The Strand

Updated September 2026 · Jesse McGreevy and Marc Comisar, Domain Realty

The Strand is a gated golf and country club community of 1,073 homes in North Naples, Florida, set on 574.6 acres in the northwest corner of the I-75 and Immokalee Road interchange in ZIP 34110. It was built from 1996 as Pelican Strand, took its current name on April 30, 1999, and wraps 15 neighborhoods around a 27-hole Gordon G. Lewis golf course that opened in November 1997. The short answer on price: the median Strand sale was $610,000 across 61 closings in the 12 months to September 26, 2026 (Southwest Florida MLS Matrix, pulled September 26, 2026), social membership in The Club at The Strand is mandatory for every homeowner at $4,162 a year with no initiation fee, golf is optional, and there is no Community Development District.

McGreevy and Comisar are the team Strand sellers call first, and the team buyers call when they want to know which of the 15 neighborhoods backs onto which nine, what the club actually requires, and why the Publix at the front gate sits outside the gatehouse. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008, with over $900 million in personal sales between them. If you are comparing agents before you list, we publish the best real estate agents in Naples, compared on the public record, so you can check the numbers yourself.

This guide makes one promise: every fact on it comes from a recorded document, a government file, the club, the associations, or the MLS. The zoning comes from Collier County Ordinance 02-57, the Pelican Strand PUD. The home and vote counts come from The Strand Master Property Owners Association’s 2026 annual meeting notice. The club fees come from The Club at The Strand’s 2026 Membership Brochure, linked from the club’s membership page. Parcel counts, values and recorded sale history come from the Collier County Property Appraiser 2026 preliminary roll (data files dated August 29, 2026). Flood zones come from FEMA’s National Flood Hazard Layer, school zones from Collier County Public Schools, and current market figures from the Southwest Florida MLS Matrix, pulled September 26, 2026. Where a number is not public, such as the master association assessment, we say so and name the document that holds it.

Key Takeaways: The Strand at a Glance

The Strand comes down to eight facts that decide most purchases and sales: how many homes there are, what the club requires, what you pay beyond the mortgage, what homes are selling for, how prices have moved, where the flood risk sits, which schools serve it and what is changing on I-75.

Data updated: September 2026

• 1,073 homes in 15 neighborhoods, under a 1,160-home zoning cap. The master association’s 2026 ballot gives each neighborhood one vote per home, 1,073 in all, against the 1,160 dwelling units allowed by Ordinance 02-57. About 780 homes are condominium units, almost all in two-story buildings of four or eight (Mango Cay’s 32 detached villas, legally condominiums, are the exception); the rest are detached villas and single-family homes.
• Social membership is mandatory; golf is optional. The club’s 2026 brochure says social membership “is mandatory for all homeowners,” with no initiation fee for Strand homeowners and annual dues of $4,162. Golf memberships carry initiation fees of $40,000 (Sport), $80,000 (Single) and $100,000 (Family). The club is privately owned by The Strand at Naples, LLC and advertises no assessments, no capital dues and no food and beverage minimum.
• No CDD. No Strand or Pelican Strand district appears on the Florida Commerce Official List of Special Districts (2,096 districts, report dated September 23, 2026), and Collier County’s CDD map layer shows none over the community.
• 61 MLS closings at a median of $610,000. In the 12 months to September 26, 2026, The Strand sold at a median $319.46 per square foot of living area, a median 51 days on market and a median 96.36% of list, for $43,646,700 in total volume. The 49 attached homes had a median of $565,000; the 12 detached villas and single-family homes had a median of $1,265,000 (Southwest Florida MLS Matrix, pulled September 26, 2026).
• Prices roughly doubled from 2019 to 2023, then leveled. County recorded qualified sales ran from a $308,500 median in 2019 (55 sales) to $640,000 in 2023 (71 sales) and $610,250 in 2025 (56 sales) (Collier County Property Appraiser recorded qualified sales, data files dated August 29, 2026).
• Most homesites sit in FEMA Zone X. All 17 street points we tested fall outside the 1% annual chance floodplain on FEMA’s effective map, on pads about 14 to 15 feet above sea level; the lakes and golf low areas around them carry the AE and AH zones, and parts of The Links, Turnberry Woods, Eden and the single-family streets fall in Zone AH on the effective map. The whole community is in Collier County evacuation Zone D.
• All three assigned schools rated A three years running. Collier County Public Schools assigns all 19 interior streets we queried to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, and all three earned an A in 2024, 2025 and 2026. Older pages that list Laurel Oak Elementary and Gulf Coast High are out of date.
• I-75 is about to change next door. FDOT’s I-75 widening (project 452544-1) is scheduled to begin construction in fall 2026 along The Strand’s east edge, and a diverging diamond interchange at Immokalee Road (project 454099-1) is expected to start in early 2027.

Table of Contents

This guide to The Strand runs from the market and daily life through the Pelican Strand origins, the PUD and what sits outside the gate, governance and the full fee stack, all 15 neighborhoods, the club, the 27-hole course and the clubhouse, flood maps, hurricanes and insurance, schools, location and what is being built nearby, then comparisons, the honest pros and cons, selling, and two full FAQs.

• Key Takeaways: The Strand at a Glance
• Why McGreevy and Comisar Are the Best Realtor for The Strand
• What Is It Like to Live in The Strand as a Homebuyer?
• The Strand Real Estate Market Snapshot
• How Did The Strand Begin? Regency Village, Pelican Strand and the 1999 Rename
• What Is Inside the Pelican Strand PUD, and What Sits Outside the Gate?
• Who Governs The Strand? The Master Association and 15 Neighborhoods
• How Much Does It Cost to Live in The Strand? The Fee Stack
• What Are the 15 Neighborhoods Inside The Strand?
• Leasing, Pets and Community Rules at The Strand
• Is Membership at The Club at The Strand Mandatory?
• What Is the Golf Course at The Strand Like?
• What Changed at the Clubhouse? The 2022 Renovation and Tavern 59
• Tennis, Pickleball, Fitness, Pool and Dining at The Strand
• What Is It Like to Live in The Strand Day to Day?
• Shopping, Beaches, Parks and Daily Life Near The Strand
• Is The Strand in a Flood Zone? FEMA Zones by Neighborhood
• Hurricane Posture at The Strand: Evacuation Zone, Storm Surge and Building Code
• What Does Home Insurance Look Like in The Strand?
• Which Schools Serve The Strand?
• Hospitals, ERs and Healthcare Near The Strand
• Where Is The Strand? Location, Entrance and Drive Times
• What Is Being Built Near The Strand?
• The Strand vs Olde Cypress: Which North Naples Golf Community Fits You?
• How Does The Strand Compare With Other North Naples Communities?
• The Honest Pros and Cons of The Strand
• Thinking of Selling Your Strand Home? List With the #1 Team in Southwest Florida Since 2012
• Your Local Real Estate Experts
• The Strand FAQ: Buyer Edition
• The Strand FAQ: Seller Edition
• Sources
• Downloadable Documents

Why McGreevy and Comisar Are the Best Realtor for The Strand

McGreevy and Comisar are the best realtor for The Strand because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Strand market read built on every MLS closing, the county roll, FEMA’s maps, the club’s 2026 fee schedule and the recorded declarations.

Data updated: September 2026

If you’re searching for the best realtor for The Strand, whether you’re ready to sell your Strand home or buy your next one, McGreevy and Comisar is the team that delivers. We lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012, Top 1% Nationally since 2008, with over $2.5 billion sold as a team and $900 million in personal sales between Jesse and Marc. Put another way, as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate.

Recent Strand track record (last 12 months): In the last 12 months we tracked 61 Strand closings in the Southwest Florida MLS Matrix, pulled September 26, 2026: 61 homes and $43.6 million in volume ($43,646,700). The median sold price was $610,000 (an odd count, so an observed sale), the median time on market was 51 days (59 of the 61 sales; two were entered after closing without a marketing period), the median sold-to-list ratio was 96.36% and the median price per square foot of living area was $319.46 (60 sales with a recorded living area, an even count, so the mean of the middle pair, $315.82 and $323.10). The highest sale was $2,000,000, a single-family home on Whisperwood Court in July 2026, and the fastest was 0 days on market, recorded on six sales; the highest-priced of the three that also closed at full list was a villa on Fairway Court in The Links at $1,595,000 in January 2026. Thirteen of the 61 sales closed at or above list.

For luxury Strand sellers: Premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when needed. A Strand sale also runs on paperwork that has to be ordered early. Your neighborhood association and the master association, managed by Dorrill Management Group, issue estoppel certificates; the single-family association collects a capital contribution of one quarter’s assessment from the buyer at closing, per The Strand Homeowners’ Association forms page; and your buyer becomes a social member of the club automatically, so a buyer who wants golf needs the club’s current terms from its membership office at (239) 596-1719 early in the contract. We plan that sequence before the listing goes live, because a clean estoppel and a clear club path are what keep a Strand closing on schedule.

Honors and recognition:

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

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

Selling your Strand home? Get a free valuation of your Strand home, or Call Jesse direct at (239) 898-6072. Confidential conversations are welcome for luxury listings. Our guide to selling a home in The Strand covers pricing by neighborhood, the club membership at sale and the paperwork.

Buying a home in The Strand? Call Marc at (239) 287-5873 for a personalized buyer consultation, or read how we represent buyers in Southwest Florida. Our guide to buying a home in The Strand covers prices, fees and how to choose among the 15 neighborhoods.

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

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).

What Is It Like to Live in The Strand as a Homebuyer?

Living in The Strand means one staffed gatehouse on Strand Boulevard, a 27-hole golf course threading through 15 neighborhoods, a clubhouse you join automatically at the social level, about 75 acres of lakes, and I-75 along the east edge. It is a 1998 to 2006 golf community where most homes are two-story coach homes and condominiums.

Data updated: September 2026

The community is the Pelican Strand PUD, approved at 574.6 acres by Collier County Ordinance 02-57. The ordinance allocates 187.3 acres to golf course and buffers, 75.5 acres to lakes, 85.3 acres to platted preserve tracts, 170 acres to homes and 30 acres to a commercial “Activity Center” at the front. That commercial front matters on your first drive in: the Publix at 5624 Strand Boulevard and the Strand Executive Park offices sit on Strand Boulevard before you reach the gatehouse, so the grocery store is inside the community’s footprint but outside its gate.

The Gate and the Drive In

You enter from Immokalee Road on Strand Boulevard, pass the commercial area, and stop at the staffed gatehouse. Residents, members and approved renters use a transponder, priced at $20 each from August 1, 2025 on the master association’s gate transponder form. A north gate near Fairway Court and a rear gate near Pinnacle Lane, which the Pinnacle association describes as “for members only,” round out the access points. Visitors are sent to the main gate on Strand Boulevard.

What You Will Actually Buy

The Strand is a condominium-heavy golf community. Ten condominium associations hold about 780 homes, almost all in two-story buildings of four or eight residences: Wedge Wood, Clubside, Pinnacle, Cypress Cove, Trophy Club, Grande Reserve, Feather Sound, Turnberry Woods and Mango Cay (whose 32 homes are detached villas held as condominiums). Five homeowners’ associations hold the detached homes: the Single Family Homes association (121 homes), Eden (55 villas), The Links (54 villas), Ana’s Place (32 pool villas) and Sawgrass (29 homes). Our neighborhood section below walks through every one, with builders, recorded documents and sale history.

Source: The Strand Master Property Owners Association 2026 annual meeting ballot (homes); Southwest Florida MLS Matrix, closed sales September 27, 2021 to September 26, 2026, pulled September 26, 2026, neighborhood assigned by street (medians). Ranges show the lowest and highest neighborhood median in the row; the sale counts are summed.

What You Pay Beyond the Mortgage

Every Strand owner pays three kinds of charges: club social dues ($4,162 a year in 2026, set by the club), the neighborhood association assessment (which, under Eden’s recorded declaration at least, collects and remits the master association’s share), and property taxes. There is no CDD bond assessment. The single-family association publishes its 2026 assessment, $1,525 a quarter; the condominium associations and the master association do not publish theirs, so we confirm them from the estoppel certificate and the adopted budget before a buyer’s numbers are final. Our fee stack section lays out every layer.

Who The Strand Suits

The Strand suits a buyer who wants a private club with 27 holes, tennis, pickleball and a spa for the price of social dues, in a two-story coach home or condominium that costs less than a detached house in most gated golf communities in North Naples. It suits seasonal owners: 415 of the 1,072 residential parcels on the 2026 preliminary roll carry an out-of-state owner mailing address. It is a harder fit for a buyer who wants no club dues at all, a single-family estate lot on the water, or a community far from interstate traffic. Buyers comparing it with a nearby single-family golf community should read our Olde Cypress guide, about two miles east on the same Immokalee Road corridor, and our Pelican Marsh guide, south of Immokalee Road.

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

The Strand Real Estate Market Snapshot

The Strand real estate market recorded 61 MLS closings in the 12 months to September 26, 2026 at a median $610,000, a median $319.46 per living square foot, a median 51 days on market and a median 96.36% of list price, with nine homes for sale and 1.77 months of supply on the pull date.

Data updated: September 2026

Every figure in this section comes from one search of the Southwest Florida MLS Matrix, pulled September 26, 2026: Residential, Development equal to THE STRAND, closed sales from September 27, 2021 to September 26, 2026 plus every active and pending listing, 321 records in all. We hand-checked every row: all 321 are in Naples, and none is a commercial unit from the Strand Professional Park outside the gate. The MLS “Sub/Condo” field is typed by listing agents and is not consistent (the same Wedge Wood building appears as “WEDGE WOOD AT THE STRAND,” “WEDGEWOOD II” and “THE STRAND”), so we assigned every sale to its neighborhood by street address. Medians state their count; where the count is even, the median is the mean of the middle pair and we give both.

The Last 12 Months at a Glance

Source: Southwest Florida MLS Matrix, closed sales September 27, 2025 to September 26, 2026, pulled September 26, 2026. Mango Cay’s detached villas are counted as detached here even though they are legally condominiums.

The two halves of The Strand behave like two different markets. Attached homes took a median 67 days to sell and closed at a median 96.36% of list. Detached homes, far fewer in number, went under contract in a median 7 days. For a seller, that split is the single most important pricing fact on this page: a Wedge Wood condominium and a Whisperwood Court house do not share a market, a buyer pool or a timeline.

