste containers left out within 24 hours of collection, limits on holiday decoration rules, a website requirement for associations with 100 or more parcels from January 1, 2025, and education certificates for directors within 90 days of election (s. 720.3033). These changes apply to Pinehurst's section associations and the master association.
Election and recall disputes in a homeowners' association go to Department of Business and Professional Regulation arbitration or to court, and other disputes the statute lists need pre-suit mediation (s. 720.311). The 2009 state arbitration order is an example of the arbitration route: a state arbitrator ruled on who may remove a master director. Coventry's condominium disputes follow Chapter 718, and the condominium division also hears some of them.
Florida's milestone inspection and structural integrity reserve study laws apply to condominium buildings of three or more habitable stories; if Coventry's buildings are two stories, as listing descriptions describe, those two requirements would not reach them, and the association's records confirm it. Under s. 553.899, the first milestone inspection falls due by December 31 of the year a building reaches 30 years, and a local agency may set 25 years near salt water. The reserve study law, s. 718.112(2)(g), "does not apply to buildings less than three stories in height." House Bill 913 of 2025 counts habitable stories for the three-story test and sets milestone inspections every 10 years after age 30.
Stratford Place's 2026 tax bills run on millage area 70 at a total of 9.3696 mills, and the county roll puts the median total bill at $2,802 across all 448 residences, from $270 to $3,244. The median 2026 county roll just value is $290,540, and every bill carries a non-ad valorem charge of $270 at most.
Data updated: November 2026 (Collier County 2026 tax roll, millage area 70; Florida Statutes, 2025 texts).
We read the 2026 county tax roll for all 448 residences, and every figure in this section comes from that roll.
Ten levies make up the 9.3696 mills in millage area 70. This table lists each authority, its levy and its millage:
Authority | Levy | Mills |
|---|---|---|
Collier County | General Fund | 3.0107 |
South Florida Water Management | Water Management Fund (South Fl) | 0.0948 |
South Florida Water Management | Big Cypress Basin | 0.0978 |
School Board | School Board, State Law | 1.8990 |
School Board | School Board, Local Board | 2.2480 |
Collier Mosquito Control | Collier Mosquito Control | 0.1331 |
North Collier Fire Control | North Collier Fire Control | 1.0000 |
Collier County | Unincorporated General (MSTD) | 0.6844 |
Collier County | C.C. Water Pollution Control Program | 0.0246 |
Collier County | Conservation Collier | 0.1772 |
Total | 9.3696 |
Every Stratford Place residence pays the unincorporated county general levy on its 2026 tax bill, so the community is in unincorporated Collier County with a Naples mailing address.
The median total 2026 tax bill across all 448 residences is $2,802, with bills running from $270 to $3,244. The median 2026 county roll just value is $290,540, from $249,394 to $317,395. The roll's median total bill includes each residence's non-ad valorem charge of up to $270, and 209 of the 448 residences are homesteaded, with assessed values capped by Save Our Homes or by the 10 percent cap for non-homestead residential property, which can run lower than just value. A buyer's first bill resets toward just value.
This table shows the 2026 roll for all 448 residences, Pinehurst and each Coventry section:
Group | Residences | Median 2026 county roll just value (low to high) | Median total 2026 taxes (low to high) | Non-ad valorem charge | Homestead-exempt |
|---|---|---|---|---|---|
All residences | 448 | $290,540 ($249,394 to $317,395) | $2,802 ($270 to $3,244) | on all 448, $270 at most | 209 of 448 (47 percent) |
Pinehurst | 230 | $290,540 ($272,540 to $317,395) | $2,964 ($270 to $3,244) | on all 230, $270 at most | 107 of 230 (47 percent) |
Coventry Section I | 50 | $290,154 ($249,394 to $314,121) | $2,774 ($455 to $3,213) | on all 50, $270 at most | 23 of 50 (46 percent) |
Coventry Section II | 56 | $290,154 ($249,394 to $314,121) | $2,747 ($270 to $3,213) | on all 56, $270 at most | 28 of 56 (50 percent) |
Coventry Section III | 56 | $290,154 ($249,394 to $314,121) | $2,653 ($1,119 to $3,213) | on all 56, $270 at most | 26 of 56 (46 percent) |
Coventry Section IV | 56 | $290,154 ($249,394 to $314,121) | $2,747 ($1,046 to $3,213) | on all 56, $270 at most | 25 of 56 (45 percent) |
Pinehurst at Stratford Place has a median total bill of $2,964, against $2,653 to $2,774 in the four Coventry sections. The low bill in each Coventry section is $455 in Section I, $270 in Section II, $1,119 in Section III and $1,046 in Section IV.
Hypothetical, ad valorem only, assessed value equal to the $290,540 median just value. With no exemption, the school levies of 4.1470 mills on $290,540 come to $1,204.87, and the other levies of 5.2226 mills on $290,540 come to $1,517.37, a total of about $2,722. With homestead ($25,000 on all levies plus $25,000 on non-school levies), the school taxable value is $265,540 for $1,101.19 and the non-school taxable value is $240,540 for $1,256.24, a total of about $2,357. Each $100,000 of taxable value costs about $937 at 9.3696 mills. Add the home's non-ad valorem charge, $270 at most on the 2026 roll. The additional homestead exemption is adjusted for inflation each January 1 under s. 196.031, so the 2026 amount differs from $25,000.
Stratford Place's 2026 tax bills carry the North Collier Fire Control levy, 1.0000 mill. On the $290,540 median just value, the fire levy's share is about $291.
All 448 residences carry a non-ad valorem charge of $270 at most on the 2026 roll. The bill names it.
On the 2026 roll, 209 of 448 residences (47 percent) carry a homestead exemption: 107 of 230 in Pinehurst (47 percent), 23 of 50 in Coventry Section I (46 percent), 28 of 56 in Section II (50 percent), 26 of 56 in Section III (46 percent) and 25 of 56 in Section IV (45 percent).
Florida's homestead exemption takes $25,000 off all levies, plus an additional exemption of up to $25,000 on assessed value over $50,000 for non-school levies, with the additional amount indexed for inflation (s. 196.031). The owner must hold title and make the home a permanent residence on January 1. Florida law requires the homestead application on or before March 1 of the year the exemption is claimed (s. 196.011).
Save Our Homes caps a homestead's annual assessment increase at the lower of 3 percent or the change in the consumer price index, and a sale resets assessed value to just value as of the next January 1 (s. 193.155). A buyer's first bill therefore usually will not match the seller's. Florida caps annual assessment increases on non-homestead residential property at 10 percent (s. 193.1555). An owner who had a homestead in any of the 3 preceding years may transfer part of the assessment difference to a new homestead, capped at $500,000, by a separate application (s. 193.155(8)).
Stratford Place's sampled addresses read Zone X at four of five streets and shaded Zone X on the fifth, Oxford Lane, on the county's copy of the effective FEMA flood map, panel 12021C0403J, effective February 8, 2024. Evacuation Zone D applies at the Tiffany Lane sample, outside the Coastal High Hazard Area, and a lender's determination for each address controls.
Data updated: November 2026 (county copy of the effective FEMA flood map panel 12021C0403J, five sampled addresses, read November 6, 2026; county evacuation-zone and Coastal High Hazard Area maps, read November 6, 2026).
We read the county's copy of the effective FEMA flood map at five sampled addresses, one on each of Stratford Place's five streets, along with the county's evacuation-zone and Coastal High Hazard Area maps. Hampton Circle, Oxford Lane and Albany Court hold the Pinehurst at Stratford Place townhomes, and Tiffany Lane and Henley Street hold the Coventry at Stratford Place condominium units. The table shows what each sample read.
Street sampled | Neighborhood | Zone | Meaning | Panel |
|---|---|---|---|---|
Tiffany Lane | Coventry Section I | X | minimal flood hazard | 12021C0403J |
Henley Street | Coventry Section II | X | minimal flood hazard | not read separately |
Hampton Circle | Pinehurst | X | minimal flood hazard | not read separately |
Albany Court | Pinehurst | X | minimal flood hazard | not read separately |
Oxford Lane | Pinehurst | shaded X (X500) | 0.2 percent annual chance flood hazard | 12021C0403J |
Flood zones are read address by address; a sample is not a determination for any one home, and a lender's flood determination for the specific address is the one that counts.
On the county's copy of the effective FEMA flood map, four of five sampled Stratford Place addresses, on Hampton Circle, Albany Court, Tiffany Lane and Henley Street, read Zone X, minimal flood hazard, and the sampled Oxford Lane address reads shaded Zone X, the 0.2 percent annual chance area. The samples are named by street, not house number. Flood zones are read address by address; a sample is not a determination for any one home, and a lender's flood determination for the specific address is the one that counts.
Zone X is FEMA's designation for minimal flood hazard, and unshaded Zone X sits outside the special flood hazard area, the area where federal flood rules for lenders apply. FEMA's flood zone glossary lists the zone letters and what each means. Four of the five Stratford Place samples read Zone X. Minimal hazard describes the map's rating, not a promise about any storm, because floods can happen in any zone. A sample is not a determination for any one home, and the lender's flood determination for the specific address is the one that counts.
Shaded Zone X is the moderate hazard area between the 1 percent and the 0.2 percent annual chance floods, and the county's copy of the map reads it at the sampled Oxford Lane address. Like unshaded Zone X, it is not a special flood hazard area. A buyer of any Oxford Lane townhome asks the lender for the determination on that exact address, because one sample does not speak for the whole street.
Stratford Place's sampled addresses sit on FEMA panel 12021C0403J, effective February 8, 2024. The county's copy of the map placed the Tiffany Lane and Oxford Lane samples on that panel. A panel is one sheet of the FEMA flood map, and a lender works from the panel in effect on the day it orders the determination. The February 8, 2024 effective date is the one on the county's copy we read on November 6, 2026.
A lender's flood determination for the specific address is the one that counts, because it is the document the loan file uses to decide whether flood insurance is tied to the mortgage. Flood zones are read address by address; a sample is not a determination for any one home. A buyer asks for it early, and a cash buyer can still ask an insurance agent to look the address up.
No base flood elevation applies at the five sampled addresses, which are outside the special flood hazard area. A base flood elevation is the flood height FEMA publishes for areas inside the special flood hazard area, and it is not published for Zone X or shaded Zone X. We print no elevation figure for Stratford Place.
Whether a Stratford Place owner needs flood insurance depends on the lender's own determination for the home and, for a Citizens wind policy, on Citizens' flood rule. A lender decides flood insurance from its own determination for the home; Zone X and shaded Zone X are outside the special flood hazard area, a lender can still require coverage, and floods can happen in any zone.