Sales by Neighborhood, Last 12 Months

Source: Southwest Florida MLS Matrix, closed sales September 27, 2025 to September 26, 2026, pulled September 26, 2026, neighborhood assigned by street. Samples of five or fewer are too thin to read as a market rate; we list them because a seller in each neighborhood deserves to see the actual sales.

How the Last 12 Months Compare With the Year Before

In the prior 12 months (September 27, 2024 to September 26, 2025), The Strand recorded 46 MLS closings at a median $625,000 (an even count; both middle sales were $625,000), a median $345.99 per living square foot, a median 96.76% of list and a median 41.5 days on market. The latest year brought more sales (61 against 46) at a similar median price, a lower price per square foot and a longer median time on market. The slower pace sits in the attached segment, which took a median 67 days against 7 for detached homes; the MLS records alone do not isolate why price per square foot fell.

Five Years of Strand Prices

Source: Southwest Florida MLS Matrix, closed sales, pulled September 26, 2026. Across all 60 months (307 closings) the median was $605,000, the median sold-to-list 98.17% and the median days on market 15, a reminder of how fast the 2022 market moved.

The county’s recorded deed history reaches further back. Collier County Property Appraiser recorded qualified sales for the 1,072 residential parcels at The Strand show a median of $308,500 in 2019 (55 sales), $312,000 in 2020 (63), $367,000 in 2021 (92), $550,000 in 2022 (68), $640,000 in 2023 (71), $652,500 in 2024 (51) and $610,250 in 2025 (56) (data files dated August 29, 2026). The median Strand home roughly doubled in price from 2019-2020 to 2023-2024 and has held close to that level since. In the 12 months to August 28, 2026, the county recorded 51 qualified sales at a median $610,000, matching the MLS median almost exactly on a window shifted by one month. The two counts differ because the county counts only deeds that its office classifies as qualified arm’s-length transfers and records through its file date.

What Is for Sale Right Now

On September 26, 2026 the MLS showed nine active Strand listings with a median asking price of $618,000, three pending with contingencies and two pending. Nine listings against 61 sales a year is 1.77 months of supply, and nine listings is 0.84% of the community’s 1,073 homes.

Source: Southwest Florida MLS Matrix, active listings on September 26, 2026. Pending with contingency: a Sawgrass home on Persimmon Way at $960,000, a Grande Reserve coach home at $545,000 and a Wedge Wood condominium at $459,900. Pending: a Links villa on Fairway Court at $1,295,000 and a Wedge Wood condominium at $459,000.

What the Numbers Mean for Buyers and Sellers

• Detached homes are scarce and fast. Only 12 of 61 sales were detached, and they went under contract in a median 7 days. A seller of a Links villa or a single-family home on Whisperwood Court, Amberwood Drive, Rolling Pines Drive or Marble Court should expect strong early interest when the price is right.
• Condominiums reward preparation. Two Clubside listings had been on the market more than 200 days on the pull date, while a Grande Reserve listing priced at the neighborhood’s recent sales went pending in two days. Condition, view and price against the last three sales in the same building type decide the outcome.
• The spread inside one neighborhood is real. Grande Reserve sales ran from $530,000 to $895,000 in 12 months, largely the difference between 1,884-square-foot and 2,442-square-foot plans. Pricing by the neighborhood median alone misprices most homes.
• Buyers have room on attached homes. The median attached sale closed at 96.36% of its final list price, and none of the 11 Wedge Wood sales closed at or above list.

Want to know where your home sits in these numbers? Call Jesse direct at (239) 898-6072, or start with a free valuation of your Strand home. Buying? Call Marc at (239) 287-5873.

How Did The Strand Begin? Regency Village, Pelican Strand and the 1999 Rename

The Strand began as land zoned Regency Village in 1985 and was built as Pelican Strand by Pelican Strand, Ltd., a partnership formed in March 1995 with Stephen Tavilla, Trustee, as capital partner. Construction started in 1996, the club opened in November 1997, and the developer and master association took The Strand name on April 30, 1999.

Data updated: September 2026

Before Pelican Strand: The Regency Village PUD and DRI

The land in the northwest quadrant of I-75 and Immokalee Road carried a different name for more than a decade before anyone built on it. Collier County’s List of Collier County PUD Ordinances (LDC Appendix F) records the original zoning as the Regency Village PUD, Ordinance 85-61, later repealed and annotated “(Now Pelican Strand).” The same list then carries the Pelican Strand line in order: Ordinance 96-65 (“was Regency Village,” later repealed), Ordinance 97-24 (later repealed), Ordinance 97-75, and the ordinance in force today, Ordinance 02-57.

Regency Village was also a Development of Regional Impact. The county’s PUD Master List dated June 11, 2026 still prints the row as “PELICAN STRAND (DRI), AKA Regency Village.” The Collier Clerk’s minutes index shows the paper trail in outline: an August 29, 1989 item on the “Regency Village of Naples DRI Application for Development Approval”, and an October 23, 1990 item amending the “Regency Village of Naples Planned Unit Development” by Development Order 90-1 (Resolution 90-67) under a stipulated settlement. We read those two entries as index excerpts, not as full documents, so we describe them only as the county’s record that the DRI existed and was amended before Pelican Strand.

What was on the land before the golf course? The Naples Daily News, reporting the club’s sale on September 2, 2014, quoted the buyer recalling of the founding Tavilla family: “They used to farm that property.” The Tavillas were produce wholesalers from New England, per the same report. We found no primary record of the specific crops or the farm’s dates.

Who Developed The Strand: Pelican Strand, Ltd., the Tavilla Family and Paul Hardy

The developer of record was a Florida limited partnership. The Florida Division of Corporations event history for A95000000499 shows Pelican Strand, Ltd. filed March 30, 1995. Its sole general partner was Pelican Strand Development Corporation (P95000022597), incorporated March 20, 1995 under articles signed March 14, 1995 by incorporator David M. Mobley, Sr.

The money came from one partner. The partnership’s Amended Certificate of Limited Partnership, sworn November 6, 1995, names Stephen Tavilla, Trustee as the Class A limited partner with a committed capital contribution of $13,160,000, allows Class B limited partners “if any” up to the same amount, records the general partner’s in-kind contribution at $50,000, and sets a dissolution date of December 31, 2015. A supplemental affidavit dated March 1, 1996 reports that the limited partners’ contributions of $13,160,000 had been made.

The operating partner shows up in the corporate filings. The development corporation’s 1997 annual report lists Paul Hardy (filed as “HARDEY, PAUL”) and Renee Tolson as officers at 10621 Airport Pulling Rd N., Suite 1, the Hardy group’s office. The Naples Daily News put it plainly in 2014: The Strand was developed by the Tavilla family in partnership with businessman Paul Hardy, who said he partnered with Stephen Tavilla in the 1990s, and “The Strand sold out in short order.” Stephen Tavilla died in 2012, per the same report.

Several sister entities carried the project name. The Sunbiz record shows Pelican Strand Communities, Inc. (P97000076205, filed September 4, 1997, officers W. Neil Dorrill, R. Paul Hardy and Renee Tolson), Pelican Strand Real Estate Holdings, L.C. (L97000000948, filed August 28, 1997, managers Robert P. Hardy and Renee T. Tolson at 5692 Strand Ct), and Pelican Strand Marketing Group, Inc. (P97000086124), each later renamed “The Strand.” Hardy’s name also links The Strand to Grandezza in Estero, which the same 2014 Naples Daily News report called “the same size and a mirror image” of The Strand and also Hardy-developed.

The PUD Lineage: From 1,200 Homes to 1,160

The first Pelican Strand PUD came in 1996 (Ordinance 96-65), followed by two 1997 revisions (97-24 and 97-75). The text of those three ordinances was not among the documents we read, so we do not quote their unit caps or acreage. What we can quote is the ordinance that replaced them.

On November 5, 2002 the Board of County Commissioners adopted Collier County Ordinance 02-57, petition PUDZ-2001-AR-1639, filed by Robert L. Duane, AICP, of Hole Montes, Inc. for The Strand, Ltd. It rezoned “PUD to PUD” about 574.6 acres in Sections 18 and 19, Township 48 South, Range 26 East, and reduced the dwelling-unit cap from 1,200 to 1,160. The November 5, 2002 Board agenda carried a companion item amending the Pelican Strand DRI “for the purpose of reducing the number of dwelling units.” The PUD kept its original name: the ordinance is titled the Pelican Strand PUD even though it was adopted three years after the rename.

Ordinance 02-57 also contains the one official construction timeline for the community. Section 7.4 reads: “Initiation of construction on the Pelican Strand project occurred in calendar year 1996. Completion of the golf course and project infrastructure occurred in calendar year 1997. Marketing of commercial and residential sites and golf course memberships began in calendar year 1996, and is expected to be concluded in calendar year 2003.” The South Florida Water Management District’s April 2000 Lower West Coast Water Supply Plan appendices agree from a different angle: Table F-9 lists “Pelican Strand Community” as beginning to irrigate its golf course in 1996, with 125 irrigated golf acres.

The Club Opens: November 1997

The Club at The Strand “began operating in November 1997 as a full-service 27 Hole private country club,” in the words of the club’s 2026 Membership Brochure. Gordon G. Lewis designed the three nines, Savannah, Sabal and Preserve. For its first year and a half the course and club were “Pelican Strand.” A January 23, 1999 wire report placed the Naples LPGA Memorial “at Pelican Strand,” and the event’s record on Wikipedia lists it at The Club at The Strand from 1999 to 2001 (later the Subaru Memorial of Naples), with Meg Mallon winning in 1999, Nancy Scranton in 2000 and Sophie Gustafson in 2001. The club’s own materials give other years for the LPGA visit, so we publish 1999 to 2001 and note that the club’s brochure and web pages differ.

The club stayed with the founding family for 17 years. On July 11, 2014 The Strand at Naples, LLC was filed, and the Business Observer reported on September 12, 2014 that it bought the club property at 5840 Strand Blvd from The Strand LLC for $8.2 million. News reports named members of the Klaas family as the buyers. The club still describes itself as privately owned.

April 30, 1999: Pelican Strand Becomes The Strand

The rename was a coordinated corporate act, not a gradual drift. Three state filings carry the same effective date:

• The developer partnership. Pelican Strand, Ltd. became The Strand, Ltd., filed April 30, 1999, per the Sunbiz event history.
• The development corporation. Pelican Strand Development Corporation became The Strand Development Corporation of Naples under Articles of Amendment “to take effect on April 30, 1999,” signed by W. Neil Dorrill as President and filed May 4, 1999.
• The master association. Pelican Strand Master Property Owners Association, Inc. became The Strand Master Property Owners Association, Inc., name change filed April 30, 1999, per its Sunbiz record, N97000001156.

The single-family homeowners’ association and the commercial association show name-change filings on the same date, and the communities corporation, real-estate holdings company and marketing company were renamed “The Strand” as well. Why the developer dropped “Pelican” is not stated in any record we found: not in the Sunbiz filings, not in the county ordinances, and not in the news archive available online. The likely places to find the reason are 1999 master association minutes or the 1999 Naples Daily News print archive, neither of which is public online.

What Still Carries the Pelican Strand Name

Twenty-seven years later, the old name survives in places a buyer or title examiner will actually see:

Most neighborhoods platted or declared after April 1999 use the new name: Trophy Club at The Strand, The Pinnacle at The Strand, Links at The Strand, Eden at The Strand, Turnberry Woods at The Strand and Mango Cay II at The Strand. The exceptions are Clubside I to III and Wedge Wood I and II, declared from September 1999 to July 2000 but still titled “at Pelican Strand.” A buyer who sees “Pelican Strand” on a plat, a title commitment or a Publix receipt is looking at the same community.

One name collision to avoid: a Florida corporation called Pelican Strand Association, Inc. (N07000011316), filed in 2007, has a principal address in Brandon, Hillsborough County, and officers who match no Strand board. It is not part of The Strand.

Who Built Each Neighborhood: Jack Parker, Bateman and the Villa Builders

The developer sold land; builders declared the neighborhoods. The recorded declarations name them:

• Jack Parker. Four single-purpose companies, Parker-Strand I, II, III and IV, Inc., declared Cypress Cove (Parker-Strand I), Feather Sound and Wedge Wood I (Parker-Strand II), Wedge Wood II and all three Clubside condominiums (Parker-Strand III), and The Pinnacle (Parker-Strand IV). The master association’s neighborhood pages credit Jack Parker Construction for Cypress Cove, Feather Sound and Wedge Wood, and Jack Parker Southeast Construction, Inc. for Clubside.
• Bateman. Grande Reserve at Pelican Strand was declared by a limited partnership whose initial director was A.L. Bateman; the master association calls it “the first of three luxury condominium developments” by Bateman. Trophy Club at The Strand Limited Partnership and Turnberry Woods at The Strand Limited Partnership (later “Bateman and Martin Developments”) declared the other two.
• Villa and single-family builders. Apple Development Corporation (Eden replat), Ana’s Place Development Corporation (Ana’s Place), Sawgrass at the Strand, Inc. (Sawgrass), Mango Cay Communities, LC (Mango Cay) and U.S. Home Corporation (Mango Cay II, 2006).
• The developer itself. The Links at The Strand plat names The Strand Development Corporation of Naples with The Strand, Ltd.

The builders of individual homes on the single-family replats are not named in any record we read, and we do not guess at them.

Construction Eras by Neighborhood, 1996 to 2006

Recorded declaration dates, plat dates and association descriptions bracket each neighborhood’s build. Read this as eras, not certificates of occupancy:

Most homes therefore date from 1998 to 2003, largely before Florida’s statewide building code took effect on March 1, 2002. That matters at resale for roof age, window and shutter upgrades and wind-mitigation credits, and it is one reason two condos of the same size in different neighborhoods can carry different insurance quotes.

The Strand History at a Glance: A Dated Timeline

A home’s place in this timeline shows up in its comparables. A 1998 Feather Sound condo, a 2002 Trophy Club coach home and a 2006 Mango Cay II villa share a gate and a club but not a roof age or a building code edition. If you own in The Strand, Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home priced against the sales in your own neighborhood.

What Is Inside the Pelican Strand PUD, and What Sits Outside the Gate?

The Strand sits inside the 574.6-acre Pelican Strand PUD, zoned for up to 1,160 homes, of which 1,073 were built behind a staffed gate on Strand Boulevard. The same PUD holds a 30-acre commercial Activity Center at the Immokalee Road entrance, including the Publix Pelican Strand and Strand Executive Park, which sit outside the gate.

Data updated: September 2026

The Master Plan in Numbers

Collier County Ordinance 02-57, adopted November 5, 2002, is the zoning document for everything described on this page. Its “Maximum Land Use Intensity Summary” divides the land this way:

The legal description in the ordinance closes at 574.569 acres, and the county’s PUD Master List dated June 11, 2026 prints 574.56. The master association’s own home page describes “our 600 acres” and says the association maintains “140 acres of preserves.” Both are the association’s round figures; the citable legal numbers are 574.6 acres in total and 85.3 acres of platted preserve tracts in the PUD table. The 140-acre figure likely counts preserve plus related conservation areas, and we attribute it to the association rather than adopt it. Section 2.12 of the ordinance also requires that 25 percent of viable native vegetation be preserved.

1,160 Allowed, 1,073 Built

The cap is 1,160 dwelling units, a gross density of about 2.02 homes per acre. The number of homes actually built is 1,073: that is the total vote count on the master association’s 2026 annual meeting notice and ballot, where “each Sub-Association has as many votes as units,” and the two unit columns on the county’s PUD Master List row (267 and 806) also sum to 1,073. The Collier County Property Appraiser 2026 preliminary roll (data files dated August 29, 2026) counts 1,072 residential parcels: 238 single-family and 834 condominium, a separate parcel metric that lands within one of the ballot.

The gap of 87 between the cap and the build-out is consistent with the 120-unit residential option on Tract C-1 going unused, since that tract was built as commercial space instead. The county has not stated that reason, so read it as our inference. The county master list marks the PUD BUILT OUT. No active developer entity remains: the development corporation was administratively dissolved and the successor LLC revoked on September 22, 2017, per the Florida Division of Corporations.

Why the Density Is Low for the Location

The ordinance’s Statement of Compliance shows how much more the land could have carried. The 169.3 acres in Section 19 lie in the I-75 and Immokalee Road Density Band, eligible for 7 homes per acre (1,185 units); the 375.269 acres in Section 18 were eligible for a base 4 per acre (1,501 units). Total eligibility was 2,686 units against the 1,160 planned, and the ordinance notes the property “includes the entire northwest quadrant of the Immokalee Road Interstate Activity Center.” The low density is a choice written into the zoning: a change would need a new rezoning, and none is pending for The Strand.

The 35-Foot Height Cap and Development Standards

Every residential category in the “R” District carries the same maximum height, 35 feet, measured from the first habitable finished floor to the uppermost finished ceiling. Table 1 of the PUD sets these standards:

The practical result: there is no mid-rise condominium in The Strand, and the zoning does not allow one. The recorded plans show two-story condominium buildings in every regime, Feather Sound included. The clubhouse sits in the “GCO” District, where principal structures may reach three stories. Taller buildings are allowed only in the commercial Activity Center: retail up to 2 stories, office up to 4, a hotel up to 7, and a communication tower up to 170 feet in the southeast part of Tract G.

The Commercial Activity Center Outside the Gate

The front 30 acres of the PUD were designed as a public shopping and office district and as “an attractive entry feature for the Pelican Strand residential/golfing community” under one landscape theme (Ordinance 02-57, Sections 6.2 and 6.5). The ordinance allows up to 90,000 square feet of retail, 120,000 square feet of office and 140 hotel or motel rooms there. The county PUD Master List row carries 200,000 commercial square feet approved and 144,500 developed on 25.00 commercial acres; the list does not label its columns, so treat that reading as ours.

What is built there today:

• Publix Pelican Strand. Publix store #635, 5624 Strand Blvd, the grocery anchor at the entrance, still named for the community’s original name.
• Strand Executive Park. According to the office park’s own history, John R. Gilhart, Sr. bought commercial land at Pelican Strand in spring 1999, opened the first 9,000-square-foot office building in August 2000, and finished the three-story Strand Executive Center (19,538 square feet) in 2005, for about 40,538 square feet across four buildings at 5621, 5625, 5629 and 5633 Strand Blvd.
• The Strand Commercial Replat and Strand Professional Park. The commercial lots are recorded as the Strand Commercial Replat, Plat Book 35, Pages 66 to 68. In HEX Decision 2014-30, the county Hearing Examiner approved a tutoring use as comparable to the Activity Center’s permitted uses on Lot G-5, “the northeast corner of Immokalee Road and Strand Boulevard.” Strand Professional Park is a commercial condominium in the same area.

The commercial owners have their own association, The Strand Commercial Association, Inc. (N96000005926, filed November 20, 1996 as Pelican Strand Commercial Association, reinstated October 9, 2025). None of the commercial buildings count toward the 1,073 homes, and none sits behind the residential gate.

Strand Boulevard, the Gates and the Road Network

The one public entrance is Strand Boulevard, north from Immokalee Road (County Road 846). I-75 runs along the entire east edge of the PUD; the I-75 on-ramp is about 0.4 miles east of Strand Boulevard on Immokalee Road. Ordinance 02-57 shapes the entrance in three ways:

• Section 7.6.B classifies “Pelican Strand Boulevard” as a minor collector with a sidewalk or bike path on each side; other through streets are local streets.
• Section 7.7.E bars individual residential driveways on Strand Boulevard within the commercial stretch.
• Section 7.7.A allows “a security gate … between the access to the commercial area which is open to the general public, and the residential/golf club area.”

That is how it was built. Drivers pass the Publix and the office buildings first, then reach the staffed gatehouse north of the commercial area, with Tavilla Circle, which carries the founding family’s name, opposite it, per the master association’s front entrance plan. Two more gates serve residents: a north gate near Fairway Ct, referenced on the master association’s Links neighborhood page, and a rear gate near Pinnacle Ln that the Pinnacle association’s site describes as “for members only,” telling visitors to “enter The Strand (Strand Blvd) from Immokalee Rd.” The master board’s 2025 agendas track a “Back Gate Exit” project.

Behind the gate, each neighborhood hangs off Strand Boulevard on its own street or loop: Heron Ln, Whisperwood Blvd and Sandlewood Ct near the front; Three Iron Dr, Sand Wedge Ln, Grande Reserve Way, Trophy Dr, Pinnacle Ln, Ashford Ln, Persimmon Way, Mango Cir, Fairway Ct and Stem Dr to Paradise Cir further in; and the single-family courts and lanes (Whisperwood Ct, Amberwood Dr, Barclay Ln, Marble Ct, Rolling Oaks Ct, Rolling Pines Dr). The full neighborhood-by-street list is in the neighborhoods section below.

The 2022 to 2023 Front Gate Project

The entrance was rebuilt recently. The master board’s Safety, Security and Beautification Project for The Strand Front Entrance, planned in 2022 for 2022 to 2023, added a golf-course security fence and hedges between the commercial area and the course, a pedestrian gate at the exit arm that closes the sidewalk to non-residents walking or biking through, two marked crosswalks (Publix to the commercial area, and the gatehouse area to Tavilla Circle), a relocated flagpole and widened island, gatehouse sconces, a logo planter, a new entry sign and an electronic community-notice sign. It removed royal palms planted about 22 years earlier. On funding the document says: “financing will be cost shared with the Club and no community assessment is planned.”

Lakes, Preserves and Where the Water Goes

The PUD sets aside 75.5 acres of lakes and 85.3 acres of preserve tracts, and the Preserve nine is routed through native preserve. Section 1.4 of Ordinance 02-57 describes the drainage: the site lies in Water Management District No. 7, the Cocohatchee River watershed, and its constructed lakes and preserved wetlands discharge to the Immokalee Road Canal, then west to the tidal Cocohatchee River and the Gulf through Wiggins Pass. In 2002 the ordinance put site elevations at 12 to 14 feet above mean sea level and listed the soils as Hallandale fine sand (about 30 percent), Riviera fine sand on limestone (about 20 percent) and Basinger and Boca (about 15 percent each). The 2002 text also cites a 1986 flood map; the current FEMA picture is newer and is covered in our flood section, not here.

There is no marina and no boat access anywhere in The Strand. The water is lakes and canal, not Gulf frontage.

The Reserved Right-of-Way on the North Edge

One clause deserves attention from anyone buying on the north side. Section 7.7.B of Ordinance 02-57 reserves right-of-way along the north boundary for the southern half of a future east-west arterial shown on the county’s 2015 Future Traffic Ways Map, usable in the meantime for berm, buffer and golf rough. Whether that right-of-way has been dedicated, and which road it would serve, is not in the records we read; the answer sits in county transportation right-of-way records and PUD monitoring reports. Tuscany Reserve shares The Strand’s north boundary.

Two other traffic clauses are history now but explain the layout. Section 7.6.A allowed a steeper-than-code perimeter berm along I-75 with planting conditions, and Section 7.7.D tied any homes above 680 to Immokalee Road staying at level of service D or having widening committed.

What the Name Covers

If you own behind the gate, Call Jesse direct at (239) 898-6072 for a free valuation of your Strand home. If you are comparing The Strand with other communities along Immokalee Road, Call Marc at (239) 287-5873, read how we represent buyers in Southwest Florida, or start with our North Naples, Florida guide.

Who Governs The Strand? The Master Association and 15 Neighborhoods

The Strand is governed by The Strand Master Property Owners Association, a Chapter 720 homeowners’ association managed by Dorrill Management Group, and 15 voting neighborhood associations holding 1,073 votes, one per home. The Club at The Strand is a separate, privately owned business, and the commercial area at the entrance has its own association.

Data updated: September 2026

The Strand Master Property Owners Association

The two recording references come from recorded neighborhood instruments that cite them: the recorded Eden at The Strand declaration (O.R. 2557 PG 0577, recorded June 10, 1999) and The Pinnacle’s Amended and Restated Declaration, Section 4.26. The management details are on the master association’s property management page, the meeting schedule is on its notices page, and the April 2022 amendments are described in the single-family HOA board’s December 2022 cover letter.

The Dorrill name runs through the whole history. W. Neil Dorrill signed the 1999 name change as president of the development corporation, and Dorrill Management Group still manages the master association and serves as registered agent for the commercial association from the same Strand Ct office. A 2019 residents’ phone sheet listed Vesta Property Services as master manager at that time, so the arrangement has not been continuous.

The Board and How It Is Elected

The 2026 annual report lists the officers as Tom Eggleston (President), Stewart Rappaport (Vice President), Susan Rogge (Treasurer) and John Riccardi (Secretary), with directors Tom Ewert, Tom Kennedy and Robert Schultz, and Christopher Dorrill as property manager. Board seats run two years.

Owners do not vote for master directors one by one. Under the master association’s 2026 annual meeting notice, each neighborhood’s Neighborhood Representative casts that neighborhood’s votes, and “each Sub-Association has as many votes as units.” The 2026 meeting, held Tuesday, March 24, 2026 at 4:00 PM at the club, filled four seats from six candidates. The 2025 annual meeting notice required a quorum of 30 percent of voting interests represented by Neighborhood Representatives. If you want a voice at the master level, the route is your own neighborhood board.

What the board works on is public. The May 2025 and June 2025 agendas list standing Landscape, Lakes and Wells, and Security committees, plus the front entrance project, a survey and start date for the back gate exit, street striping, solar panels at Eden, an architectural review item for Sawgrass and a single-family curb repair reimbursement request.

The 15 Voting Neighborhoods

The 2026 ballot is the authoritative roster. Every neighborhood below is on it, with its vote count; the association names and numbers come from the Florida Division of Corporations, and the managers are those named by each association:

The arithmetic: 153 + 125 + 121 + 112 + 92 + 88 + 84 + 64 + 55 + 54 + 32 + 32 + 29 + 29 + 3 = 1,073. Ten of the 15 are condominium associations (Mango Cay and Mango Cay II count as condominiums even though their homes are detached villas); five are homeowners’ associations. The master association’s neighborhood roster links each one’s page.

Reconciling 14, 15 and the Odd Votes

Several numbers look inconsistent until you read the source behind each:

• Fourteen or fifteen? Eden’s 2025 welcome letter calls Eden “one of the 14 associations which make up the Strand Community.” The ballot has 15 voting blocks because Mango Cay and Mango Cay II vote separately. Both statements are right; count 15 when you are counting votes.
• Mango Cay’s three votes. Mango Cay at The Strand was declared in 2005 for 32 one-villa phases, but only three were built under it. U.S. Home Corporation declared the other 29 as Mango Cay II in 2006. The two associations share one street and one gated entry.
• Wedge Wood’s 153. The association describes 152 residences in 19 buildings; the ballot gives 153 votes. The extra vote is not explained in the documents we read.
• Clubside’s 125. The 31 buildings hold 124 condominium units; the 125th vote matches the caretaker apartment the association describes at its clubhouse.
• Feather Sound is in. Feather Sound is on the master roster, holds 64 votes on the 2026 ballot, and its state filing lists the master’s manager at 5672 Strand Ct as registered agent.

Merged and Retired Associations

The state record carries some associations that no longer operate on their own. Clubside I at Pelican Strand Condominium Association and Clubside II (both filed 1999) show “INACT/MG,” merged into the surviving Clubside neighborhood association; whether Clubside III ever had a separate association is not shown on the first page of state results. The Pinnacle I and Pinnacle II condominium associations (filed 2000 and 2001) also merged: the Pinnacle association’s official business page explains that its amendments were made “to effect the merger of the Pinnacle I and Pinnacle II condo associations into the Neighborhood Association.”

One more entity is worth knowing about. The Strand Country Club of Naples, Inc. (N05000000631) was filed January 20, 2005 with a principal address at 6088 Fairway Ct, a Links residence, and was administratively dissolved September 15, 2006 without ever filing an annual report. Its purpose is not stated in any record we read.

The Club Is a Separate Owner, Not an Association

The master association does not own the golf course or the clubhouse. The Club at The Strand is owned and operated by The Strand at Naples, LLC, a Florida LLC filed July 11, 2014 with a principal address of 5840 Strand Blvd. Eden’s Amended and Restated Declaration, recorded in 2024, defines “The Club” as that LLC, “which owns, operates, and maintains the recreation club,” provides that “All Owners, as a result of their ownership of a Lot, shall automatically become social members of The Club at the Strand,” and says dues “are established by the Club, and the Association has no control over the fees charged.” The club’s membership page says the same from its side: resident members must hold at least a social membership.