FEMA's Risk Rating 2.0 prices National Flood Insurance Program policies by property features such as flood frequency, flood types, distance to water, elevation and rebuilding cost. FEMA's Risk Rating 2.0 does not use flood zones to set National Flood Insurance Program premiums (fema.gov). Florida's seller disclosure notice also tells a buyer that homeowners' insurance policies do not include coverage for damage resulting from floods, so a buyer asks an insurance agent about a separate flood policy for any Stratford Place home.
The county's evacuation map places Stratford Place, sampled at Tiffany Lane, in Evacuation Zone D, outside the Coastal High Hazard Area; check your own address with Know Your Zone. The sample is one point, so it describes Tiffany Lane and does not name the zone of every address.
No record we can cite gives a storm surge depth at Stratford Place. The county's maps place the Tiffany Lane sample in Evacuation Zone D and outside the Coastal High Hazard Area. For context, the National Hurricane Center's report on Hurricane Ian measured maximum inundation of 6 to 9 ft above ground in Naples and 8 to 12 ft in North Naples; those are area figures, and they say nothing about any Stratford Place street. An owner who wants the zone and the flood determination for one address checks Know Your Zone and asks the lender.
Stratford Place sits in the Naples area that Hurricane Irma in 2017 and Hurricane Ian in 2022 both struck, and the National Hurricane Center's reports give area figures, not Stratford Place figures. Irma made final landfall near Marco Island on September 10, 2017, and Ian came ashore on September 28, 2022, with inundation of 6 to 9 ft above ground in Naples.
Data updated: November 2026 (National Hurricane Center tropical cyclone reports for Irma, AL112017, and Ian, AL092022).
The National Hurricane Center's final reports are the sources for the storm facts here. They describe Collier County and Naples as areas, and no storm report we can cite names Stratford Place. The table sets out the figures each report gives.
Storm | Date | Measured figure | Source |
|---|---|---|---|
Irma | September 10, 2017 | final landfall near Marco Island; the Naples Municipal Airport reported a 123-kt wind gust; about 1,500 buildings badly damaged in Collier County, with heavy tree and power pole damage in Marco Island, Golden Gate and portions of Naples | |
Ian | September 28, 2022 | maximum inundation of 6 to 9 ft above ground in Naples and 8 to 12 ft in North Naples; in Collier County 33 buildings destroyed and over 3,500 with major damage |
Hurricane Irma made final landfall near Marco Island on September 10, 2017, and the Naples Municipal Airport reported a 123-kt wind gust. The National Hurricane Center's report counts about 1,500 buildings badly damaged in Collier County, with heavy tree and power pole damage in Marco Island, Golden Gate and portions of Naples. Stratford Place's buildings carry 2004 and 2005 roll years, so they were 12 to 13 years old when Irma's final landfall came near Marco Island on September 10, 2017. The report is the National Hurricane Center's Irma report.
Hurricane Ian came ashore on September 28, 2022, and the National Hurricane Center measured maximum inundation of 6 to 9 ft above ground in Naples and 8 to 12 ft in North Naples. In Collier County, the report counts 33 buildings destroyed and over 3,500 with major damage. Stratford Place's buildings were 17 to 18 years old when Ian came ashore in 2022. The figures come from the National Hurricane Center's Ian report and describe the county and its cities as areas, not any one community.
No storm report we can cite names Stratford Place. How Stratford Place's buildings, roofs and recreation areas fared in Irma and Ian, and any repairs or claims since: Information not available at time of publishing (checked 2026-11-06). The owner-level answers sit in each home's or building's own records: repair permits, claim history, association notices and inspection reports, which a buyer asks the seller and the association for.
Evacuation Zone D is the Stratford Place sample's evacuation zone, and it tells an owner which zone letter to listen for when county officials call an evacuation. Florida's Know Your Zone guidance says evacuation zones are flood-based, that Zone A is generally the most vulnerable and first evacuated, and that "Not every zone is always ordered to evacuate." The rule for an owner is to follow the evacuation order for the zone the order names. The county's sample is at Tiffany Lane, so check your own address.
An owner keeps the records that document a home's storm history: claim history and adjuster reports, repair permits and contractor invoices, association notices about roofs, landscaping and common areas, and any wind mitigation report. A buyer asks a seller for the same set, and the Florida flood disclosure a seller signs also asks about flood damage and claims.
Stratford Place's residences carry 2004 and 2005 roll years, so they were permitted under the Florida Building Code's first statewide edition, the 2001 code that took effect March 1, 2002, or around the move to the 2004 code on October 1, 2005. Insurance differs by ownership form: Coventry follows condominium law, and the Pinehurst declaration decides who insures a townhome's structure.
Data updated: November 2026 (Florida Building Commission effective-dates table; Florida Statutes, 2024 text; Citizens Property Insurance releases, March 2026 and December 2025).
We read the Florida statutes that govern condominium insurance, windstorm mitigation and the My Safe Florida Home program, along with Citizens' published flood rule and rate release. Nothing here quotes a premium for a Stratford Place home. The table shows who decides what for each part of a home's insurance.
Item | Who decides | Source |
|---|---|---|
Coventry building | the condominium association carries property insurance at replacement cost, with an independent appraisal or update at least every 36 months | |
Coventry interior finishes, fixtures, appliances and personal property | the unit owner | |
Coventry loss assessment | the unit owner's policy, at least $2,000 of loss assessment coverage | |
Pinehurst structure | the Pinehurst declaration sets who insures the structure | the recorded declaration |
Flood | the lender's determination for the address, and Citizens' flood rule for a Citizens wind policy | |
Wind mitigation discounts | a licensed home inspection documents the features |
The Florida Building Code's 2001 edition, effective March 1, 2002, was the first statewide edition, and the 2004 code took effect October 1, 2005, per the Florida Building Commission's effective-dates table. Stratford Place's residences carry 2004 and 2005 roll years, so they were permitted under the Florida Building Code's first statewide edition, the 2001 code that took effect March 1, 2002, or around the move to the 2004 code on October 1, 2005; each building's permit shows the edition that governed it. Under s. 553.73, the code edition in effect on the permit application date governs.
The questions that matter are the roof covering and its age, opening protection on windows and doors, and the roof-to-wall connections, and each is answered building by building at Coventry and home by home at Pinehurst, subject to the Pinehurst declaration. A wind mitigation inspection documents these features. Roof replacement years, roof coverings and opening protection by building at Stratford Place, and the number of stories in each Coventry building as the recorded condominium plats show it: Information not available at time of publishing (checked 2026-11-06). A buyer asks the seller and the association for roof permits, the roof's installation date and any wind mitigation report.
A wind mitigation inspection is a licensed home inspection that documents the features that reduce windstorm loss, and under s. 627.0629 insurers must offer discounts, credits or deductible reductions for those features. The features named in the statute include roof strength and covering, opening protection, roof-to-wall and wall-to-foundation strength, and window, door and skylight strength. The individual adjustment rests on the inspection, so the report a home has, not the building's age alone, drives the discount an insurer applies.
At Coventry, the condominium association insures the building and the unit owner insures the inside. Under s. 718.111, the association must carry property insurance at replacement cost, with an independent appraisal or update at least every 36 months. Interior finishes, fixtures, appliances and personal property are "the responsibility of the unit owner." Deductibles and uninsured losses are generally common expenses, and flood cover for the common elements is the association's choice. Coventry's resale documents and estoppel certificate follow Chapter 718, Florida Statutes, the condominium law.
Loss assessment coverage pays a unit owner's share when the condominium association assesses owners for a loss, such as a deductible or an uninsured portion of a building claim. Under s. 627.714, a condominium unit owner's policy issued or renewed on or after July 1, 2010 must carry at least $2,000 of loss assessment coverage, with a deductible of no more than $250. Because deductibles and uninsured losses at a condominium are generally common expenses, a Coventry owner asks the insurance agent how high the loss assessment limit should be.
Who insures a Pinehurst townhome's structure is set by the Pinehurst declaration; a buyer's insurance agent reads it before quoting. The 2009 state arbitration order describes Pinehurst at Stratford Place as homeowners' associations under Chapter 720, Florida Statutes, and the recorded declaration sets the form of ownership for each townhome. A title search confirms it.
Under the 2024 text of s. 215.5586, My Safe Florida Home covers homesteaded single-family homes and townhouses, not condominium units, permitted before January 1, 2008, and its townhouse grants are limited to opening protection; the program depends on yearly funding, so check current rules at mysafeflhome.com. The program offers up to $10,000 of state money with an owner match for most applicants, for homes with an insured value of $700,000 or less.
Citizens requires flood coverage on personal residential wind policies inside a special flood hazard area regardless of value. Outside it, the requirement phases in by Coverage A: $600,000 from January 1, 2024, $500,000 from January 1, 2025 and $400,000 from January 1, 2026, and it reaches all such policies from January 1, 2027, per Citizens' flood page. Condominium unit-owner, tenant and no-wind policies are exempt. A Coventry unit-owner policy is exempt from Citizens' flood requirement; a Pinehurst policy's treatment depends on its policy form.
The record we can cite shows the direction of Citizens' rates and policy count, not the causes. Citizens Property Insurance announced in March 2026 an average 8.8 percent reduction for homeowners multiperil policies statewide, 5.5 percent for wind-only and at least 2 percent across all personal lines, effective July 1 for new policies and at renewal; that is not a quote for any Stratford Place home (Citizens release). Citizens reported 336,000 policies, down 76 percent from the October 2023 peak of 1.41 million. Its December 2025 board recommendation marked the first average rate decrease in about a decade (Citizens board recommendation).
A Florida seller of residential property must give the buyer a flood disclosure at or before the time the contract is signed, stating whether the seller knows of flood damage during ownership and whether a flood claim was filed or flood assistance received (s. 689.302). The law was created by CS/CS/HB 1049, chapter 2024-215, approved May 29, 2024, effective October 1, 2024, and amended in 2025. "Flooding" in the statute includes "sustained periods of standing water resulting from rainfall." The required notice says "Homeowners' insurance policies do not include coverage for damage resulting from floods."
Stratford Place's address lookup, run through Collier County Public Schools in October 2026 for a Tiffany Lane address, returned Osceola Elementary, Pine Ridge Middle and Barron Collier High for the 2026-27 school year. Each earned an A in every year from 2021-22 to 2025-26. Boundaries change by address and year, so confirm any address with the district.