In practice that means owners hold no equity and no vote in the club. The club sets its own dues, its 2026 Membership Brochure says membership is “contingent upon approval by the Club,” and the club’s application names the master association and the single-family HOA as associations that may share background and credit checks with it. The costs are in the fee stack below.

The Commercial Association and the Front of the PUD

The Publix, the office buildings and the other commercial lots at the Immokalee Road entrance belong to The Strand Commercial Association, Inc. (N96000005926, filed November 20, 1996, reinstated October 9, 2025), whose registered agent is W. Neil Dorrill at 5672 Strand Ct. Commercial owners do not vote on the master ballot, and commercial parcels are not part of the 1,073 homes.

Security and the Gate

The master association runs the gate. Its 2025 gate transponder form carries an officer signature line for Gilyard Protection Services, the security contractor, and states that transponders are issued to “residents, members, and approved renters only.” A 2019 residents’ phone sheet on the single-family HOA site listed a gatehouse guest-access line of (239) 592-7743; confirm it before relying on it. The master association site also links residents to the Checkpoint gate portal.

Who the Owners Are

The Collier County Property Appraiser 2026 preliminary roll (data files dated August 29, 2026) shows 415 of the 1,072 residential parcels (38.7 percent) with an out-of-state owner mailing address and 21 with a foreign address. That is a seasonal-owner indicator, not a residency count. A buyer should expect many neighbors to be seasonal, and a seller should expect many buyers to be shopping from out of state.

The Governing Documents Reading List

Before an inspection period ends, a buyer in The Strand should have read:

1. The master declaration, O.R. 2292 PG 1637, and the Declaration of Neighborhood Covenants, O.R. 2333 PG 885, with the April 2022 amendments (from the Collier Clerk’s official records search or from the seller’s association)
2. The neighborhood’s own declaration (recording references for all 15 are in the neighborhoods section below)
3. The neighborhood’s current budget and rules
4. The club’s current Membership Brochure and Membership Plan
5. The estoppel certificate for the specific home, which states the neighborhood assessment, any master share it includes, and any capital contribution due at closing

Sellers who assemble that package before listing close cleaner. Call Jesse direct at (239) 898-6072 and we will build it with a free valuation of your Strand home. Buyers, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

How Much Does It Cost to Live in The Strand? The Fee Stack

Living in The Strand means mandatory club social dues of $4,162 a year with no initiation fee for homeowners, a neighborhood association assessment, optional golf, gate transponders and property taxes. The Strand has no CDD. Only one neighborhood, the single-family HOA at $1,525 a quarter, publishes its assessment; the master assessment is not public.

Data updated: September 2026

The Full Fee Stack at a Glance

Every layer a Strand owner can be billed, with its amount and source. “Not published” means we could not find a public, first-party figure as of September 2026, and the row names the document that holds it.

Club Social Membership: Mandatory, $4,162, No Initiation for Homeowners

This is the one number every Strand owner pays and the one most listings get wrong. The club’s 2026 Membership Brochure says of Social membership: “This membership is mandatory for all homeowners. There is NO initiation fee for homeowners within the Strand community.” Annual dues are $4,162 for the household. A non-resident joining at the Social level pays a $10,000 initiation.

The obligation is also written into the neighborhood documents. Section 3.2 of Eden’s recorded Amended and Restated Declaration says “All Owners, as a result of their ownership of a Lot, shall automatically become social members of The Club at the Strand,” and that dues “are established by the Club, and the Association has no control over the fees charged.” The Naples Daily News reported the same rule in 2014: “Homeowners must join the club, at least as social members.”

Social membership covers the whole family and every amenity except golf: the 55,000-square-foot clubhouse and its restaurants, eight Har-Tru tennis courts, seven pickleball courts, bocce, croquet, the fitness center and spa, and the heated pool. The Strand’s model makes the social tier the mandatory layer and leaves golf optional. For how that compares across the market, see our guide to Naples golf communities.

Golf Membership: Optional, Priced by Age

Golf is a separate purchase with three tiers. Sport ($40,000 initiation, $7,652 dues) gives each family member 12 winter rounds and unlimited summer golf. Single Golf ($80,000) and Full Family Golf ($100,000) carry age-banded dues, from $9,920 to $15,861 a year. The club’s membership page adds that “a limited number” of Full Golf memberships “are currently available.” For context on capacity, the Naples Daily News reported in 2014 that the club’s charter allowed 650 golf members and that it then had about 300.

One question the brochure does not answer: whether a Strand homeowner upgrading from Social to a golf tier pays the full printed golf initiation. Only the Social line carries the explicit homeowner waiver. Get the answer in writing from the club’s membership office at (239) 596-1719 before you price a golf home, because on an $80,000 or $100,000 initiation it changes the real cost of the purchase.

No Club Assessments, and the Front Gate Was Shared

The club states it charges “NO Assessments,” “NO Capital Dues” and “NO Food and Beverage Minimums,” and its home page describes growing amenities “without member assessments.” That is a club claim about club charges; it does not speak for the associations. On the master side, the 2022 to 2023 front entrance project was planned with “financing … cost shared with the Club and no community assessment.”

The Master Association Assessment: Not Public

The master association’s assessment amount is not published. The 2025 adopted budget linked from the master association’s home page sits behind the owners’ login, and no other public source we found states it. What a buyer should ask for, by name: the master association’s adopted budget for the current year and the estoppel certificate for the specific home, which must state every regular assessment and its frequency.

Whether the master share arrives on a separate bill or inside the neighborhood invoice is also not published for most neighborhoods. Eden’s restated declaration, Section 4.3, has the sub-association “collect all assessments and other sums due the Master Association” and “remit the Assessments to the Master Association,” which suggests sub-association invoices include the master share. That appears to be the structure, but we have not confirmed it for the single-family HOA or any condominium. Compare Olde Cypress, where the master association states in writing that the neighborhood invoice includes the master share.

The Single-Family HOA: $1,525 a Quarter

The Strand Homeowners’ Association, the 121-home single-family association, is the one neighborhood that publishes its number. Its forms page states: “2026 Quarterly Assessment: $1,525.00,” and “Capital Contribution is one quarter of assessments collected from buyer at closing.” That is $6,100 a year at the 2026 rate, and a buyer pays $1,525 once at closing as the capital contribution (our arithmetic from the published figures). The association is managed by Seacrest Southwest Property Management.

Add the mandatory $4,162 club social dues and a single-family owner’s published floor is $10,262 a year before golf, cart, cable, property taxes and any master share billed separately. We give that as arithmetic from two first-party figures, not as a quote.

The Other 14 Neighborhoods: Not Published

None of the other 14 associations publishes its assessment on a public page we could find. The dollar amount differs by association, because each sets its own budget: a Wedge Wood condominium, a Trophy Club coach home and an Ana’s Place pool villa carry very different insurance, roof and maintenance obligations. Eden bills quarterly, due January 1, April 1, July 1 and October 1, per its 2025 welcome letter. Any “HOA fee” on a listing is a figure typed in by a listing agent, and it may be stale or may leave out the master share. The reliable figure is on the estoppel certificate for the specific home, backed by that association’s adopted budget.

What Mango Cay’s Fees Include

Only one neighborhood states in writing what its fee pays for. The master association’s Mango Cay page says Mango Cay quarterly fees include “landscaping and street maintenance, water, high-speed broadband, and cable services,” and that Mango Cay II’s fee also covers “certain additional exterior building maintenance, painting and roofing.” The amount is not published. Do not assume any other Strand neighborhood includes the same services; that list is specific to Mango Cay and Mango Cay II.

Gate Transponders and the Comcast Bulk Agreement

Two smaller master-level charges show up on a new owner’s list. Gate transponders cost $20 each from August 1, 2025, and a temporary barcode for a rental vehicle is also $20, per the master association’s transponder form. Transponders go to “residents, members, and approved renters only.”

The master association also holds a Comcast bulk agreement. Under its October 2021 Comcast service letter, from November 1, 2021 residents receive Xfinity TV Extra and HD, one X1 HD DVR and three X1 HD boxes, Performance Internet up to 100 Mbps and a wireless gateway, and the master association’s Comcast page says “owners pay the association for service.” The per-home cost is not published. Faster internet tiers or other providers are an owner’s own contract.

Does The Strand Have a CDD?

No. The Strand has no Community Development District. Two independent checks agree. The Florida Commerce Official List of Special Districts, report dated September 23, 2026, lists 2,096 districts statewide and none named Strand or Pelican Strand; the only near-matches are Pelican Lake Water Control District and Pelican Marsh Community Development District, neither of which is The Strand. And Collier County’s Community Development Districts map layer returns no district at any Strand point tested; the nearest districts, Tuscany Reserve and Mediterra, lie outside it. Roads, lakes, gates and common areas are funded privately through the master and neighborhood assessments, not through CDD bonds.

Property Taxes: What We Can and Cannot Say

Every Strand home is in unincorporated Collier County, ZIP 34110, and pays the same countywide levies. The Florida Department of Revenue’s Table 1 comparison of Collier levies shows the Board of County Commissioners’ largest levy, fund code 001, at 3.0107 mills for FY 2025-26, unchanged from the prior year. The same table lists other county levies (0.6844, 0.2096 and 0.0246 mills, among others) by fund code rather than by name, so we do not assign them to a Strand parcel here. The school board’s 2024-25 proposed rate was 4.3132 mills, a figure since superseded. The Strand is served by the North Collier Fire Control and Rescue District, an independent special district whose rate we did not obtain.

The honest answer is that the complete millage for a Strand home is on its TRIM notice each August and its tax bill each November from the Collier County Tax Collector, and those are the documents to read. One practical point matters more than the rate: the seller’s bill can reflect homestead and assessment-cap benefits that may not carry over to a new owner, so confirm with the Collier County Property Appraiser how a sale affects the assessment, and budget on the purchase price times the current millage, not on the seller’s bill.

Flood Insurance Context

All 17 street points we tested inside The Strand sit in Zone X on the effective FEMA National Flood Hazard Layer, outside the 1 percent annual chance floodplain, so flood insurance is usually a lender’s choice rather than a federal requirement. The exceptions are the Zone AH areas in parts of The Links, Turnberry Woods, Eden and the single-family streets, which are Special Flood Hazard Areas. Where a policy is written, unincorporated Collier County is a Community Rating System Class 5 community, which Collier County’s floodplain management page and FEMA’s CRS program page tie to a 25 percent discount for eligible NFIP policies. Wind and hazard premiums in The Strand turn mostly on roof age and wind-mitigation features, because most buildings date from 1998 to 2003.

Estoppel, Capital Contribution and Transfer Costs at Closing

At resale, the costs that are not on any public schedule surface in one document. Florida’s homeowners’ association and condominium statutes (sections 720.30851 and 718.116) govern the estoppel certificate; for a Strand home it is where the regular assessment and its frequency, amounts paid through closing, any balance due and any capital contribution or transfer fee should appear, and your closing attorney or title agent confirms what it must contain. In The Strand that means:

• Single-family HOA: the published capital contribution of one quarter’s assessment ($1,525 in 2026), collected from the buyer.
• Eden: a resale assessment set by Board resolution under its restated declaration; amount not published.
• Master association: estoppel requests go to Dorrill Management Group, per the master association’s property management page. Whether the master charges a separate capital contribution or transfer fee is not published.
• The club: the brochure states no capital dues, and no club transfer fee appears in the club materials we read. A resident’s Social membership carries no initiation.
• Condominiums: Pinnacle, Wedge Wood, Clubside, Trophy Club, Grande Reserve, Cypress Cove, Feather Sound, Turnberry Woods and Mango Cay resale charges are not published; Trophy Club’s association site links estoppel and resale requests through its manager.

The title company normally orders the estoppel certificate; ask to see it before the inspection period ends.

How to Get the Real Numbers Before You Sign

Four documents replace every “not published” on this page with a real figure for the specific home:

1. The estoppel certificate from the home’s neighborhood association (and from the master, if it bills separately).
2. The neighborhood association’s adopted budget and the master association’s adopted budget, which show what the quarterly invoice pays for, reserve funding and any pending special assessment.
3. The club’s written statement of dues for the category you want and whether a resident upgrade pays the printed initiation, from the membership office at (239) 596-1719.
4. The TRIM notice or last tax bill, then a fresh estimate at your purchase price.

In the last 12 months we tracked 61 Strand closings at a median of $610,000 (Southwest Florida MLS Matrix, pulled September 26, 2026; n = 61, odd, observed median). On a home at that level, the difference between two neighborhoods’ carrying costs, or between Social and golf membership, belongs in the offer price. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and we check every layer of this stack on each purchase. Buyers, Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida. Sellers who have the estoppel figure, the budget and the club letter in hand before listing remove the questions buyers negotiate with: Call Jesse direct at (239) 898-6072 for a free valuation of your Strand home.

What Are the 15 Neighborhoods Inside The Strand?

The Strand is 15 voting neighborhoods and 1,073 homes: 780 condominium units (Mango Cay’s detached villas included), a Clubside caretaker apartment and one Wedge Wood vote the documents do not explain, plus 291 villa and single-family homes in five homeowners’ associations. Prices run from Wedge Wood condominiums, the entry point at a $445,000 five-year median, to single-family homes at $1,775,000, and there is no mid-rise anywhere.

Data updated: September 2026

How we built this table. Votes come from the master association’s 2026 annual meeting ballot. Buildings and units were counted address by address from the Collier County Public Schools 2026-2027 address register, which lists building and unit numbers for every interior street, and every condominium’s count matches both its association and its recorded declaration. Stories come from association descriptions and recorded floor plans. Builders and declarants come from the recorded declarations in the Collier Clerk’s official records. Sale figures are from the Southwest Florida MLS Matrix, pulled September 26, 2026, for closings from September 27, 2021 to September 26, 2026. The MLS neighborhood field is typed in by listing agents and is inconsistent (“WEDGE WOOD AT THE STRAND,” “WEDGEWOOD II,” “THE STRAND”), so we assigned every sale by street: an Ashford Ln address with a unit number is Turnberry Woods and without one is Ana’s Place; 5665 Heron Ln is Cypress Cove building 24 and the rest of Heron Ln is Feather Sound; Whisperwood Ct, Amberwood, Rolling Pines, Rolling Oaks, Marble Ct and Barclay Ln are the single-family HOA.

The market in one paragraph. Across all 15 neighborhoods the Southwest Florida MLS Matrix, pulled September 26, 2026, shows 61 closings in the trailing 12 months at a median of $610,000 (n = 61, odd, observed), with 49 condominium and attached sales at a $565,000 median (n = 49, odd) and 12 detached villa and single-family sales at a $1,265,000 median (n = 12, even, the mean of $1,200,000 and $1,330,000). Detached homes sold at a median of 7 days on market; condominiums at 67. The 60-month record holds 307 closings at a $605,000 median (odd). On the county side, which uses a different window and definition, Collier County Property Appraiser recorded qualified sales (data files dated August 29, 2026) show 51 qualified sales from August 29, 2025 to August 28, 2026 at a $610,000 median. Where a neighborhood below has one sale, we list the sale and do not call it a median; where it has two, we list both.

Three things hold in every neighborhood. Every owner is a mandatory social member of The Club at The Strand ($4,162 a year in 2026, no initiation for homeowners). Every home sits under the master declaration at O.R. 2292 PG 1637 and its 30-day minimum lease. And all 19 interior streets we queried are zoned for 2026-2027 to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, per the same Collier County Public Schools register.

Wedge Wood

Wedge Wood is the largest neighborhood in The Strand and its entry price. It holds 152 condominium residences in 19 two-story buildings of eight units each on Sand Wedge Ln (addresses 5923 to 5968; buildings are numbered 1 to 20 with no building 13), and it casts 153 votes on the master ballot; the extra vote is not explained in the documents we read. The master association’s Wedge Wood page describes “19 quality two story buildings providing 152 residences,” built by Jack Parker Construction in 2000, with a clubhouse and pool and golf, lake and fountain views.

Recorded documents. Two declarations created it: Wedge Wood I at Pelican Strand, a Condominium, recorded September 29, 1999 at O.R. 2596 PG 1630 (nine phases of eight), declared by Parker-Strand II, Inc., and Wedge Wood II at Pelican Strand, a Condominium, recorded March 27, 2000 at O.R. 2655 PG 2649 (ten phases of eight), declared by Parker-Strand III, Inc. The Wedge Wood neighborhood restrictions are at O.R. 2596 PG 1556. Both declarations give each unit the exclusive use of one garage space as a limited common element and set a declared unit size range of 1,200 to 3,000 square feet; the MLS rows show sold units of about 1,449 to 1,540 square feet. The association, Wedge Wood at The Strand Condominium Association (formerly Wedge Wood at Pelican Strand Neighborhood Association), is managed by Seacrest Southwest Property Management.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 11 closings in the last 12 months at a median of $415,000 (n = 11, odd, observed), a range of $350,000 to $445,000, a median of $280.78 per square foot, 94.32 percent of list and 70 days on market; none sold at or above list. Over 60 months, 60 closings at a median of $445,000 (n = 60, even, both middle sales $445,000), ranging from $330,000 to $590,000 at $299.87 per square foot. On September 26, 2026 two Wedge Wood units were active ($494,000 and $459,000) and two were pending (one with a contingency), all around the $459,000 to $494,000 band. Wedge Wood is the lowest-priced way into The Strand, and the mandatory club social membership comes with it.

Our dedicated guide to Wedge Wood at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Clubside

Clubside is 125 homes on Three Iron Dr: 124 condominium units in 31 two-story buildings of four units each (numbered 1 to 32, no 13) plus a clubhouse with a caretaker apartment, which accounts for the 125th vote. The master association’s Clubside page credits Jack Parker Southeast Construction, Inc. for the 1999 to 2000 build and describes a clubhouse, pool and three lakes.

Recorded documents. Three declarations, all by Parker-Strand III, Inc.: Clubside I at Pelican Strand, recorded September 3, 1999 at O.R. 2588 PG 2852 (11 phases of 4); Clubside II, recorded November 29, 1999 at O.R. 2615 PG 0403 (11 phases of 4); and Clubside III, recorded July 12, 2000 at O.R. 2697 PG 1521 (9 phases of 4). The Clubside neighborhood restrictions are at O.R. 2588 PG 2779. The Clubside I and II associations have since merged into Clubside at The Strand Condominium Neighborhood Association, managed by Vesta Property Services. The garage arrangement is not stated in the pages we read.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 10 closings in the last 12 months at a median of $570,000 (n = 10, even, the mean of $560,000 and $580,000), a range of $512,000 to $680,000, $331.77 per square foot and a slow 91.5 median days on market. Over 60 months, 33 closings at a median of $585,000 (n = 33, odd), from $485,000 to $690,000. Two Clubside units were active on September 26, 2026, at $695,000 and $675,000 after 202 and 271 days on market, which tells a seller here that pricing against the last 12 months, not older highs, is what moves a unit. Sold units in the MLS rows run about 1,633 to 2,136 square feet.

Our dedicated guide to Clubside at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Single Family Homes (The Strand Homeowners’ Association)

The 121-vote single-family association is the top of The Strand’s market. The Strand Homeowners’ Association, Inc. (formerly Pelican Strand Homeowners’ Association, filed March 10, 1997) governs detached homes on the original Pelican Strand plat and its replats. It is managed by Seacrest Southwest Property Management, its president is John Ricciardi, and its website publishes the only neighborhood assessment in The Strand: $1,525 a quarter in 2026, with a capital contribution of one quarter’s assessment collected from the buyer at closing.

Which streets. The HOA’s welcome packet and map are behind the owners’ login, and no marketed sub-neighborhood names appear on the HOA or master sites; homes are known by street. Once the villa associations are placed on their own streets, the remaining single-family streets are Whisperwood Ct (27 addresses), Amberwood Dr (29), Barclay Ln (29), Marble Ct (17), Rolling Oaks Ct (14) and Rolling Pines Dr (11), 127 addresses against 121 votes, so a few homes on those streets may sit outside the HOA. Treat the street list as our mapping, not the association’s. A 2025 master hearing notice confirms Rolling Pines Dr and Amberwood Dr are inside the master association.

Recorded documents. The plats are the original Pelican Strand plat (recorded July 14, 1997, O.R. 2331 PG 484) and Replats 1A (July 17, 1997), 1B (October 6, 1997, Plat Book 29, Pages 23 to 27), 4 (February 18, 1998), 5 (October 30, 1998), 1C and 6 (both February 26, 1999) and 7 (January 24, 2000). Collier County Resolution 2001-468 accepted the roads, drainage, water and sewer for Replat 6. Which lots on which replat belong to the HOA is not shown in the records we read. Two HOA rules to know: Section 10.27 of the single-family declaration, summarized in the HOA’s business-use notice, bars businesses that bring non-residents onto the property, and sales and leases run through a Tenant Evaluation application that may request credit, criminal, eviction and income checks.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 4 closings in the last 12 months at a median of $1,650,000 (n = 4, even, the mean of $1,550,000 and $1,750,000): 5891 Barclay Ln at $898,900 (October 3, 2025), 5867 Marble Ct at $1,550,000 (May 11, 2026), 5839 Whisperwood Ct at $2,000,000 (July 31, 2026), the highest sale in The Strand in that period, and 5875 Whisperwood Ct at $1,750,000 (September 25, 2026, 0 days on market). Over 60 months, 24 closings at a median of $1,775,000 (n = 24, even), a range of $898,900 to $2,895,000, and $557.76 per square foot (n = 23 with a living area, odd), the highest in the community by a wide margin.

Our dedicated guide to Single Family Homes at The Strand covers the association’s fees and approvals, every recorded single-family sale of the last five years and a street-by-street flood check.

Pinnacle

The Pinnacle is 112 coach homes, four to a building, in 28 two-story buildings on Pinnacle Ln (addresses 5970 to 7005), near the rear members-only gate. The association’s website and the master association’s Pinnacle page describe an obelisk and waterfall entry, a divided one-way boulevard lined with royal palms, a lake with four lighted fountains, and its own clubhouse and pool.

Recorded documents. The Pinnacle I at The Strand, a Condominium was recorded January 11, 2001 at O.R. 2764 PG 1564 (14 phases of four, on a portion of Tract 13), with the Pinnacle neighborhood declaration at O.R. 2764 PG 1505 and the plat exhibit at Plat Book 31, Pages 54 to 57. The Pinnacle II followed on February 4, 2002 at O.R. 2975 PG 1142, with phase amendments recorded from December 2002 to May 2003, which dates the build-out. The declarant for both is Parker-Strand IV, Inc., so Pinnacle is a Jack Parker product, not a Bateman one, with plot plans by BBLS Surveyors and Mappers. Each garage is part of the unit it serves, and the original declaration limits occupancy to six persons continuously residing. The two condominium associations merged into The Pinnacle at The Strand Condominium Neighborhood Association, managed by Cardinal Management Group. Pinnacle has the most detailed published leasing rules in The Strand, covered in the leasing section below.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 2 closings in the last 12 months: $565,000 (6025 Pinnacle Ln, February 13, 2026) and $654,000 (6095 Pinnacle Ln, June 24, 2026). Over 60 months, 33 closings at a median of $570,000 (n = 33, odd), from $417,500 to $750,000 at $320.93 per square foot. No Pinnacle unit was active on September 26, 2026.

Our dedicated guide to The Pinnacle at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Cypress Cove

Cypress Cove is the first left after the gatehouse: 92 carriage homes in 23 two-story buildings of four, each with a two-car garage, per the master association’s Cypress Cove page. The address register places 18 buildings on Whisperwood Blvd (5616 to 5661), four on Sandlewood Ct (5640 to 5644) and one, building 24, at 5665 Heron Ln, for exactly 23 buildings and 92 units. Cypress Cove shares its pool and clubhouse with Feather Sound.

Recorded documents. The Cypress Cove at Pelican Strand declaration, recorded March 4, 1998 at O.R. 2394 PG 2599 by Parker-Strand I, Inc., is one of the two oldest condominium declarations in The Strand; its recorded phase sketches label “FIRST FLOOR” and “SECOND FLOOR” units in each four-unit building, and it provides that “All garages shall be a part of the Unit.” The joint Cypress Cove and Feather Sound neighborhood restrictions are at O.R. 2394 PG 2475. The association keeps the old name, Cypress Cove at Pelican Strand Condominium Association, and is managed by Dorrill Management Group. Built 1998 to 1999, per the association.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 5 closings in the last 12 months at a median of $590,000 (n = 5, odd), from $525,000 to $649,000, at $340.21 per square foot and 45 days on market. Over 60 months, 33 closings at a median of $555,000 (n = 33, odd), from $380,000 to $695,000, with a median of 99.26 percent of list, the highest of any condominium neighborhood in The Strand. One unit, 5656 Whisperwood Blvd, was active at $659,000 on September 26, 2026.

Our dedicated guide to Cypress Cove at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Trophy Club

Trophy Club is 88 coach homes in 22 two-story buildings of four at the northern end of Trophy Dr (5955 to 6035), built 2000 to 2002 by Bateman, per the association’s own website. It has its own clubhouse, pool and spa.

Recorded documents. Trophy Club at The Strand, a Condominium, was recorded August 10, 2000 at O.R. 2709 PG 0584 by Trophy Club at The Strand Limited Partnership, and amended April 30, 2020 (O.R. 5757 PG 2906) and February 27, 2024 (O.R. 6333 PG 2693, a 90-page instrument). The declaration defines first-floor and second-floor unit types: first-floor type I at 2,160 square feet, second-floor type I at 2,686, first-floor type IV at 2,109, each with a 173-square-foot lanai, within a 1,500 to 2,800 square foot range. The sold units in the MLS rows match those types exactly. Garages and storage areas are assigned to each unit as limited common elements, and an elevator space serving a second-floor unit is that unit’s limited common element, maintained by its owner; how many units have one is not stated in the pages we read. The recreation facilities were built in Phase 4.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 5 closings in the last 12 months at a median of $660,000 (n = 5, odd), from $540,000 to $745,000. Over 60 months, 19 closings at a median of $699,000 (n = 19, odd), from $520,000 to $850,000. Trophy Club’s median of $286.67 per square foot over 60 months is among the lowest in The Strand because its units are among the largest, while its 60-month median price is the highest of the condominium neighborhoods.

Our dedicated guide to Trophy Club at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Grande Reserve

Grande Reserve, “Grand Reserve” on the master association’s menu, is 84 coach homes in 21 terra cotta buildings of four on Grande Reserve Way (5705 to 5805). The master association’s Grande Reserve page calls it “the first of three luxury condominium developments” by Bateman Communities at The Strand (the other two being Trophy Club and Turnberry Woods), set between a golf nine and two lakes with its own clubhouse, pool and heated spa.

Recorded documents. The Grande Reserve at Pelican Strand declaration was recorded July 22, 1998 at O.R. 2443 PG 2514, with 22 phases (21 of four units and a recreation phase), by a limited partnership whose general partner was Grande Reserve at Pelican Strand, Inc. and whose initial director was A.L. Bateman. It was amended and restated March 10, 2020 at O.R. 5737 PG 487. The recorded exhibit includes a “SECOND FLOOR” plan for unit type A-2, confirming two stories; each unit’s air-conditioned area runs 1,500 to 2,800 square feet, with a garage as a limited common element. Whether any units have elevators is not confirmed. The association is managed by Advanced Property Management Services.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 9 closings in the last 12 months at a median of $789,000 (n = 9, odd), from $530,000 to $895,000; three of the nine sold at or above list, and the top was 5805 Grande Reserve Way at $895,000 in June 2026. Over 60 months, 27 closings at a median of $664,000 (n = 27, odd), from $456,000 to $895,000. The MLS rows show two main floor plans, about 1,884 and 2,442 square feet, which account for much of that spread. One unit was active at $618,000 and one pending with contingency at $545,000 on September 26, 2026.

Our dedicated guide to Grande Reserve at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Feather Sound

Feather Sound is 64 condominium units in eight buildings of eight at Heron Ln 5677 to 5705, near the front gate on a lake and Sabal hole 4. The master association’s Feather Sound page calls it “one of the first communities constructed at The Strand,” built by Jack Parker Construction in 1998, and it shares a pool and clubhouse with Cypress Cove. Feather Sound is a full master member: it is on the master roster and carries 64 votes on the 2026 ballot.