Data updated: November 2026 (Collier County Public Schools address lookup, run October 2026; district school and district grades report, July 1, 2026).
Collier County Public Schools' address lookup, run in October 2026 for a Tiffany Lane address in Stratford Place, returned Osceola Elementary, Pine Ridge Middle and Barron Collier High for the 2026-27 school year; boundaries change by address and year, so confirm any Stratford Place address with the district's Interactive Zoning Tool before relying on it. Florida grades schools A through F. The district's own grade report, dated July 1, 2026, lists the three schools by name and grade for each year from 2021-22 to 2025-26.
School | Type | Address | Grade each year 2021-22 to 2025-26 |
|---|---|---|---|
Osceola Elementary | public, elementary | not printed | A |
Pine Ridge Middle | public, middle | Pine Ridge Road | A |
Barron Collier High | public, high school | 5600 Cougar Dr | A |
The district's address lookup, run in October 2026 for a Tiffany Lane address in Stratford Place, returned Osceola Elementary, Pine Ridge Middle and Barron Collier High for the 2026-27 school year. Boundaries change by address and year, so confirm any Stratford Place address with Collier County Public Schools' Interactive Zoning Tool before relying on it. The lookup was run for one Coventry address.
Each of the three schools earned an A in every year from 2021-22 to 2025-26 in the district's grade report. The district itself earned an A for 2025-26, its ninth consecutive A, and ranked sixth of 67 Florida districts by points, per the district's school and district grades report dated July 1, 2026. Confirm the school for your address with the district before relying on them.
Osceola Elementary is the public elementary school the district's address lookup returned for the Tiffany Lane address in October 2026, and it earned an A in each year from 2021-22 to 2025-26. We print no street address for it and no drive figure. Confirm the elementary school for any Stratford Place address with the district's Interactive Zoning Tool, because boundaries change by address and year.
Pine Ridge Middle School, on Pine Ridge Road, is the public middle school the district's address lookup returned for the Tiffany Lane address in October 2026, and it earned an A in each year from 2021-22 to 2025-26. We print no drive figure for it. Confirm the middle school for any Stratford Place address with the district's Interactive Zoning Tool; boundaries change by address and year.
Barron Collier High School, 5600 Cougar Drive, and Pine Ridge Middle School on Pine Ridge Road each earned an A in every year from 2021-22 to 2025-26 in the district's grade report. The district's address lookup returned Barron Collier High for the Tiffany Lane address in October 2026. We print no drive figure for it. Confirm the high school for any Stratford Place address with the district before relying on the lookup.
Use Collier County Public Schools' Interactive Zoning Tool, which takes a street address and returns the schools for a school year. Boundaries change by address and year, so a result from one address or one year does not carry to another. The October 2026 lookup for Tiffany Lane is one data point, not a guarantee for any other Stratford Place address.
Mason Classical Academy's Vanderbilt Campus, 7170 Vanderbilt Beach Rd, teaches kindergarten through grade 6 and is 6.5 road miles, about 16 minutes, from the Tiffany Lane end of Stratford Place. Its Northbrooke Campus, 2647 Professional Circle, teaches grades 7-12; we did not measure that drive (Mason Classical Academy). Naples Classical Academy is another charter school (Naples Classical Academy). Charters open by application, never by address.
Three private schools are listed here with their drives from the Tiffany Lane end of Stratford Place, measured by road. Community School of Naples, 13275 Livingston Rd, teaches early learning through grade 12, was founded in 1982 and is 3.7 road miles, about 8 minutes, away (Community School of Naples). Seacrest Country Day School, 7100 Davis Blvd, teaches preschool through grade 12, was founded in 1983 and is 8.0 miles, about 16 minutes, away (Seacrest). St. John Neumann Catholic High School, 3000 53rd St SW, is 5.6 miles, about 13 minutes, away. Our Naples private schools guide lists more.
Stratford Place's shortest measured drive to a hospital is Physicians Regional Medical Center, Pine Ridge, at 6101 Pine Ridge Rd, 1.9 road miles, about 6 minutes. NCH Baker Hospital, NCH North Naples Hospital and Physicians Regional's Collier Boulevard campus are 7.9 to 11.2 road miles, 16 to 19 minutes, from the Tiffany Lane end.
Data updated: November 2026 (road estimates measured November 2026 from the Tiffany Lane end of Stratford Place; hospital websites, read November 2026).
Drive figures are road estimates measured in November 2026 from the Tiffany Lane end of Stratford Place, without traffic; in season and at rush hour on Pine Ridge Road, Airport-Pulling Road, Livingston Road and I-75, real drives run longer. The table lists the hospitals we measured, with addresses from each hospital's own site.
Place | Type | Address | Drive from Stratford Place |
|---|---|---|---|
Physicians Regional Medical Center, Pine Ridge | hospital, emergency department | 6101 Pine Ridge Rd, Naples 34119 | 1.9 mi / 6 min |
NCH Baker Hospital (downtown Naples) | hospital, emergency department open 24 hours | 350 7th St N, Naples 34102 | 7.9 mi / 18 min |
NCH North Naples Hospital | hospital | 11190 Health Park Blvd, Naples 34110 | 8.5 mi / 16 min |
Physicians Regional Medical Center, Collier Boulevard | hospital | 8300 Collier Blvd, Naples 34114 | 11.2 mi / 19 min |
Physicians Regional Medical Center, North | hospital | 1285 Creekside Blvd, Naples 34109 | not measured |
Of the hospitals we measured, Physicians Regional Medical Center, Pine Ridge is the shortest drive from Stratford Place, 1.9 road miles, about 6 minutes. It sits at 6101 Pine Ridge Rd, Naples 34119, and its own site lists emergency services at that campus (Physicians Regional, Pine Ridge).
Three more hospitals fall within about 20 minutes by road from the Tiffany Lane end of Stratford Place. NCH North Naples Hospital, 11190 Health Park Blvd, is 8.5 road miles, about 16 minutes. NCH Baker Hospital, 350 7th St N in downtown Naples, is 7.9 road miles, about 18 minutes. Physicians Regional Medical Center, Collier Boulevard, 8300 Collier Blvd, is 11.2 road miles, about 19 minutes.
Yes: NCH's location page lists the emergency department at NCH Baker Hospital as open 24 hours (NCH Baker Hospital emergency department). The hospital is at 350 7th St N, Naples 34102, 7.9 road miles, about 18 minutes, from the Tiffany Lane end of Stratford Place. We give no wait time, bed count or trauma level.
Physicians Regional lists an urgent care among its locations, and NCH's site carries an immediate and urgent care locator. NCH's home page describes over 40+ different locations in Collier and Lee Counties. We print no urgent care address or drive, because hours and locations change; the two systems' own pages show current sites. Physicians Regional's Pine Ridge location page links its other locations.
Physicians Regional Medical Center, North is at 1285 Creekside Blvd, Naples 34109, and we did not measure that drive from Stratford Place. Physicians Regional's own site lists it with the Pine Ridge and Collier Boulevard campuses (Physicians Regional).
Check the hospital's own website or phone line, because emergency department hours and services are the hospital's to state. NCH Baker Hospital's location page lists its emergency department as open 24 hours, and Physicians Regional's Pine Ridge page lists its emergency services. We publish no wait times. In a medical emergency, call emergency services first and let the dispatcher or the paramedics decide where to go.
Stratford Place is 4.9 road miles, about 12 minutes, from Waterside Shops, 1.8 road miles, about 6 minutes, from the nearest Publix we measured, 5.6 road miles, about 14 minutes, from Clam Pass Park and 8.6 road miles, about 19 minutes, from Vanderbilt Beach. Southwest Florida International Airport is 28.4 road miles, about 38 minutes, away.
Data updated: November 2026 (road estimates measured November 2026 from the Tiffany Lane end of Stratford Place).
We measured drive times from the Tiffany Lane end of Stratford Place with one routing method, so every row in the table uses the same starting point and the same way of counting. Drive figures are road estimates measured in November 2026 from the Tiffany Lane end of Stratford Place, without traffic; in season and at rush hour on Pine Ridge Road, Airport-Pulling Road, Livingston Road and I-75, real drives run longer. Park, beach and garden rows are measured to the place's mapped area, not a gate, so read them as "about."
Destination | Drive miles | Drive minutes |
|---|---|---|
Publix (Crossroads Market), 5991 Pine Ridge Rd | 1.8 | 6 |
Physicians Regional Medical Center, Pine Ridge | 1.9 | 6 |
Pine Ridge Crossing (Airport-Pulling Rd) | 2.6 | 7 |
Publix, 2310 Pine Ridge Rd | 2.8 | 8 |
Target, 2324 Pine Ridge Rd | 2.8 | 8 |
Aldi, 6171 Naples Blvd | 3.3 | about 10 |
Community School of Naples | 3.7 | 8 |
Headquarters Library, 2385 Orange Blossom Dr | 4.1 | 10 |
Waterside Shops, 5415 Tamiami Trail N | 4.9 | 12 |
Walgreens, 4673 Tamiami Trl N | 5.0 | 12 |
Publix (Park Shore), 4601 Neapolitan Way | 5.1 | 12 |
Winn-Dixie, 4849 Golden Gate Pkwy | 5.2 | 12 |
Golden Gate Library, 2432 Lucerne Rd | 5.4 | 13 |
Clam Pass Park | 5.6 | 14 |
North Collier Regional Park, 15000 Livingston Rd | 5.6 | 14 |
Fred W. Coyle Freedom Park | 5.6 | 12 |
Gordon River Greenway Park | 5.8 | 14 |
Fleischmann Park | 6.3 | 14 |
Coastland Center, 1900 Tamiami Trail N | 6.5 | 15 |
Mason Classical Academy, Vanderbilt Campus | 6.5 | 16 |
Vanderbilt Beach Library, 788 Vanderbilt Beach Rd | 7.0 | 15 |
Whole Foods Market at Mercato, 9101 Strada Pl | 7.1 | 15 |
Lowdermilk Park | 7.6 | 17 |
Naples Dog Park (Riverside Circle) | 7.7 | 16 |
NCH Baker Hospital | 7.9 | 18 |
Trader Joe's, 10600 Tamiami Trl N | 7.9 | 17 |
Seacrest Country Day School | 8.0 | 16 |
Naples Regional Library, 650 Central Ave | 8.1 | 17 |
Fifth Avenue South, Old Naples | 8.3 | 18 |
Cambier Park | 8.4 | 18 |
NCH North Naples Hospital | 8.5 | 16 |
Vanderbilt Beach (public access at the end of Vanderbilt Beach Rd) | 8.6 | 19 |
Veterans Community Park | 8.6 | 17 |
Sugden Regional Park | 9.1 | 21 |
Naples Botanical Garden | 9.4 | 20 |
Naples Pier | 9.5 | 21 |
Physicians Regional Medical Center, Collier Boulevard | 11.2 | 19 |
South Regional Library, 8065 Lely Cultural Pkwy | 11.6 | 20 |
Lely Resort golf | 14.0 | 27 |
Southwest Florida International Airport (RSW) | 28.4 | 38 |
Of the beaches we measured, Clam Pass Park is the shortest drive from Stratford Place, 5.6 road miles, about 14 minutes. Lowdermilk Park is 7.6 miles, about 17 minutes, Vanderbilt Beach is 8.6 miles, about 19 minutes, and the Naples Pier is 9.5 miles, about 21 minutes. Clam Pass Park has a free tram to the beach, and Vanderbilt Beach Park has a parking garage that fills quickly in season, per the Paradise Coast beach guide. Our Naples beach parking guide covers the lots and access points.
Vanderbilt Beach, at the public access at the end of Vanderbilt Beach Rd, is 8.6 road miles, about 19 minutes, from the Tiffany Lane end of Stratford Place. The Paradise Coast tourism site notes that Vanderbilt Beach Park has a parking garage that fills quickly in season (Beach Parking and Access in Naples and Marco Island), so a season visit plans extra time. We state no parking fee or space count.
Publix on Pine Ridge Road is the shortest grocery drive: the Crossroads Market store at 5991 Pine Ridge Rd is 1.8 road miles, about 6 minutes, and the store at 2310 Pine Ridge Rd is 2.8 miles, about 8 minutes. Target, 2324 Pine Ridge Rd, is 2.8 miles, about 8 minutes, and Aldi, 6171 Naples Blvd, is 3.3 miles, about 10 minutes. Publix at Park Shore is 5.1 miles and Winn-Dixie is 5.2 miles, each about 12 minutes. Whole Foods Market at Mercato, 9101 Strada Pl, is 7.1 road miles, about 15 minutes, and Trader Joe's is 7.9 miles, about 17 minutes.
Waterside Shops, 5415 Tamiami Trail N, is 4.9 road miles, about 12 minutes, from Stratford Place. Coastland Center, 1900 Tamiami Trail N, is 6.5 miles, about 15 minutes. Mercato, measured at its Whole Foods Market address, 9101 Strada Pl, is 7.1 miles, about 15 minutes. Fifth Avenue South in Old Naples is 8.3 miles, about 18 minutes. Waterside Shops listed Monday to Saturday 10 AM to 6 PM and Sunday 11 AM to 5 PM on the day we read its site, and Fifth Avenue South describes a street that "stretches from Tamiami Trail to the Gulf of Mexico in Old Naples." Coastland Center and Mercato have their own sites.
North Collier Regional Park, 15000 Livingston Rd, is 5.6 road miles, about 14 minutes, and its facilities include the Rec-Plex fitness complex, the Sun-N-Fun Lagoon water park, 8 lighted tournament soccer fields, 5 lighted softball fields and a 2.5-mile walking trail (Paradise Coast). Fred W. Coyle Freedom Park is 5.6 miles, about 12 minutes, Gordon River Greenway Park 5.8 miles, Fleischmann Park 6.3 miles, Cambier Park 8.4 miles and Sugden Regional Park 9.1 miles. Naples Dog Park, on Riverside Circle, is 7.7 miles, about 16 minutes, and Naples Botanical Garden is 9.4 miles, about 20 minutes.
Veterans Community Park, 1895 Veterans Park Dr, is 8.6 miles, about 17 minutes, and has "14 outdoor courts, eight unlit and six lighted" for pickleball, per Paradise Coast. No record we can cite shows a tennis or pickleball court inside Stratford Place.
Five Collier County Public Library branches are within about 20 minutes by road: Headquarters Library, 2385 Orange Blossom Dr (4.1 miles, about 10 minutes), Golden Gate Library, 2432 Lucerne Rd (5.4 / 13), Vanderbilt Beach Library, 788 Vanderbilt Beach Rd (7.0 / 15), Naples Regional Library, 650 Central Ave (8.1 / 17) and South Regional Library, 8065 Lely Cultural Pkwy (11.6 / 20). We list addresses only; the library system posts hours.
Stratford Place reaches I-75 at the Pine Ridge Road interchange (Exit 107), north on Whippoorwill Lane and east on Pine Ridge Road. We print no mileage or minutes to the interchange, because the route depends on where on Pine Ridge Road traffic and the construction pattern put you. Southwest Florida International Airport (RSW) is 28.4 road miles, about 38 minutes, from the Tiffany Lane end of Stratford Place.
Fifth Avenue South in Old Naples is 8.3 road miles, about 18 minutes from Stratford Place. Cambier Park is 8.4 miles, about 18 minutes, and the Naples Pier is 9.5 miles, about 21 minutes. These are road estimates to each place's mapped area, so a drive to a specific parking lot differs a little.
Our drive figures are measured without traffic, so in season and at rush hour real drives run longer on Pine Ridge Road and I-75. FDOT's diverging diamond interchange at I-75 and Pine Ridge Road switched traffic to its new pattern on a schedule set for June 1, 2026, and FDOT RoadWatch for I-75 is where to check current closures. The county's Pine Ridge Road corridor project is in design, with no construction date published.
Selling a home at Stratford Place? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying at Stratford Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Stratford Place sits near three road projects: FDOT's rebuilt I-75 interchange at Pine Ridge Road (Exit 107), the Whippoorwill Lane roundabout built in 2023, and Collier County's Pine Ridge Road corridor project, which is in design with no construction date published. Nothing in any record we read places new construction inside Stratford Place.
Data updated: November 2026 (FDOT project pages, updated November 5, 2026; Collier County notices; Kittelson roundabout record).
The table lists each item with its date, what it is and where the record comes from.
Item | Date | What | Source |
|---|---|---|---|
FDOT public workshop, I-75 at Pine Ridge Road | May 14 and 16, 2024 | online Q&A and an in-person session at North Collier Regional Park | |
Pre-construction information session | February 18, 2025 | FDOT session for the interchange improvements | |
Whippoorwill Lane roundabout at Marbella Lakes Drive and Hermosa Way | built 2023; opening described December 2023 | single-lane all-way yield roundabout | Kittelson roundabout record; Collier County notices, December 2023 |
Interchange full closure and traffic switch | May 29, 11 p.m. to June 1, 6 a.m.; switch Monday, June 1, 2026 | traffic moves to the diverging diamond pattern | |
Pine Ridge Road corridor design meeting | June 18, 2026 | 60 percent design before the public | Collier County notice, Pine Ridge Road Corridor Improvements public information meeting, June 18, 2026 |
FDOT project page update | November 5, 2026 | sod, signage and punch-list work | |
Overnight closure under I-75 | November 13, 12 a.m. to 4 a.m. | 30-minute full closure of Pine Ridge Road for overhead signage |
FDOT rebuilt the I-75 interchange at Pine Ridge Road (Exit 107) as Collier County's first diverging diamond, project 445296-1, switching traffic to the new pattern on a schedule set for June 1, 2026; FDOT's project page, updated November 5, 2026, lists sod, signage and punch-list work still under way. In a diverging diamond, left turns onto the interstate flow without waiting for oncoming traffic, because drivers briefly cross to the opposite side of the road between the ramp signals. FDOT held a public workshop on May 14 and 16, 2024 at North Collier Regional Park and a pre-construction session on February 18, 2025.
FDOT's pages give the end of 2026 and mid 2027. The project page lists completion text of "end of 2026" on RoadWatch, and the news page gives "mid 2027" as the phase estimate. The remaining work named on the news page is sidewalks, barrier walls, pond excavation, permanent signage and signals, lighting, paving, striping and sod. As an example of that work, the project page lists a 30-minute full closure of Pine Ridge Road under I-75 on November 13 between 12 a.m. and 4 a.m. for overhead signage. We do not publish a cost.
Whippoorwill Lane now continues south past Stratford Place to a single-lane roundabout at Marbella Lakes Drive and Hermosa Way, built in 2023; county notices describe the extension opening to traffic in December 2023. The Kittelson roundabout record lists the roundabout as a single-lane all-way yield. Road routes from Stratford Place leave by Whippoorwill Lane, north to Pine Ridge Road or south to the roundabout; county notices describe Marbella Lakes Drive as the link to Livingston Road.
Collier County's Pine Ridge Road corridor project covers about a mile of Pine Ridge Road from west of Livingston Road to east of Whippoorwill Lane; county notices put its 60 percent design before the public on June 18, 2026, and no construction date has been published. Stratford Place sits about 0.8 mile south of Pine Ridge Road, and the corridor runs along the road that leads to the interchange. We state no dollar figure and no lane plan.
FDOT RoadWatch for I-75 is where FDOT posts current closures and lane restrictions for the interstate, including the interchange at Pine Ridge Road (FDOT RoadWatch for I-75). The project page for FDOT project 445296-1 lists the work under way and was updated November 5, 2026. For Pine Ridge Road corridor work, the county's notices are the source.
No. Every residence at Stratford Place is built: all 448 residences carry a 2004 or 2005 roll year on the 2026 county roll, and the 18 other parcels on the plat are common tracts. Nothing in any record we read places new construction inside Stratford Place. The projects are on the roads around it: the interchange, the Whippoorwill Lane roundabout and the Pine Ridge Road corridor.
Stratford Place is the only community in this set made up entirely of townhomes and condominium units, with 448 residences and county roll years of 2004 and 2005. Over 60 months it logged 109 qualified recorded sales, from $255,000 to $475,000, at a $380,000 median, while the other five communities differ in product, size and era.
Data updated: November 2026 (Collier County qualified recorded sales, county records through mid-October 2026, county file dated October 27, 2026; Collier County roll counts, our analysis).
We tracked every qualified recorded sale the county file holds for the 448 residences at Stratford Place, and we ran the same windows for the five communities in the comparison. The first table shows what each community is made of on the county roll; the second shows its recorded sales.