Recorded documents. The Feather Sound at Pelican Strand declaration was recorded March 4, 1998 at O.R. 2394 PG 2519 by Parker-Strand II, Inc., allowing eight to ten units per phase, with one garage space per unit as a limited common element and a declared size range of 1,200 to 3,000 square feet. Feather Sound is two stories: each building’s recorded phase amendment carries a first-floor and a second-floor plan with four homes on each, below the three-habitable-story line where Florida’s condominium milestone-inspection and structural reserve rules attach, and no Heron Lane address is on the county’s milestone list. The association, Feather Sound at Pelican Strand Condominium Association, is managed by Dorrill Management Group.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 4 closings in the last 12 months at a median of $472,500 (n = 4, even, the mean of $470,000 and $475,000), from $380,000 to $485,000, at 98.97 percent of list and 19 days on market. Over 60 months, 16 closings at a median of $476,500 (n = 16, even, the mean of $475,000 and $478,000), from $370,000 to $595,000. Two units were active on September 26, 2026, at $569,000 and $479,000. With Wedge Wood, Feather Sound is one of the two entry points to The Strand.

Our dedicated guide to Feather Sound at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Eden

Eden at The Strand is 55 villas, most sharing a building and a party wall with one neighbor, one and two stories, in courtyard and traditional plans, set around a central lake between the Sabal and Savannah ninth greens and next to the clubhouse. The entrance is Stem Dr off Strand Blvd, and the homes are on Paradise Cir. Eden’s website dates the build to 2000 to 2005.

Recorded documents. The Eden at The Strand declaration, recorded June 10, 1999 at O.R. 2557 PG 0577, covers Tract 17 of Pelican Strand Replat 1B (Plat Book 29, Pages 23 to 27) and names The Strand, Ltd. as joined owner. The Eden at The Strand plat was recorded May 26, 2000, and Eden at The Strand Replat 1 by Apple Development Corporation on June 19, 2002. The association’s Amended and Restated Declaration was adopted and recorded April 2, 2024, at Official Records Book 6345, Page 446, and is the governing text today. Eden bills its assessment quarterly, and solar panels at Eden appeared on the master board’s 2025 agendas. Eden at The Strand Homeowners’ Association is managed by Dorrill Management Group.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows no Eden closing in the last 12 months. Over 60 months, 14 closings at a median of $805,500 (n = 14, even, the mean of $805,000 and $806,000), a tight range of $640,000 to $855,000, at $391.32 per square foot and 13 median days on market. With no sale in a year, a current Eden price has to be built from the older Eden record and adjusted with Ana’s Place and Mango Cay sales, which is exactly the kind of pricing where a seller benefits from an agent who reads the recorded documents.

Our dedicated guide to Eden at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

The Links

The Links at The Strand is 54 free-standing, one- or two-story single-family villas on Fairway Ct (6003 to 6110), a cul-de-sac in the northwest corner off Strand Blvd near the north gate. According to the master association’s Links page, every home sits on Savannah holes 4, 5 or 6.

Recorded documents. The Links declaration of covenants was recorded March 22, 2000 at O.R. 2654 PG 0059, and the Links at The Strand plat on May 9, 2000, in the names of The Strand Development Corporation of Naples and The Strand, Ltd., the developer itself rather than an outside builder. The association is The Links at The Strand Homeowner’s Association; the master page does not name a manager. The address register counts 55 addresses on Fairway Ct against 54 votes.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 6 closings in the last 12 months at a median of $1,265,000 (n = 6, even, the mean of $1,200,000 and $1,330,000), from $925,000 to $1,595,000; three of the six sold at or above list. 6004 Fairway Ct sold at its full $1,595,000 list price with 0 days on market on January 16, 2026, one of three sales in that window that closed at full list price with 0 days on market, and the highest-priced of them. Over 60 months, 10 closings at a median of $1,167,500 (n = 10, even, the mean of $1,135,000 and $1,200,000), with a median of 100 percent of list. On September 26, 2026, 6007 Fairway Ct was active at $1,325,000 and 6099 Fairway Ct was pending at $1,295,000.

Our dedicated guide to The Links at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Ana’s Place

Ana’s Place is 32 detached villas with private pools on Ashford Ln, facing the preserve, a lake and Preserve hole 6, per the master association’s Ana’s Place page. The address register counts 35 single-family addresses on Ashford Ln (5897 to 6041), three more than the association’s 32; those three are probably single-family HOA lots, which we have not confirmed.

Recorded documents. The Ana’s Place declaration of covenants was recorded August 14, 1998 at O.R. 2451 PG 1868, describing the land as the lots “conveyed by recorded conveyance from Pelican Strand, Ltd. to Ana’s Place Development,” and the “Anas Place” plat followed on April 18, 2000. The declarant is Ana’s Place Development Corporation. Ana’s Place Homeowner’s Association was filed July 13, 1998 and is managed by Advanced Property Management Services.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows one closing in the last 12 months: 5965 Ashford Ln at $1,125,000 on July 1, 2026 (3,338 square feet, listed at $1,245,000). One sale is not a median. Over 60 months, 12 closings at a median of $979,500 (n = 12, even, the mean of $979,000 and $980,000), from $810,000 to $1,229,000, at a median of 98.13 percent of list.

Our dedicated guide to Ana’s Place at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Turnberry Woods

Turnberry Woods is 32 coach homes in eight two-story buildings, “two first floor and two second floor units” each, at Ashford Ln 6045 to 6073, with golf on the west and preserve on the east so that every home has both views, per the master association’s Turnberry Woods page. Homes run about 2,100 to 2,800 square feet, and “many of the second floor units” have their own elevator. It has its own pool and spa.

Recorded documents. The Turnberry Woods at The Strand declaration was recorded July 10, 2001 at O.R. 2856 PG 2366 by Turnberry Woods at The Strand Limited Partnership, with phase amendments on June 13 and July 2, 2003 by Bateman and Martin Developments. It uses the same declarant address and the same unit types as Trophy Club (first-floor type I 2,160 square feet, second-floor type I 2,686, first-floor type IV 2,109, 173-square-foot lanais), the same Bateman coach-home product in a smaller, preserve-backed setting. The association is managed by Advanced Property Management Services.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows 3 closings in the last 12 months at a median of $670,000 (n = 3, odd), from $660,000 to $699,900. Over 60 months, 9 closings at a median of $670,000 (n = 9, odd), from $590,000 to $775,000, a small sample. With 32 homes, a year can bring only a handful of sales, so a seller here should price against Trophy Club’s identical floor plans as well as Turnberry’s own record.

Our dedicated guide to Turnberry Woods at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Mango Cay and Mango Cay II

Mango Cay is 32 detached villas on Mango Cir, one and two stories, each with a private pool and spa, on a paver street behind its own gated entry with a water feature, beside the main gatehouse. The master association’s Mango Cay page calls it “a secluded circle of 32 individual one-and-two story villa homes” and adds that “both Mango Cay and Mango Cay II are chartered condominium communities.” The homes look like single-family houses; legally each is a condominium unit in its own one-unit building.

Why two associations. The Mango Cay at The Strand declaration, recorded January 6, 2005 at O.R. 3710 PG 2235 by Mango Cay Communities, LC, planned 32 one-unit phases offering a “Caribe” or “Tocan” model, but only three villas were built under it; amendments followed in 2011 (by Distressed Holdings I LLC and Mango Cay Communities) and 2014. U.S. Home Corporation then declared the other 29 as Mango Cay II at The Strand, a Phase Condominium, recorded September 28, 2006 at O.R. 4113 PG 0760 in three phases of 10, 10 and 9, providing that “only one (1) unit will be constructed per building,” amended May 9, 2024 at O.R. 6358 PG 459. That is why the ballot shows Mango Cay with 3 votes and Mango Cay II with 29. Both associations are managed by Advanced Property Management Services, and Mango Cay is the only Strand neighborhood whose fee inclusions are published: landscaping, street maintenance, water, broadband and cable, with Mango Cay II adding exterior maintenance, painting and roofing.

Sales (both associations together). The Southwest Florida MLS Matrix, pulled September 26, 2026, shows one closing in the last 12 months: 5757 Mango Cir at $650,000 on May 22, 2026 (1,802 square feet). One sale is not a median. Over 60 months, 7 closings at a median of $665,000 (n = 7, odd), from $499,000 to $715,000, with a median of 7 days on market. By 60-month median, Mango Cay is the least expensive detached neighborhood in The Strand.

Our dedicated guide to Mango Cay at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

Sawgrass

Sawgrass is 29 single-family detached homes, one and two stories, of concrete block construction with terra cotta tile roofs, on Persimmon Way (5735 to 5847), backing to Sabal hole 2. The master association’s Sawgrass page calls it “the smallest of all the communities” and dates the homes to the late 1990s and early 2000s. Homes have two-car garages, some with a side golf-cart garage.

Recorded documents. The Sawgrass declaration of covenants, recorded in 1998 at O.R. 2389 PG 1291 by Sawgrass at the Strand, Inc. with Pelican Strand, Ltd. as joined owner, ties the neighborhood to Pelican Strand Replat 2, Plat Book 29, Pages 51 to 53, a replat of Tract 4. A further instrument was recorded November 30, 1999 at O.R. 2615 PG 1938. Sawgrass at The Strand Homeowner’s Association is self-managed, and an architectural review item for Sawgrass was on the master board’s 2025 agendas.

Sales. The Southwest Florida MLS Matrix, pulled September 26, 2026, shows no Sawgrass closing in the last 12 months. Over 60 months, 9 closings at a median of $980,000 (n = 9, odd), from $690,000 to $1,135,000, with a median of 100 percent of list. On September 26, 2026, 5835 Persimmon Way was pending with contingency at a list price of $960,000.

Our dedicated guide to Sawgrass at The Strand covers its association details, recorded rules, recent sale comps and street-by-street analysis.

How the Neighborhoods Sort on Price

Read the 60-month medians as tiers, not a ranking. The condominium tier runs from Wedge Wood ($445,000, n = 60) and Feather Sound ($476,500, n = 16) through Cypress Cove ($555,000), Pinnacle ($570,000) and Clubside ($585,000), to the Bateman coach homes at Grande Reserve ($664,000), Turnberry Woods ($670,000) and Trophy Club ($699,000). The villa tier runs from Mango Cay ($665,000, n = 7) and Eden ($805,500) to Ana’s Place ($979,500) and Sawgrass ($980,000). The Links ($1,167,500) and the single-family HOA ($1,775,000) form the top. All of those are Southwest Florida MLS Matrix figures, pulled September 26, 2026, and several rest on fewer than ten sales.

For a comparison with the neighboring golf communities along Immokalee Road, see our guides to Olde Cypress, Naples golf communities and North Naples, Florida.

Selling in any of the 15 Strand neighborhoods? A Wedge Wood condominium and a Whisperwood Ct home share a gate and a club but trade more than a million dollars apart, and Eden and Sawgrass have gone a year without a sale. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Get a free valuation of your Strand home, or Call Jesse direct at (239) 898-6072 and he will price it against the sales in your own neighborhood.

Buying in The Strand? Call Marc at (239) 287-5873 before you choose a neighborhood, so you know how the product, floor plan, association and club terms differ from one street to the next, or read how we represent buyers in Southwest Florida.

McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and we price every Strand home against the sales of its own neighborhood.

Leasing, Pets and Community Rules at The Strand

The Strand’s master declaration sets a 30-day minimum lease for every home, and neighborhood rules can be stricter: The Pinnacle allows no more than three leases in 12 months, none longer than a year, and bans short-term rental sites. The master allows two household pets per parcel, and renters get gate transponders only once approved.

Data updated: September 2026

The Master Rule: 30 Days Minimum

The baseline for all 1,073 homes is Article X, Section 10.13 of the master declaration of covenants for Pelican Strand. Its text is quoted in Pinnacle Resolution #5 (2008), posted by the Pinnacle association: leases must be in writing, “No lease shall be for less than thirty (30) days in duration,” every lease is subject to the governing documents, and the owner is liable for a tenant’s violations. That makes monthly and seasonal rentals possible across The Strand and rules out nightly and weekly vacation rental everywhere. The master documents were amended in April 2022 on pets, signage, golf-cart use and parking; the full amended text is on the owners’ portal, not the public site.

Neighborhood Rules Can Be Stricter

Each neighborhood’s declaration can add limits on top of the master rule, and the published ones differ:

The Pinnacle has the most complete published rules. Section 12.4 of its Amended and Restated Declaration of Condominium sets the terms above, and its lease review fee is $100 (originally $50, “Changed by Florida Statute to $100,” per Resolution #5).

Eden’s rules come from its Amended and Restated Declaration, recorded April 2, 2024, at Official Records Book 6345, Page 446.

The single-family HOA screens both buyers and tenants through a Tenant Evaluation application (community code 14703) that may request credit, criminal, eviction and income information.

For the other 12 neighborhoods, the leasing limits beyond the master’s 30 days are in each association’s declaration and rules, which are not all posted publicly. An investor buyer should read them before writing an offer, because a cap on leases per year changes the rent a unit can earn.

Renters, Transponders and the Gate

Renters come through the same gate as owners, but only once they are approved. The master association’s transponder form says transponders are issued to “residents, members, and approved renters only,” that renter activation is for a stated term, and that each transponder costs $20 from August 1, 2025, with a $20 temporary barcode for a rental vehicle. An owner leasing seasonally should budget the transponder and the association’s lease approval time into the calendar, since a tenant without an approved lease and an active transponder is a guest at the gatehouse.

Pets

The master rule is Section 8.5 of the master covenants, as quoted by the master association in its April 2025 hearing notice:

• Two domesticated household animals, such as cats or dogs, per parcel
• Leashed when outside
• No monkeys, rodents, amphibians, poultry, rabbits, ferrets, livestock or reptiles, among other listed animals
• No commercial breeding or boarding
• The Board may fine or order the removal of an animal

Neighborhoods can tighten that. The Pinnacle (Section 12.7 of its restated declaration) requires Board approval for any pet, allows no more than two dogs and cats combined, and keeps pets out of the pool area. For a buyer with a large dog or more than two pets, the neighborhood declaration decides, not the listing.

Business Use

The single-family HOA’s declaration, Section 10.27, summarized in the HOA’s business-use notice, bars any business that brings non-residents onto the property. A home office with no client traffic is a different question from one that receives visitors; read the section before you plan either.

Club Rules Are Separate

Club access, guest limits and golf booking are club rules, not association rules. The club’s 2026 Membership Brochure sets guest golf fees and limits the same guest to six visits per calendar year, and it says membership is “contingent upon approval by the Club,” which may run a credit or background check. Eden’s restated declaration adds that an owner who leases gives up recreation facility use during the lease term. Whether a tenant can use the club, and on what terms, is a question for the club’s membership office.