Community | ZIP | Homes on the roll | Product | Roll years | County heated sq ft |
|---|---|---|---|---|---|
Stratford Place | 34105 | 448 | 230 townhomes and 218 condominium units | 2004 to 2005 | 1,438 to 1,857 |
Aviano | 34105 | 212 | 88 single-family homes and 124 condominium units | 2006 to 2025 | 1,135 to 2,674 single-family; 1,672 to 2,564 condominium |
Banyan Woods | 34105 | 188 | 100 single-family homes, The Reserve at Banyan Woods (32 condominium units) and The Reserve II (56) | 2001 to 2024 | 2,101 to 4,717 single-family; 2,021 to 3,025 condominium |
Kensington Park | 34105 | 187 | single-family homes on the Kensington Park plats | 1994 to 2025 | 1,922 to 9,117 |
Marbella Lakes | 34105 | 490 | 282 single-family homes and 208 condominium units | 2009 to 2026 | 1,352 to 4,265 single-family; 1,442 to 2,288 condominium |
Briarwood | 34104 | 450 | single-family homes | 1991 to 2025 | 1,385 to 5,994 |
Community | 12 months | 24 months | 60 months |
|---|---|---|---|
Stratford Place (448) | 11 sales, $305,000 to $398,000, median $345,000, median $218 per county heated sq ft | 30 sales, $305,000 to $398,000, median $346,250, median $219 per county heated sq ft | 109 sales, $255,000 to $475,000, median $380,000, median $241 per county heated sq ft |
Aviano (212) | 13 sales, $380,000 to $980,000, median $652,500, median $289 per county heated sq ft | 19 sales, $380,000 to $980,000, median $505,000, median $245 per county heated sq ft | 63 sales, $380,000 to $1,100,000, median $565,000, median $267 per county heated sq ft |
Banyan Woods and The Reserve at Banyan Woods (132) | 9 sales, $500,000 to $1,425,000 (under 10 sales: no median) | 10 sales, $500,000 to $1,425,000, median $1,325,000, median $426 per county heated sq ft | 30 sales, $500,000 to $1,800,000, median $1,287,500, median $429 per county heated sq ft |
Kensington Park (187) | 9 sales, $925,000 to $1,700,000 (under 10 sales: no median) | 20 sales, $925,000 to $2,650,000, median $1,500,000, median $560 per county heated sq ft | 56 sales, $780,000 to $2,650,000, median $1,300,000, median $493 per county heated sq ft |
Marbella Lakes (490) | 19 sales, $350,000 to $970,000, median $545,000, median $242 per county heated sq ft | 34 sales, $350,000 to $1,825,000, median $568,750, median $262 per county heated sq ft | 103 sales, $350,000 to $1,825,000, median $748,000, median $310 per county heated sq ft |
Briarwood (450) | 21 sales, $534,000 to $1,550,000, median $800,000, median $341 per county heated sq ft | 40 sales, $475,000 to $1,699,000, median $806,000, median $359 per county heated sq ft | 106 sales, $475,000 to $2,200,000, median $820,000, median $384 per county heated sq ft |
These are Collier County qualified recorded sales over $100,000 and county roll counts only; each community's homes, product mix, documents, fees and amenities differ, and a median moves with the mix of homes that happened to sell.
The Banyan Woods sales figures cover its 100 single-family homes and the 32 units of The Reserve at Banyan Woods, not the 56 units of The Reserve II.
Aviano has 212 homes on the county roll, 88 single-family homes and 124 condominium units, with roll years from 2006 to 2025, against Stratford Place's 448 townhomes and condominium units from 2004 and 2005. Over 60 months Aviano logged 63 qualified sales from $380,000 to $1,100,000 at a $565,000 median, $267 per county heated square foot; Stratford Place logged 109 sales from $255,000 to $475,000 at a $380,000 median, $241.
Banyan Woods has 188 homes on the county roll: 100 single-family homes, The Reserve at Banyan Woods with 32 condominium units and The Reserve II with 56, with roll years from 2001 to 2024. Over 60 months, Banyan Woods and The Reserve at Banyan Woods logged 30 qualified sales from $500,000 to $1,800,000 at a $1,287,500 median, $429 per county heated square foot, against Stratford Place's 109 sales and $380,000 median. The Banyan Woods sales figures cover its 100 single-family homes and the 32 units of The Reserve at Banyan Woods, not the 56 units of The Reserve II.
Kensington Golf and Country Club is our page for the club, and the figures here are for the Kensington Park plats: 187 single-family homes on the county roll with roll years from 1994 to 2025 and heated areas from 1,922 to 9,117 square feet. Over 60 months the Kensington Park plats logged 56 qualified sales from $780,000 to $2,650,000 at a $1,300,000 median, $493 per county heated square foot. Stratford Place logged 109 sales from $255,000 to $475,000 at a $380,000 median, $241.
Marbella Lakes has 490 homes on the county roll, 282 single-family homes and 208 condominium units, with roll years from 2009 to 2026, and it holds the most homes in this set. Over 60 months it logged 103 qualified sales from $350,000 to $1,825,000 at a $748,000 median, $310 per county heated square foot; Stratford Place logged 109 sales from $255,000 to $475,000 at a $380,000 median, $241. Marbella Lakes is its own community, south and southwest of Stratford Place.
Briarwood is in ZIP 34104, not 34105, and has 450 single-family homes with roll years from 1991 to 2025 and heated areas from 1,385 to 5,994 square feet. Over 60 months it logged 106 qualified sales from $475,000 to $2,200,000 at a $820,000 median, $384 per county heated square foot, close to Stratford Place's 109 sales from $255,000 to $475,000 at a $380,000 median, $241. Briarwood's 60-month low of $475,000 equals Stratford Place's 60-month high.
Stratford Place is the only community in this set whose residences all carry 2004 or 2005 roll years, and the only one made up entirely of townhomes and condominium units. Stratford Place's 60-month high ($475,000) sits below the 60-month lows of Banyan Woods ($500,000) and Kensington Park ($780,000) and equals Briarwood's 60-month low ($475,000). Its 109 qualified sales in 60 months sit alongside Briarwood's 106 and Marbella Lakes' 103, with Aviano at 63, Kensington Park at 56 and Banyan Woods at 30. Its 448 residences fall between Briarwood's 450 and Aviano's 212 by count.
Over 60 months the median per county heated square foot was $241 at Stratford Place, $267 at Aviano, $310 at Marbella Lakes, $384 at Briarwood, $429 at Banyan Woods and The Reserve and $493 at Kensington Park; compare only same-window figures.
The choice comes down to product type, home count, roll-year era, heated-area range, sales depth, ZIP and the tax line. Stratford Place offers 230 Pinehurst townhomes of 1,580 or 1,715 square feet and 218 Coventry condominium units in four plans from 1,438 to 1,857. Aviano holds 124 condominium units of 1,672 to 2,564 square feet, Banyan Woods holds 32 condominium units in The Reserve at Banyan Woods and 56 in The Reserve II, of 2,021 to 3,025 square feet, and Marbella Lakes holds 208 condominium units of 1,442 to 2,288 square feet. Other nearby Naples communities we cover include Mariposa at Whippoorwill and Positano Place at Naples.
Pinehurst at Stratford Place has 230 townhomes of 1,580 or 1,715 square feet under Chapter 720, and Coventry at Stratford Place has 218 condominium units in four plans from 1,438 to 1,857 square feet under Chapter 718. Over 60 months Pinehurst logged 59 qualified sales from $255,000 to $475,000 at a $389,000 median, $244 per county heated square foot, and Coventry 50 sales from $305,000 to $455,000 at a $370,000 median, $232. On the 2026 roll, Pinehurst's median total taxes were $2,964, and the four Coventry sections' ranged from $2,653 to $2,774. Each neighborhood's documents decide its rules.
Selling a home at Stratford Place? Get a free home valuation at mcgreevyandcomisar.com/home-valuation, or call Jesse direct at (239) 898-6072.
Buying at Stratford Place? Call Marc at (239) 287-5873 for a personalized buyer consultation, and see how we represent buyers.
Stratford Place's strengths on the record are 448 residences built in 2004 and 2005, four of five sampled addresses in Zone X, 109 qualified sales in 60 months and a 1.9 road mile drive to Physicians Regional Medical Center, Pine Ridge. Its trade-offs are unpublished fees, an unconfirmed builder and entrance arrangement, and thinner recent sales.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, our analysis; Collier County 2026 tax roll, millage area 70; county copy of the effective FEMA flood map panel 12021C0403J, read November 6, 2026; the 2009 state arbitration order).
We read the 2026 county tax roll for all 448 residences, the county's copy of the effective FEMA flood map at five sampled addresses, one on each street, and the 2009 state arbitration order that describes the associations; each line in these two tables comes from those records, the county sales file or our road estimates.
Strength on the record | What the record shows |
|---|---|
Two product types | 448 residences: 230 Pinehurst townhomes and 218 Coventry condominium units, so a buyer can compare a townhome with a condo in one community |
Building era | every residence carries a 2004 or 2005 roll year, the era of the 2001 Florida Building Code (effective March 1, 2002); each building's permit shows the edition that governed it |
Flood map | four of five sampled addresses read Zone X and the Oxford Lane sample reads shaded Zone X, panel 12021C0403J, effective February 8, 2024; neither zone is a special flood hazard area |
Evacuation | Evacuation Zone D at the Tiffany Lane sample, outside the Coastal High Hazard Area; check your own address |
Location | east of Whippoorwill Lane, about 0.8 mile south of Pine Ridge Road |
Daily needs | 1.8 road miles (about 6 minutes) to the Publix at Crossroads Market and 1.9 miles (about 6 minutes) to Physicians Regional Medical Center, Pine Ridge |
Sales depth | 109 qualified recorded sales in 60 months, median $380,000, from $255,000 to $475,000 |
Golf | no golf course, and the 2009 order describes no club membership in the association structure |
Schools | the district's address lookup for a Tiffany Lane address returned three schools, each graded A for 2025-26; confirm any address with the district's Interactive Zoning Tool |
Trade-off on the record | What the record shows |
|---|---|
Fees | no assessment figure is published on any public record, and three association tiers each have a budget to read |
Builder | no public record we can cite confirms the builder |
Entrance and recreation | no association document or public record we can cite confirms how entry works or what each recreation area holds |
Leasing and pets | each neighborhood's minimum lease term, leases per year, approval steps, pet limits and vehicle rules are not published on any record we can cite |
Ownership form | Pinehurst's form of ownership is set by its recorded declaration, which a title search confirms |
Building age | 21 to 22 years old on the 2026 roll, so roofs and opening protection matter |
Sales pace | 12 qualified sales in 2025 and 11 in 2026 to mid-October, against 51 in 2021 |
Recent median | the 12-month median ($345,000) sits under the 60-month median ($380,000), a fact and not a forecast |
Flood | the sampled Oxford Lane address reads shaded Zone X, the 0.2 percent annual chance area |
Stratford Place's main strengths on the record are its building era, its flood map and its location. Collier County records all 448 residences with roll years of 2004 or 2005, the era of the 2001 Florida Building Code (effective dates). Four of five sampled addresses read Zone X and the Oxford Lane sample reads shaded Zone X, panel 12021C0403J. Flood zones are read address by address; a sample is not a determination for any one home, and a lender's flood determination for the specific address is the one that counts. Drive figures are road estimates measured in November 2026 from the Tiffany Lane end of Stratford Place, without traffic; in season and at rush hour on Pine Ridge Road, Airport-Pulling Road, Livingston Road and I-75, real drives run longer. Physicians Regional Medical Center, Pine Ridge is 1.9 road miles away.
Stratford Place's main trade-offs are what no public record states. No assessment figure is published, every owner belongs to three association tiers, and no public record we can cite confirms the builder. Pinehurst's form of ownership is set by its recorded declaration, and a title search confirms it. The buildings are 21 to 22 years old, so roof age and opening protection belong on every checklist. Collier County recorded 12 qualified sales in 2025 and 11 in 2026 to mid-October, against 51 in 2021. A non-ad valorem charge of $270 at most appears on every bill.
The county record describes what has sold at Stratford Place; it does not forecast what will. In the 12 months through mid-October 2026 Collier County shows 11 qualified sales at a $345,000 median, the 36-month window 51 sales at $365,000 and the 60-month window 109 sales at $380,000 ($241 per county heated square foot). The newest qualified sale is July 17, 2026. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. Whether to buy turns on the plan, the neighborhood, the association documents and the address's flood determination.
Before an offer at Stratford Place, verify these items in writing:
Nothing in the county record or the statutes limits how a Stratford Place buyer pays or where the buyer lives. Whether a lender will finance a Coventry condominium unit depends on the lender's own review of the condominium, so ask early. Remote closings are a question for the title company.
Selling at Stratford Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Stratford Place? Call Marc at (239) 287-5873, or read about how we represent buyers.
Stratford Place sellers get the strongest result when a home is priced from Collier County's recorded sales, because the county shows 109 qualified sales in the 60 months through mid-October 2026, from $255,000 to $475,000, median $380,000. McGreevy and Comisar price each Stratford Place home from the county record, not a portal estimate.
Data updated: November 2026 (Collier County recorded sales, qualified sales only, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll, millage area 70; county copy of the effective FEMA flood map panel 12021C0403J, five sampled addresses, read November 6, 2026; our analysis).
If you're searching for the best listing agent at Stratford Place, or thinking, "I need to sell my home at Stratford Place...", you are choosing between a team that reads the market from a portal and a team that reads it from the record. We tracked every qualified recorded sale the county file holds for the 448 residences at Stratford Place, 1,120 sales from 2004 through mid-October 2026, and we read the 2026 county tax roll for all 448 residences. We also read the county's copy of the effective FEMA flood map at five sampled addresses. Jesse McGreevy and Marc Comisar price each home by its neighborhood, size, section and roll year, and put the association paperwork and flood determination in front of a buyer early. Read what we bring as some of the best real estate agents in Naples.
Collier County's file shows these qualified recorded sales across all 448 residences, with the window named beside each figure.
Window, county records through October 16, 2026 | Qualified sales | Range | Median | Median per county heated sq ft |
|---|---|---|---|---|
12 months | 11 | $305,000 to $398,000 | $345,000 | $218 |
24 months | 30 | $305,000 to $398,000 | $346,250 | $219 |
36 months | 51 | $305,000 to $455,000 | $365,000 | $231 |
60 months | 109 | $255,000 to $475,000 | $380,000 | $241 |
Over 60 months Pinehurst shows 59 qualified sales at a $389,000 median and Coventry shows 50 at a $370,000 median. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures. Multiple Listing Service fields such as asking price, days on market and the association fee field are not public records and were not pulled for this guide (checked 2026-11-06); every price figure here is a Collier County qualified recorded sale.
Selling at Stratford Place? Start with our free home valuation, read how we sell a home in Naples, or Call Jesse direct at (239) 898-6072. Buying at Stratford Place? Call Marc at (239) 287-5873, or read about how we represent buyers.
We give no number for one home without looking at it. We build the figure from Collier County's qualified recorded sales, starting with the home's neighborhood, county heated size, Coventry section and roll year, because Stratford Place's six county floor areas recorded different prices. Over 36 months the 1,580 sq ft Pinehurst size shows 17 sales from $320,000 to $400,000 and the 1,715 sq ft size two sales at $375,000. The 1,438 sq ft Coventry size shows 14 sales from $310,000 to $389,000, the 1,536 sq ft size 8 from $305,000 to $365,000, the 1,797 sq ft size 7 from $340,000 to $455,000 and the 1,857 sq ft size 3 from $347,500 to $430,000. No size has 10 sales in the window, so no size median prints. The 2026 county roll just value (median $290,540 across the 448 residences) is a tax figure, not a price.
Start with our free home valuation, and we will follow up with a number built on the county's qualified recorded sales, matched by neighborhood, size, section and roll year. Our Naples home valuation page explains our method.
Talk to Jesse direct: (239) 898-6072, text or call. Confidential conversations welcome.
Buying at Stratford Place instead? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers.
Start with a price built from the county record for your neighborhood, size and section, then gather the association documents. A Pinehurst seller works under Chapter 720, where the buyer receives a disclosure summary before signing; a Coventry seller works under Chapter 718, the condominium law. Order the estoppel certificate early, complete the flood disclosure and bring your roof and window permits. Get a free home valuation and we will build the plan around your home.
The county file records closing dates, not days on market, so we print no days-on-market figure. What it shows is pace: across the 448 residences, Collier County recorded 51 qualified sales in 2021, 29 in 2022, 23 in 2023, 25 in 2024, 12 in 2025 and 11 in 2026 through mid-October. With 11 sales in the last 12 months, the comparable sales for one neighborhood and size are few, and we make no forecast.
The windows say what has happened. The 11 qualified sales of the last 12 months run from $305,000 to $398,000 at a $345,000 median; the 36-month median is $365,000 on 51 sales and the 60-month median $380,000 on 109. Your neighborhood, size and section matter more than the all-448 figures, so ask us for the sales that match your home.
Gather the association documents for your neighborhood: for Pinehurst, the declaration and the disclosure summary, and for Coventry, the condominium documents and the Chapter 718 resale package. Add each tier's budget, any special assessment notice, your 2026 tax bill, roof and window permits, any wind mitigation report and the flood disclosure under s. 689.302. Request the estoppel certificate through the association's manager early.
Over the 36 months through mid-October 2026, Pinehurst's 1,580 sq ft size recorded 17 qualified sales from $320,000 to $400,000 and its 1,715 sq ft size two sales at $375,000. In Coventry, Section I recorded 8 sales from $305,000 to $455,000, Section II 9 from $327,000 to $430,000, Section III 7 from $310,000 to $375,000 and Section IV 8 from $315,000 to $407,000. Every group is under 10 sales, so no group median prints, and the ranges overlap; condition and sale date matter as much as the section.
Buyers ask about the association budgets, the form of ownership at Pinehurst, the flood zone of the specific address, the age of the roof and windows, and the leasing and pet rules. We answer from the documents and the county record before the questions come. Selling at Stratford Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Stratford Place? Call Marc at (239) 287-5873, or read about how we represent buyers.
Stratford Place buyers and sellers work directly with Jesse McGreevy and Marc Comisar when a Pinehurst townhome or a Coventry condo has to be priced on the county record and handled without surprises. They have been Top 1% Real Estate Agents Nationally Since 2008 and lead the #1 team in Southwest Florida since 2012.
As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and McGreevy and Comisar alone have over $900 million in Sales. Read more about our team. Meet Jesse McGreevy, who leads the team's listing and seller strategy, and Marc Comisar, who leads buyer representation and negotiation.
Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Selling at Stratford Place? Get a free home valuation or call Jesse direct at (239) 898-6072. Buying at Stratford Place? Call Marc at (239) 287-5873, or read about buying a home in Naples and how we represent buyers. You can also contact us any time.
Jesse McGreevy and Marc Comisar are top-reviewed realtors at Stratford Place, and the reviews on the team's Google Business Profile describe what a townhome or condo seller or buyer at Stratford Place needs most: honest advice, steady communication and a team that sells.
★★★★★ "Their knowledge of the Southwest Florida market really stood out, and you can tell they genuinely care about their clients and getting the best results possible. They were always available to answer questions, kept us informed every step of the way, and paid attention to every detail." 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
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
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).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team.
Stratford Place buyers ask where the community is, how its townhomes and condominium units differ, what the associations charge and allow, and what the flood map and Florida law say. Each answer draws on a county record, a state file, a statute or a public report, and where a fact is not published we say what to ask for.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026; Collier County 2026 tax roll, millage area 70; county copy of the effective FEMA flood map panel 12021C0403J, read November 6, 2026; the 2009 state arbitration order; road estimates measured November 2026; our analysis).
Stratford Place sits east of Whippoorwill Lane, about 0.8 mile south of Pine Ridge Road, in unincorporated Collier County; its mailing city is Naples and its ZIP code is 34105. Road routes from Stratford Place leave by Whippoorwill Lane, north to Pine Ridge Road or south to the roundabout at Marbella Lakes Drive and Hermosa Way, built in 2023; county notices describe Marbella Lakes Drive as the link to Livingston Road. Stratford Place reaches I-75 at the Pine Ridge Road interchange (Exit 107), north on Whippoorwill Lane and east on Pine Ridge Road.
Stratford Place is 448 residences off Whippoorwill Lane in Naples, Florida 34105: 230 townhomes in Pinehurst at Stratford Place and 218 condominium units in Coventry at Stratford Place, Sections I to IV, with county roll years of 2004 and 2005. Stratford Place Master Association, Inc. governs the whole, a Recreation Association serves each neighborhood, and every residence is built, so there is no vacant residential lot on the plat.
Stratford Place holds 448 residences: 230 townhomes in Pinehurst at Stratford Place and 218 condominium units in Coventry at Stratford Place. Collier County's address records place Pinehurst's townhomes on Hampton Circle (142), Oxford Lane (54) and Albany Court (34). Coventry's four sections hold 50, 56, 56 and 56 units on Tiffany Lane and Henley Street, at 28 building addresses: 25 of eight units and three of six.