What This Means for Buyers and Sellers

The Strand works for seasonal renting at 30 days and up and does not work for short-term vacation rental. The difference between neighborhoods is in the caps: a Pinnacle owner can lease at most three times in 12 months; an owner in a neighborhood without a cap is limited only by the master’s 30 days and the association’s approval process. If rental income is part of your plan, Call Marc at (239) 287-5873 and we will pull the neighborhood’s leasing rules before you make an offer, or read how we represent buyers in Southwest Florida. If you own and are weighing whether to sell or lease, Call Jesse direct at (239) 898-6072 for a free valuation of your Strand home.

Is Membership at The Club at The Strand Mandatory?

Social membership at The Club at The Strand is mandatory for every Strand homeowner, and Strand homeowners pay no initiation fee for it; 2026 Social dues are $4,162 a year. Golf is optional and sold separately. The club is privately owned by The Strand at Naples, LLC, not by its members, so membership carries no equity.

Data updated: September 2026

That paragraph answers the question buyers ask us first about The Strand. The details underneath it decide what a Strand home really costs to own each year, what a seller can promise a buyer, and what a buyer should get in writing before the inspection period ends. Below is what the club’s own 2026 documents, the neighborhood governing documents and the public record say, where they stop, and how we handle the gaps in a contract.

The Short Answer, Quoted From the Club

The club’s 2026 Membership Brochure, linked from the club’s membership page (PDF titled “2026 Membership Brochure,” created August 10, 2026), states it without qualification: Social membership “is mandatory for all homeowners. There is NO initiation fee for homeowners within the Strand community.” The club’s membership page puts it more briefly: “All resident members must have a social membership.”

The requirement is not new. The club’s own website said in December 2013 that “All residents of The Strand are Social Members in The Club, with the option to upgrade to a Golf Membership, Sports Membership or Enhanced Social Membership” (archived club About Us page, December 2013). The Naples Daily News reported on September 2, 2014 that “Homeowners must join the club, at least as social members.” Across thirteen years, the club and the local paper say the same thing.

Where the Requirement Lives in the Governing Documents

A club policy can change; a recorded covenant is harder to move. So we looked for the requirement in the neighborhood documents, and the clearest statement we found is in Eden at The Strand’s governing documents.

The Eden at The Strand Amended and Restated Declaration defines “The Club” as The Strand at Naples, LLC, the entity “which owns, operates, and maintains the recreation club.” Section 3.2 then reads: “All Owners, as a result of their ownership of a Lot, shall automatically become social members of The Club at the Strand.” The same document says dues “are established by the Club, and the Association has no control over the fees charged,” and that social members may not use the golf course.

Two notes go with that quote. First, the file Eden posts is labeled “Draft 2,” but the restated declaration was adopted and recorded April 2, 2024, at Official Records Book 6345, Page 446, so this is the governing text. Second, Eden is one of 15 voting neighborhoods. The master declaration for the whole community is recorded at Collier County O.R. Book 2292, Page 1637, and the Declaration of Neighborhood Covenants at O.R. Book 2333, Page 885, both cited inside the recorded neighborhood declarations (Eden’s 1999 declaration is at O.R. Book 2557, Page 0577). We have not read a club clause in those master instruments ourselves, so we do not quote one. What we can say is that the club’s 2026 brochure, the club’s membership page and Eden’s governing document all describe the same rule: owning a home in The Strand makes you a social member, and the club sets the dues.

The club’s membership application also names both The Strand Master Property Owners Association, Inc. and The Strand Homeowners’ Association, Inc. as associations that may share background and credit checks with the club, which tells you how closely the club and the associations work together on new owners.

Is Golf Membership Required to Buy in The Strand?

No. Golf is optional. A buyer can close on a Strand condominium, villa or single-family home, hold only the mandatory Social membership, and never join for golf. A buyer who wants golf chooses among three higher categories and buys that upgrade from the club.

That makes The Strand neither a “bundled golf” community, where every home carries a full golf membership, nor a fully optional club. The accurate label is mandatory social, optional golf.

2026 Membership Categories, Initiation Fees and Dues

The club offers four categories to residents and non-residents alike (“Memberships are available to both Strand residents and those living outside the community,” per the club’s home page). Every figure below is printed in the club’s 2026 Membership Brochure.

Three details in that table matter more than they look.

• Dues are age-tiered for golf. A 38-year-old buying Full Golf pays $11,121 a year; a 60-year-old pays $15,861.
• Only Social carries the homeowner waiver. The brochure prints the $0 initiation for homeowners on the Social line only. Whether a Strand homeowner upgrading to Single or Full Golf pays the printed $80,000 or $100,000, or a different resident figure, is not stated in the brochure or on the website. That is a question for the membership office, in writing.
• Full Golf is limited. The club’s membership page says of Full Golf: “A limited number of these memberships are currently available.”

The Sport category is the one to study if you split the year. It gives each family member 12 rounds in season and unlimited golf from May through October, at roughly half the initiation of Single Golf. For an owner who is in Naples mostly in summer, or who plays a few rounds a month in winter, it can be the right fit.

What a Year of Membership Costs: Three Worked Examples

These are simple arithmetic on the club’s printed 2026 figures, not quotes, and they leave out association assessments, taxes and insurance, which other sections of this page cover.

We present the golf rows as “if” because the resident upgrade price is the one number the club does not print. Budget the Social line first: it comes with every home. The golf decision can be made after closing, once you know how often you will play.

2026 Usage Fees

Dues are not the whole bill. The same 2026 brochure prints the club’s usage fees:

The brochure defines “extended family” as children over 30, parents, siblings and grandchildren. It also says “Private golf carts allowed for homeowners,” which is why the trail fee exists: a homeowner who keeps a cart in the garage pays the trail fee instead of per-round cart fees. For a golfer playing three or four rounds a week in season, the trail fee usually costs less than paying $33 a round, and the arithmetic is worth running before you buy a cart.

What “No Assessments, No Capital Dues, No Food and Beverage Minimum” Means, and What It Does Not

The brochure’s headline promise is “NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums.” The club’s home page adds: “Proudly privately owned, The Club at the Strand continues to grow and enhance its amenities without member assessments.”

What it means. The club, as owner, pays for capital projects. Members do not receive a special assessment when the clubhouse is renovated or the range is rebuilt, and there is no annual capital-dues line and no minimum monthly spend in the dining rooms. The track record supports the statement. Club + Resort Business reported on August 5, 2022 that the $2.4 million lower-level clubhouse renovation came with no member assessment. The master association’s 2022 to 2023 front entrance Safety, Security and Beautification plan says “financing will be cost shared with the Club and no community assessment is planned.”

What it does not mean.

• It does not cover the associations. Every Strand home also pays The Strand Master Property Owners Association and, in most cases, a neighborhood association. The single-family association (The Strand Homeowners’ Association, Inc.) publishes a 2026 quarterly assessment of $1,525 and collects a capital contribution of one quarter’s assessment from the buyer at closing. The master association’s assessment is not published; its adopted budget sits behind the owners’ login, so the estoppel certificate is where a buyer sees it. Those are association charges, separate from the club.
• It does not freeze dues. Dues are set by the club. Eden’s governing document says the association “has no control over the fees charged.” A promise of no assessments is not a promise that dues will stay at $4,162.
• It does not cover usage. Cart fees, trail fees, guest fees and fitness classes are charged as used.
• It is a club policy, not a recorded covenant we have read. The brochure says members join under a “Membership Plan and Rules and Regulations” that “may be amended from time to time by the Club.” Treat “no assessments” as the owner’s stated practice as of September 2026, backed by its record, and read the current Membership Plan at contract.

Who Owns The Club at The Strand?

The Club at The Strand, 5840 Strand Boulevard, is owned and operated by The Strand at Naples, LLC, a Florida limited liability company filed July 11, 2014, document L14000110108, status active, per the Florida Division of Corporations record for The Strand at Naples, LLC. Its principal address is the clubhouse, and its 2026 annual report was filed March 19, 2026.

The ownership history in brief:

The 2014 Naples Daily News story adds useful color. The club “wasn’t on the market” when it sold, the buyers described “a very long-term ownership position,” and the paper reported more than 1,100 members at the time, about 300 of them golf members, with a charter allowing up to 650 golf members. The same report said the Klaas family had bought The Club at Grandezza in Estero in 2010 for $7 million and would offer reciprocity between the two clubs.

Why “Non-Equity” Matters for a Strand Owner

In a non-equity club, members buy the right to use the club, not a share of it. The Strand’s club does not use the word “non-equity” on its current website, but the structure is plain: a for-profit LLC owns the land and buildings, members join under a plan the club may amend, “membership is contingent upon approval by the Club,” and nothing in the club’s materials describes an equity certificate, a refundable deposit or a member vote. We found no record of the club ever being turned over to its members; the founding family sold it directly to the current owner in 2014.

Three practical consequences follow for an owner.

1. You do not vote on the club budget. The owner sets dues, capital projects and hours. Your influence is as a customer, not a shareholder.
2. You are not on the hook for capital. When the clubhouse lower level was rebuilt in 2022, the owner paid. At a member-owned club, that bill is usually divided among members.
3. There is nothing to sell when you leave. A seller has no club share to convey or cash out. Social membership simply passes to the next owner because it follows the home.

How The Strand Compares With Equity Clubs and Nearby Clubs

Most buyers who look at The Strand also look at a few nearby club communities. The biggest difference between them is structural: who owns the club, what membership comes with the house, and who pays for capital work.

Two things stand out. First, The Strand is transparent: the club prints every initiation fee and every dues tier, including age brackets, in a public brochure. The Club at Olde Cypress, by contrast, does not publish its initiation fees or dues. Second, the Strand and Olde Cypress models look alike on paper (mandatory social, optional golf, privately owned, no assessments), and the 2014 Naples Daily News report lists Olde Cypress among Paul Hardy’s projects, although our Olde Cypress guide traces its land and club to a Stock family partnership. The difference a buyer feels is price transparency and course character, covered in the next section.

The practical comparison comes down to three questions: what membership comes with the house, who pays for capital projects, and what it costs to leave. At The Strand the answers are Social only, the owner, and no equity to recover. At an equity club the answers are usually different on all three. We run those numbers for each client from each club’s current documents rather than from web estimates, and as the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate. For the wider field, see our Naples golf communities guide and our guide to North Naples, Florida.

What a Buyer Should Ask the Club Before Signing a Contract

The club’s membership office is at (239) 596-1719, and the main club line is (239) 592-7710. Before your inspection period ends, get written answers to these questions:

1. What are the current Social dues, and when does billing start for a new owner? The brochure is titled 2026 and dated August 2026; ask which season the $4,162 covers and whether it includes tax.
2. If I upgrade to golf, what initiation do I pay as a Strand homeowner? The $80,000 and $100,000 figures are printed without a resident note; the waiver is printed only on Social.
3. Is there a club transfer, resale or capital charge at closing? None appears in the club’s materials. Confirm that no recorded document or current Membership Plan imposes one.
4. Is any part of a golf initiation refundable or transferable when I sell? The public materials do not say.
5. Is Full Golf available today, or is there a list? The club says only “a limited number” are available.
6. What does the approval process involve? The application says the club may run a credit and background check and that approval is at its discretion.
7. Which clubs are on the summer reciprocity list this year? Reciprocity is for golf members; the list changes.
8. How are tee times booked? The brochure says online, seven days ahead, first come first served, with “no points involved.”

Then ask the associations the parallel questions through the estoppel certificates: the master assessment, the neighborhood assessment, any capital contribution at transfer, and whether the neighborhood invoice includes the master share. Eden’s governing document has the sub-association collect and remit master assessments, which suggests neighborhood invoices include the master share, but the single-family association does not say so publicly, so we confirm it on every deal.

What This Means for Buyers and Sellers

For a buyer, the Social dues are a fixed cost of owning in The Strand, like the association assessments, and the golf decision can wait until you know how you will use the club. For a seller, the club is a selling point that is unusually easy to document: the 2026 brochure prints the numbers, and a buyer who sees “no initiation for homeowners, no assessments, no minimums, 27 holes” in writing moves faster.

Thinking about selling? Call Jesse direct at (239) 898-6072, or start with a free valuation of your Strand home. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

What Is the Golf Course at The Strand Like?

The golf course at The Strand is a 27-hole private layout by architect Gordon G. Lewis, opened in November 1997, played as three nines named Savannah, Sabal and Preserve. Every 18-hole combination is par 72 and runs up to about 7,200 yards. From the Black tees, Sabal and Preserve together rate 76.5 with a slope of 155, the maximum.

Data updated: September 2026

Architect, Year, Holes and Par

The club’s golf page credits Gordon Lewis and describes three nines that combine into three different 18-hole courses. The club’s home page and its archived 2013 About Us page both date the opening to November 1997. Each nine is par 36, so each combination (Sabal/Preserve, Preserve/Savannah, Savannah/Sabal) is par 72.

The 2013 club site put the golf course at 203 acres, with the clubhouse and tennis and fitness complex on another 13. Collier County’s zoning for the community, Collier County Ordinance 02-57 (adopted November 5, 2002), allocates 187.3 acres to golf and buffers within the 574.6-acre Pelican Strand PUD. Either way, roughly a third of The Strand’s land is golf.

The course sits among the homes. Sawgrass at The Strand, for example, describes its 29 homes on Persimmon Way as backing to the second hole of the Sabal nine.

The Three Nines, and the Character of Each

The club’s course tour describes each nine in its own words, and the brochure adds a few details.

Savannah is the club’s “most player-friendly” nine: wide fairways, the largest greens, and a finishing hole that plays toward the clubhouse. The club names Savannah No. 8 as its signature par 3; the published scorecard lists it at 223 yards from the Black tee. Savannah and Sabal are the two nines the club says hosted LPGA Tour play.

Sabal is “the perfect blend,” in the club’s words, and the brochure calls it “our signature course.” Its finishing par 4 is guarded by “a newly renovated rock wall” in front of the green. The club does not date the wall work.

Preserve is the club’s “most challenging” nine. Its opening five holes wind “through protected Collier County native lands,” with tight, tree-lined fairways. If you like a nine where the homes fall away and the trees close in, Preserve is it.

Par by hole, from the published hole-by-hole scorecards:

The brochure also says the courses have “new bunkers.” It does not say when the bunkers were rebuilt or by whom, and we found no permit or press record that dates the work, so we report it as the club’s statement.