Pinehurst is 230 townhomes and Coventry is 218 condominium units. Pinehurst has two county floor areas, 1,580 and 1,715 square feet, on Hampton Circle, Oxford Lane and Albany Court, and is governed as homeowners' associations under Chapter 720. Coventry has four floor areas, 1,438, 1,536, 1,797 and 1,857 square feet, on Tiffany Lane and Henley Street, and is a condominium under Chapter 718 with four sections on Florida's condominium project list.
Pinehurst at Stratford Place is governed as a homeowners' association under Chapter 720, Florida Statutes, as the 2009 state arbitration order describes its four sections, and Florida's condominium project list carries the four Coventry sections but no Pinehurst condominium; the recorded Pinehurst declaration sets the form of ownership for each townhome, and a title search confirms it. The order is a September 23, 2009 summary final order of the Florida Department of Business and Professional Regulation's condominium division (case 2009-02-7236), published as a state arbitration order.
Collier County's 2026 roll gives every Stratford Place residence a 2004 or 2005 roll year: 208 in 2004 and 240 in 2005. Florida's condominium project list records the four Coventry declarations on May 7, 2004 (Section I), September 22, 2004 (Section II), December 6, 2004 (Section III) and April 6, 2005 (Section IV). No public record we can cite confirms the builder; the declarant is named in the recorded declarations.
County heated area at Stratford Place runs from 1,438 to 1,857 square feet: 1,580 or 1,715 in Pinehurst and 1,438, 1,536, 1,797 or 1,857 in Coventry. The county roll does not record bedrooms; listing descriptions show Pinehurst townhomes with three bedrooms and two and a half baths and Coventry units with two bedrooms and two baths, some with a den. Listing living-area figures can differ from the county's heated area, which leaves out garages, lanais and other unheated space.
Listing descriptions describe Pinehurst homes as two-story townhomes and show a one-car attached garage for Pinehurst and Coventry homes alike. The county roll does not record garages as a feature of each residence, so a buyer confirms the garage and its size on the specific home and in the declaration, which also decides what may be stored or parked outside.
Listing descriptions describe Stratford Place's entrance off Whippoorwill Lane as gated; no association document or public record we can cite confirms how entry works. Ask the association before you rely on any description of the entrance.
Listing descriptions for Stratford Place mention a community pool and spa, a picnic and barbecue area, a basketball court, sidewalks and bike and jogging paths; the association confirms what each neighborhood's recreation area holds today. The 2009 state arbitration order describes two Recreation Associations, one for Coventry and one for Pinehurst, established to maintain the recreational facilities, lawns and landscaping.
The master association is a Florida not-for-profit corporation that governs Stratford Place as a whole under Chapter 720, with 448 voting interests, according to the 2009 state arbitration order. Every Stratford Place owner belongs to three associations: a neighborhood association for the owner's section, the Recreation Association for Coventry or Pinehurst, and the master association.
Stratford Place's associations do not publish their assessments; each layer's budget sits behind the manager's owner portals, and the estoppel certificate states what a specific home owes. Current Stratford Place assessments by layer: Information not available at time of publishing (checked 2026-11-06). Before you sign, ask for the budget of each association tier, any special assessment and any capital contribution due at closing, and compare them with the 2026 tax bill, whose non-ad valorem charge is $270 at most.
No community development district appears in the association structure the 2009 state arbitration order describes, and each home's tax bill names every non-ad valorem charge on it. The 2026 roll shows a non-ad valorem charge of $270 at most on all 448 bills, and the bill itself names it, so read the bill for the specific home.
Leasing rules are set by each neighborhood's declaration and recorded amendments, so read them before you buy. For Pinehurst, Florida law adds that under s. 720.306(1)(h), a rental restriction adopted after July 1, 2021 generally binds only owners who consent or who take title after it, except that an association may prohibit rentals shorter than six months or more than three rentals a year for every owner. For Coventry, the declaration of condominium and the rules govern, under Chapter 718.
Pet rules at Stratford Place are set by each neighborhood's declaration and rules; ask for the current rules before you sign. Federal fair housing rules govern assistance animals, which are not treated as a pet limit.
No age restriction appears in any record we can cite; the declarations govern.
A Pinehurst buyer must receive a homeowners' association disclosure summary before signing; a buyer who did not get it may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401). Coventry's resale documents and estoppel certificate follow Chapter 718, Florida Statutes, the condominium law.
On the county's copy of the effective FEMA flood map, four of five sampled Stratford Place addresses, on Hampton Circle, Albany Court, Tiffany Lane and Henley Street, read Zone X, minimal flood hazard, and the sampled Oxford Lane address reads shaded Zone X, the 0.2 percent annual chance area. Flood zones are read address by address; a sample is not a determination for any one home, and a lender's flood determination for the specific address is the one that counts. The panel is 12021C0403J, effective February 8, 2024.
A lender decides flood insurance from its own determination for the home; Zone X and shaded Zone X are outside the special flood hazard area, a lender can still require coverage, and floods can happen in any zone. FEMA's Risk Rating 2.0 prices National Flood Insurance Program policies by property features such as flood frequency, flood types, distance to water, elevation and rebuilding cost. A Coventry unit-owner policy is exempt from Citizens' flood requirement; a Pinehurst policy's treatment depends on its policy form.
The county's evacuation map places Stratford Place, sampled at Tiffany Lane, in Evacuation Zone D, outside the Coastal High Hazard Area; check your own address with Know Your Zone. Florida's zones are flood-based, Zone A is generally the most vulnerable and first evacuated, and not every zone is always ordered to evacuate, so follow the evacuation order for your zone.
Stratford Place sits in millage area 70, which totals 9.3696 mills on the 2026 tax roll. The median total 2026 tax bill across the 448 residences is $2,802, from $270 to $3,244, on a median 2026 county roll just value of $290,540. A non-ad valorem charge of $270 at most appears on all 448 bills, and the bill names it. A buyer's first bill resets toward just value, so the seller's bill is not a quote.
Collier County Public Schools' address lookup, run in October 2026 for a Tiffany Lane address in Stratford Place, returned Osceola Elementary, Pine Ridge Middle and Barron Collier High for the 2026-27 school year; boundaries change by address and year, so confirm any Stratford Place address with the district's Interactive Zoning Tool before relying on it. The district's grades PDF shows an A for each of the three schools every year from 2021-22 to 2025-26. Florida grades schools A through F.
Drive figures are road estimates measured in November 2026 from the Tiffany Lane end of Stratford Place, without traffic; in season and at rush hour on Pine Ridge Road, Airport-Pulling Road, Livingston Road and I-75, real drives run longer. Waterside Shops is 4.9 road miles, about 12 minutes. Clam Pass Park is about 5.6 miles (14 minutes), Vanderbilt Beach about 8.6 miles (19 minutes) and Southwest Florida International Airport (RSW) 28.4 miles (38 minutes).
Over the 60 months through mid-October 2026, Collier County shows 109 qualified recorded sales across all brokerages, from $255,000 to $475,000, at a $380,000 median ($241 per county heated square foot). In the last 12 months it shows 11 sales from $305,000 to $398,000 at a $345,000 median, and the newest qualified sale is July 17, 2026. These are qualified recorded sales over $100,000 from the county file; a sale the county did not mark as qualified, a sale under $100,000 and any sale recorded after mid-October 2026 are not in these figures.
No. This page is about Stratford Place, the 448-residence community of Pinehurst at Stratford Place and Coventry at Stratford Place off Whippoorwill Lane, Naples 34105. The Stratford at Pelican Bay is a different Naples condominium in 34108. It is also not the Stratford Place condominiums in Fort Myers, Pinehurst Circle, Pinehurst Estate, the Pinehurst condominium on Marco Island, Coventry Square, Pinehurst in North Carolina, or Coventry and Stratford-upon-Avon in England.
Stratford Place sellers ask what a Pinehurst townhome or Coventry condo is worth, how the plan and section change the price, what a buyer will request and which Florida statutes shape the sale. Each answer draws on a county record, a state file, a statute or our analysis, and where a figure is not published we print none.
Data updated: November 2026 (Collier County recorded sales, county records through mid-October 2026, county file dated October 27, 2026; Collier County 2026 tax roll, millage area 70; county copy of the effective FEMA flood map panel 12021C0403J, five sampled addresses, read November 6, 2026; Florida Statutes; our analysis).
Start with a price built from the county record for your neighborhood, size and section, then gather the association documents for your neighborhood. A Pinehurst seller works under Chapter 720, where the buyer receives a disclosure summary before signing; a Coventry seller works under Chapter 718, the condominium law. Order the estoppel certificate early, complete the flood disclosure and bring your roof and window permits. Get a free home valuation and we will build the plan around your home.
We give no number for one home without looking at it. We start from Collier County's qualified recorded sales for the same neighborhood, county heated size, Coventry section and roll year, then adjust for condition and the current market. The 2026 county roll just value, median $290,540, is a tax figure and not a price. For a county-based number, use our home valuation page.
Match four things: neighborhood, county heated size, Coventry section and roll year. The county file lists every qualified sale of the last 36 months by date, price, heated size, roll year and neighborhood or section: 51 sales, from $305,000 to $455,000, 11 of them in the last 12 months. Compare only sales of the same size, and ask us for the sales that match yours.
Pinehurst has two county floor areas: 167 townhomes of 1,580 square feet and 63 of 1,715. Over 36 months the 1,580 sq ft size recorded 17 qualified sales from $320,000 to $400,000, and the 1,715 sq ft size recorded two, both at $375,000. With only two sales at the larger size, no median prints for it, so we price a 1,715 sq ft townhome by reading both sizes together with condition and date.
Both appear in the record. Over 36 months Coventry's 1,438 sq ft plan recorded 14 qualified sales from $310,000 to $389,000, the 1,536 sq ft plan 8 from $305,000 to $365,000, the 1,797 sq ft plan 7 from $340,000 to $455,000 and the 1,857 sq ft plan 3 from $347,500 to $430,000. By section, Section I recorded 8 sales, Section II 9, Section III 7 and Section IV 8. Every group is under 10 sales, so we quote ranges, not medians.
It marks the building era, not a price tier. Over 36 months, homes with a 2004 roll year recorded 27 qualified sales from $305,000 to $455,000, and homes with a 2005 roll year 24 from $315,000 to $407,000. Both fall in the 2001 Florida Building Code era, so roof age, opening protection and the permit matter more than the roll year.
The county roll's just value is a tax figure; a sale price is what a buyer and seller agreed on a closing date. The median 2026 county roll just value across the 448 residences is $290,540, from $249,394 to $317,395, while the 60-month median qualified sale is $380,000. Homestead caps can also hold assessed value under just value.
The county file records closing dates, not days on market. Qualified sales per year since 2021 run 51, 29, 23, 25, 12 and 11 (2026 to mid-October), so the comparable sales for one neighborhood and size are few. Asking price and days on market are not public records and are not quoted here. We price from the closed sales and the current market, and make no forecast.
The windows say what has happened, not what comes next. The 12-month median of $345,000 on 11 sales sits under the 60-month median of $380,000 on 109 sales, and the 36-month median is $365,000 on 51. A listing's result depends on its neighborhood, size, condition and price at the time it goes live, so ask us for the sales that match your home and decide from those.
We make no seasonal sales claim, because the county file's closings by month are not tabulated for this guide. One fact bears on showings: drive figures are road estimates measured in November 2026 from the Tiffany Lane end of Stratford Place, without traffic; in season and at rush hour on Pine Ridge Road, Airport-Pulling Road, Livingston Road and I-75, real drives run longer. We price from the record and time the listing to your plans.
McGreevy and Comisar are the team Stratford Place sellers call first: Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, with over $900 million in personal sales between Jesse and Marc. We price from the county record and put the association documents and flood determination in front of the buyer early. Call Jesse direct at (239) 898-6072.
For Pinehurst, a homeowners' association disclosure summary must reach the buyer before the buyer signs, and a buyer who did not get it may cancel by written notice within 3 days after receiving it or before closing, whichever comes first (s. 720.401). For Coventry, resale documents follow Chapter 718, Florida Statutes, the condominium law. Request the package through the association's manager before you list.
An estoppel certificate states what the home owes the association. For Pinehurst, the association must issue it within 10 business days of a written request (s. 720.30851). Coventry's resale documents and estoppel certificate follow Chapter 718, Florida Statutes, the condominium law. We print no fee figure, because none is published on a public record.
The sales contract sets who pays, and the amount is not published on any public record we can cite, so we print no figure. Write who pays into the contract.
Yes, in practice, because the buyer's exposure depends on it. Under s. 720.3085, a buyer is jointly liable with the seller for assessments that came due before the transfer, which is why the estoppel certificate matters. Settle what the certificate shows so the closing statement matches it.
The documents decide, not a general statute. The association's manager routes resale documents through HomeWise Docs, and each neighborhood's documents decide whether the association approves a buyer or tenant. Ask the manager before you list.
A Florida seller of residential property must give the buyer a flood disclosure at or before the time the contract is signed, stating whether the seller knows of flood damage during ownership and whether a flood claim was filed or flood assistance received (s. 689.302). Keep your claim and repair paperwork together.
The statute asks about both. Under s. 689.302, created by CS/CS/HB 1049 (chapter 2024-215, approved May 29, 2024, effective October 1, 2024), the notice covers flood damage during your ownership, a flood claim and flood assistance. "Flooding" includes sustained periods of standing water resulting from rainfall.
Yes. Four of five sampled Stratford Place addresses read Zone X and the sampled Oxford Lane address reads shaded Zone X on the county's copy of the effective FEMA flood map, panel 12021C0403J. Flood zones are read address by address; a sample is not a determination for any one home, and a lender's flood determination for the specific address is the one that counts. A lender decides flood insurance from its own determination, and floods can happen in any zone.
It is worth considering. Under s. 627.0629, insurers must offer discounts, credits or deductible reductions for features that reduce windstorm loss, such as roof strength and covering, opening protection and roof-to-wall strength, and the individual adjustment rests on a licensed home inspection.
A four-point inspection is a short report on a home's roof, electrical, plumbing and heating and cooling systems. Insurers sometimes ask for one on older homes, and Stratford Place's buildings are 21 to 22 years old. There is no pass-or-fail list we can cite, so ask your insurance agent whether the buyer's insurer will want one.
They can help a buyer get insurance and show up in a wind mitigation report, but we make no value claim. For a Pinehurst townhome, roof and window work follows the declaration and the association's published guidelines. For a Coventry unit, the condominium documents decide who maintains and replaces the roof. Keep permits and invoices.
Yes, condition is negotiable between you and the buyer. The disclosures and association documents are still owed: the flood disclosure under s. 689.302, the Pinehurst disclosure summary or the Coventry resale package, and the estoppel certificate.
Decide from the buyer's likely inspection and the documents; we make no value claim. Exterior work in Pinehurst follows the declaration and the published guidelines under s. 720.3035; in Coventry, the condominium documents decide. Pull a permit where one is needed.
Often not. Save Our Homes caps a homestead's annual assessment increase at the lower of 3 percent or CPI, and a sale resets assessed value to just value as of the next January 1 (s. 193.155). Florida caps annual assessment increases on non-homestead residential property at 10 percent (s. 193.1555). The median 2026 total bill across the 448 residences is $2,802, and a buyer's first bill resets toward just value.
Often yes, through portability. An owner who had a homestead in any of the 3 preceding years may transfer part of the assessment difference to a new homestead, capped at $500,000, and applies for it separately (s. 193.155(8)). Ask a tax professional how it works for your purchase.
It ends with the sale, because the exemption depends on holding title and making the home your permanent residence on January 1. The buyer applies on or before March 1 of the year claimed (s. 196.011). Renting a home also ends eligibility for the years it is not your permanent residence.
That depends on your own situation, so ask a tax adviser. The Internal Revenue Service publishes guidance on selling your home, including the home-sale exclusion and how to figure gain. We give no figures and no tax advice.
Yes, but the lease and the association documents govern the timing. Read the lease for its term and for what it says about showings and a sale, and the declaration for any leasing or approval provisions. Tell us the lease dates before we list.
Yes. The same association documents, estoppel certificate and flood disclosure apply to a sale by owner. What a listing team adds is pricing from the county record, buyer exposure, negotiation and handling the paperwork on a timeline. Get a free home valuation and compare the two routes with a county-based number in hand.
Use the county heated area from the roll: 1,580 or 1,715 square feet in Pinehurst and 1,438, 1,536, 1,797 or 1,857 in Coventry. Listing living-area figures can differ from the county's heated area, which leaves out garages, lanais and other unheated space; the county figure is the one this guide uses.
Only as far as the association documents support. Listing descriptions describe the entrance off Whippoorwill Lane as gated and mention a community pool and spa, but no association document or public record we can cite confirms how entry works or what each recreation area holds. Word any view as a description of your home.
We price each home from Collier County's qualified recorded sales for its neighborhood, size and section, and we put the association paperwork and the flood determination in front of a buyer before the buyer has to ask. Jesse McGreevy leads the team's listing and seller strategy, and Marc Comisar leads buyer representation and negotiation. Call Jesse at (239) 898-6072 for a plan for your home.
Stratford Place sellers and buyers work with McGreevy and Comisar because we price from the county record and read the association paperwork first. Jesse McGreevy leads listings and seller strategy; Marc Comisar leads buyer representation for Pinehurst townhomes and Coventry condominium units alike.
Selling at Stratford Place? Get a free home valuation or Call Jesse direct at (239) 898-6072. Buying at Stratford Place? Call Marc at (239) 287-5873, or read about how we represent buyers. You can also contact us any time.
Start with a get a free home valuation and we will build your price from Collier County's qualified recorded sales for your neighborhood, size and section. We order the estoppel certificate early, assemble the association documents and the flood disclosure, and read how we sell a home in Naples. Call Jesse direct at (239) 898-6072.
Read about how we represent buyers and about buying a home in Naples. Before you write an offer we check the association documents, the budget for each tier, the form of ownership at Pinehurst, the address's flood determination, the roof and the leasing and pet provisions. Call Marc at (239) 287-5873.
Start with a free home valuation for either neighborhood. Ask us about Pinehurst's two plans, 1,580 and 1,715 square feet, or Coventry's four, 1,438, 1,536, 1,797 and 1,857, and we will pull the county's qualified recorded sales for that size, the 2026 roll figures and the flood map entry. Call Jesse at (239) 898-6072 or Marc at (239) 287-5873.
Stratford Place's sellers and buyers can open the same public documents behind this guide: the 2009 state arbitration order, the Florida statutes on homeowners' associations, condominiums, flood disclosure, homestead and wind mitigation, the Florida Building Code dates, the National Hurricane Center's Ian report and FDOT's Pine Ridge Road interchange project page.
Data updated: November 2026 (all documents read November 6, 2026).
Document | Publisher | Link |
|---|---|---|
The 2009 state arbitration order, Summary Final Order, Case No. 2009-02-7236 | Florida DBPR | https://www2.myfloridalicense.com/lsc/arbitration/allorders/2009027236.pdf |
Florida Statutes s. 720.401, HOA disclosure summary and the buyer's cancellation right | Florida Legislature | |
Florida Statutes s. 720.30851, HOA estoppel certificates | Florida Legislature | |
Florida Statutes s. 720.306, meetings, amendments and rental restrictions | Florida Legislature | |
Florida Statutes Chapter 720, including s. 720.303, records, meetings and websites | Florida Legislature | https://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0700-0799/0720/0720.html |
Florida Statutes s. 720.3085, assessment liens and buyer liability | Florida Legislature | |
Florida Statutes s. 718.111, condominium insurance | Florida Legislature | |
Florida Statutes s. 718.112, condominium structural integrity reserve studies | Florida Legislature | |
Florida Statutes s. 553.899, milestone inspections | Florida Legislature | |
Florida Statutes s. 689.302, seller flood disclosure | Florida Legislature | |
Florida Statutes s. 196.011, exemption applications by March 1 | Florida Legislature | |
Florida Statutes s. 193.155, Save Our Homes and portability | Florida Legislature | |
Florida Statutes s. 627.0629, wind mitigation credits | Florida Legislature | |
Florida Building Code effective dates | Florida Building Commission | https://www.floridabuilding.org/fbc/Publications/2023_Effective_Dates.pdf |
Tropical Cyclone Report, Hurricane Ian | National Hurricane Center | |
I-75 at Pine Ridge Road, project 445296-1 | FDOT |
Stratford Place's figures and rules on this page come from Collier County records, Florida's condominium project list, the 2009 state arbitration order, Florida statutes, federal storm and flood records, school, hospital and road agencies, and dated reports. Each entry names the item, with its publication date where it has one; linked entries were read November 6, 2026, and county files are listed in words.
Data updated: November 2026 (all linked entries read November 6, 2026 unless a publication date is given; Collier County public property roll and recorded-sales files, download dated October 27, 2026).
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Thinking about buying or selling in Southwest Florida? Tell us what you are trying to do and we will tell you honestly what it will take. McGreevy and Comisar, Domain Realty Group.