Yardage by Nine and by Tee

The club’s golf page says the “tipped black tees stretch out to almost 7200 yards and the forward red tees play at 4500.” The brochure prints the Black yardage of each nine: Sabal 3,584, Savannah 3,572 and Preserve 3,586. The published scorecards carry the full ladder, and their Black totals match the brochure exactly.

Adding the nines gives the 18-hole length of each combination (our arithmetic from the nine totals above):

The span of roughly 2,500 to 2,700 yards between the Black and Red tees is what lets a scratch player and a new golfer share the course on the same afternoon. The club’s own descriptions of its tee count differ (“6 sets of tees and 3 combination tees” on the golf page, “10 sets of tees” in the brochure); the Florida State Golf Association rates ten tee sets on each combination, which is the count we use.

Course Rating and Slope by Combination (FSGA)

The Florida State Golf Association administers course rating in Florida. Its club record for The Club at The Strand lists the current rating and slope for every tee on all three combinations. Use these for handicap purposes; older scorecard figures that circulate online are out of date.

Men’s ratings (FSGA, current)

Women’s ratings (FSGA, current)

What 76.5 and 155 Actually Mean

Slope measures how much harder a course plays for a higher-handicap golfer than for a scratch golfer, on a scale that tops out at 155. From the Black tees, the FSGA’s nine-hole ratings put Sabal at 38.2 / 155 and Preserve at 38.3 / 155, so both of those nines sit at the ceiling, while Savannah rates 37.4 / 137. Put Sabal and Preserve together and you get the 76.5 / 155 combination.

In plain terms: from the tips, The Strand’s hardest routing is about as demanding as a rated course gets, and Savannah is the relief valve. The good news for most members is the tee ladder. From the White tees the same Sabal/Preserve combination rates 69.3 / 132, and from Gold 66.8 / 125, well inside what a mid-handicap player enjoys.

Practice Facilities and the Aqua Range

The Strand’s range is an aqua range: you hit toward floating target greens on a lake. According to the vendor that built them, Aqua Greens, the club installed floating greens in 1997, among the firm’s very first installations. Hurricane Irma in September 2017 washed all three original target greens into the rough on holes 1 and 9 of Savannah. In December 2020 the range was rebuilt with three new custom target greens at 135, 160 and 180 yards (the 135-yard green is a 28-foot circle with a painted bunker) plus an 8-foot yardage marker at 80 yards, all on new anchors.

The rest of the practice program, per the club’s home page and brochure:

• Two putting greens (the brochure describes a “large putting green”)
• Two short-game practice areas, one with a bunker
• A Golf Academy with PGA staff; the club says its professional staff has “a combined 50 years of teaching experience”
• Two Foresight Sports simulators with GC Quad and Skyhawk launch monitors, reservable through Tavern 59, for rainy afternoons and summer practice

Leagues, Events and Tee Times

The club’s golf page and brochure describe a weekly rhythm in season:

• SLGA (Strand Ladies Golf Association): weekly league play
• Men’s and Ladies’ 9-hole and 18-hole leagues
• “9 & Dines”: nine holes followed by dinner
• Competitive tournaments through the season

Tee times are booked online, open seven days in advance, first come first served, with “no points involved,” per the brochure. (In 2013, the club let golf members book eight days out.) Golf members also get summer reciprocity at other private clubs, and the 2014 Naples Daily News report announced reciprocity with The Club at Grandezza.

What 27 Holes Means for Tee-Time Availability

A 27-hole club has three 18-hole routings instead of one, which gives the tee sheet more room than an 18-hole club with the same number of golfers. It can also let a club keep two combinations in play while a nine is being maintained. How The Strand rotates its nines day to day is not published, so ask the golf shop (239-592-9944) how starts work in February and March, the peak weeks.

The membership math helps too. The 2014 Naples Daily News story reported about 300 golf members against a charter that allows 650, and said the new owners were targeting “450 at the most.” The club does not publish a current golf member count, so we cannot tell you where it stands today. What we can say is that the course was built for more golfers than it had in 2014, and that the owner said at the time it did not intend to fill the charter.

The LPGA Years: 1999 to 2001, and the Pelican Strand Name

The Strand hosted an LPGA Tour event, the Naples LPGA Memorial, later called the Subaru Memorial of Naples, for three seasons. The tournament record on Wikipedia’s Subaru Memorial of Naples page lists these winners:

The 1999 LPGA Tour season record shows the first edition finishing January 24, 1999, with a $750,000 purse and a $112,500 winner’s check. The club names Annika Sorenstam, Karrie Webb and Laura Davies among the players who competed on its course.

This is also the clearest public trace of the community’s former name. Wire copy printed on January 23, 1999, preserved in the Internet Archive, reports Karrie Webb leading “the Naples LPGA Memorial at Pelican Strand.” Three months later, on April 30, 1999, the developer and master association filed their name changes from Pelican Strand to The Strand. Same course, two names.

One caution: the club’s own materials give different years. Its membership page says “1999, 2000, and 2001,” its golf page says “1998-2000,” and the 2026 brochure says “1997 and 1998.” The 1998 LPGA schedule shows no Naples event, so we publish 1999 to 2001, which matches the tour record, the 1999 wire copy and the club’s membership page.

Gordon Lewis, and the Grandezza and Worthington Connection

Gordon G. Lewis, born in 1950 in Shawnee, Oklahoma, per the GolfPass architect listing for Gordon G. Lewis, designed a long list of Southwest Florida courses, including Heritage Bay’s three nines with Jed Azinger (see our Heritage Bay guide). Two more have their own guides on this site.

• Grandezza, Estero. The 2014 Naples Daily News story describes The Club at Grandezza as “the same size and a mirror image” of The Strand, also developed by Paul Hardy, and reported that the Klaas family had bought it in 2010. GolfPass lists Gordon G. Lewis among its designers, while the club credits Darwin Sharp III, and our Grandezza guide reports Heritage Golf Group owns the club today. See our guide to Grandezza.
• Worthington, Bonita Springs. GolfPass also credits Gordon Lewis with the Worthington course. See our guide to Worthington.

Lewis also returned to redesign Stonebridge Country Club’s course in 2010, per that club’s golf page. We found no record of a Lewis return engagement at The Strand itself.

For contrast, nearby Pelican Marsh plays one 18-hole Robert von Hagge course (see our guide to Pelican Marsh), and Olde Cypress plays one 18-hole P.B. Dye course (see our guide to Olde Cypress). Among the North Naples clubs we compared, most play 18 or 36 holes; The Strand and Heritage Bay are the 27-hole exceptions, and at The Strand it is a practical advantage. Our Naples golf communities guide lays the clubs side by side.

Selling a home on the course? Golf-view, preserve-view and lake-view homesites in The Strand price differently, and we show you by how much on the recorded sales. Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home. Buying for the golf? Call Marc at (239) 287-5873; we will walk all three nines with you before you choose a street.

What Changed at the Clubhouse? The 2022 Renovation and Tavern 59

The Strand’s 55,000 square foot clubhouse got its first major renovation in 2022: a $2.4 million rebuild of the 9,500 square foot lower level, designed by Peacock + Lewis and paid for by the club’s owner with no member assessment. The project created Tavern 59, which opened in March 2023 and won a 2024 CBIA Sand Dollar Award.

Data updated: September 2026

How Big Is the Clubhouse?

The club and the master association both put the clubhouse at 55,000 square feet, on the club’s home page and the master association’s home page. A 2014 Naples Daily News story printed 53,000; we use the club’s figure. The 2013 club site listed what was inside: a pro shop, dining rooms, a Grand Ballroom, a board room, a multimedia center, locker rooms, offices and meeting rooms.

The clubhouse also serves as the community’s civic hall. The Strand Master Property Owners Association board meets there on the third Tuesday of each month at 4 PM, and the 2026 annual meeting was held there on March 24, 2026.

The 2022 Lower-Level Renovation

Club + Resort Business reported on August 5, 2022 that the club had begun a $2.4 million renovation of about 9,500 square feet on the clubhouse’s lower level, starting in July 2022 with a target completion of December 31, 2022. The magazine described it as the first major renovation in the club’s 25 years. The scope:

• New men’s and women’s locker rooms, each with a four-to-five-seat sauna
• A new fitness studio
• Two Foresight Sports golf simulators
• A private dining room
• A players’ lounge and bar with a roll-up window to the outdoors
• A banquet kitchen and new restrooms
• New plumbing, electrical and HVAC throughout the renovated space

The trade-off was deliberate: locker space shrank and dining space grew, from about 1,200 square feet to about 7,000. The owner paid for the work; the article reports no member assessment.

Who Designed and Built It

The same Club + Resort Business report names the project team:

Tavern 59: What It Is

The renovated lower level became Tavern 59, which opened in March 2023, per Club + Resort Business’s July 19, 2024 report. The magazine describes about 7,000 square feet with roughly 70 indoor and 40 covered outdoor seats, a private dining room and the two simulators, and calls it “one of the club’s three private restaurants.” Per the club’s dining page, Tavern 59 serves lunch and dinner seven days a week in main season, with indoor seating and seating out toward the Botanical Gardens, and TVs for games.

Sources disagree on where the name comes from, so we do not repeat either story. If it matters to you, ask the club.

The 2024 CBIA Sand Dollar Award

In 2024, Peacock + Lewis won a Collier Building Industry Association Sand Dollar Award, Commercial Interior Design of the Year, Remodel over $1,000,000, for the club’s lower-level renovation, per the architect’s October 24, 2024 announcement. The award went to the architect for the Tavern 59 interior. It is a design award for the space, not a club ranking.

The Golf Shop: Ranked Nationally in 2023

The golf shop was renovated around 2021 (“renovated last year,” per the August 2022 Club + Resort Business article). In 2023, Club + Resort Business ranked it No. 23 among its Top Ranked Private Club and Resort Pro Shops. The listing describes a club-owned shop of about 900 square feet carrying about 250 SKUs, with about $360,000 in annual revenue. The pro shop line is (239) 592-9944.

Every Place to Eat and Drink at the Club

The club’s 2026 brochure lists five dining venues, and the dining page describes them:

There is no food and beverage minimum, per the brochure. The club’s lifestyle page counts “three dining venues” (Tavern 59, the Grille and the Island Bar), with the Veranda and Botanical Gardens as seating areas; both counts describe the same places.

Weddings, Fundraisers and Private Events

The club books weddings, rehearsal dinners, corporate gatherings, “community and nonprofit fundraisers,” milestone celebrations, memorial receptions and golf tournaments, with the clubhouse, Savannah course views and the Botanical Gardens as settings, per its weddings and special events page. Events are booked through the club’s events team, not the associations.

Club Address, Phones and How to Reach Each Department

The Club at The Strand is at 5840 Strand Boulevard, Naples, FL 34110, inside the residential gate. The numbers below come from the club’s pages, the FSGA club record and the 2026 brochure; the dining extension is from a 2019 residents’ phone sheet posted by the single-family association, so confirm it before relying on it.

Non-members touring the club for a purchase should call the membership office first, since visitors are cleared at the gatehouse.

What the Renovations Tell a Buyer

A buyer looking at a privately owned club should ask one question above all: does the owner reinvest? At The Strand the dated record says yes: pickleball in 2018, the croquet lawn in 2020, the rebuilt aqua range in December 2020, the golf shop around 2021, the $2.4 million lower level in 2022, Tavern 59 in 2023, four more pickleball courts by 2026 and a new children’s playground underway, all without a member assessment. For a seller, that list is worth putting in front of every buyer.

Want a number for your home? Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home. Buyers can call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Tennis, Pickleball, Fitness, Pool and Dining at The Strand

Beyond golf, The Club at The Strand offers eight Har-Tru tennis courts (four lit), seven pickleball courts, three bocce courts, a croquet lawn, basketball, a heated Junior Olympic pool, a fitness center with a day spa, and three restaurants. Every Strand homeowner’s mandatory Social membership includes all of them.

Data updated: September 2026

The master association sums up the shared facilities on its home page: “a 27-hole golf course, 55,000 sq. ft. clubhouse, 9,500 sq. ft. tennis & fitness center, Jr. Olympic-size pool, 8 tennis courts, basketball court and playground.” The club’s membership page says every category, Social included, gets unlimited fitness, tennis, pickleball, bocce, croquet, indoor and outdoor dining, spa and pool.

Racquets and Lawn Games at a Glance

Tennis: Eight Har-Tru Courts, Four Lit

The club’s pages describe the courts two ways. The home page calls them “eight newly updated Har-Tru lighted courts,” while the sports page and the brochure say half are available for evening play. We use the more specific figure: eight courts, four lit.

Programming, per the sports page and lifestyle page:

• USTA leagues, plus travel teams in the CTA, BTA and CCWTA leagues
• Weekly men’s and women’s round robins
• Monthly mixers from October through April
• Clinics, boot camps and private lessons
• Exhibitions and pro tournaments

A ball machine rents for $30 an hour or $350 unlimited, plus tax, and a tennis guest pays $10 a visit, per the 2026 brochure.

Pickleball: From Three Courts to Seven

Pickleball arrived at The Strand in September 2018, when the club added three courts; archived copies of the club’s home page from December 2019 through December 2024 all still read “We have also added 3 fantastic Pickleball Courts in September 2018.” By 2026 the live home page counted seven, “four newly added to meet growing demand,” three of them lit. The club does not publish the date or cost of the expansion.

Programming includes monthly mixers October through April, weekly beginner clinics, open play, an in-house league, exhibitions and Pro League matches, and private and group lessons.

Fitness Center and The Spa at The Strand

The master association lists a 9,500 square foot tennis and fitness center. The club’s fitness and spa page describes strength and cardio equipment, free weights, personal trainers and group classes under a Director of Fitness, with a separate fitness studio added downstairs in the 2022 renovation. Classes cost $7 each and aqua classes $10, per the brochure.

The Spa at The Strand is a full-service day spa inside the fitness center: massage, facials, body treatments and add-ons. Per the club’s spa menu, bookings are made 48 hours ahead, cancellations with less than 12 hours’ notice are charged 50 percent, and no-shows 100 percent. Charges go to a member number or gift card. We found no hair salon on any club page.

The Pool and the Island Bar

The club has one heated Junior Olympic pool, next to the tennis center and fitness complex, open dawn to dusk daily, per the club’s pool page. The Island Bar serves food and drinks to the pool chairs. Nearby are an outdoor Chickee Hut with fans, music and Wi-Fi, and the site of a new children’s playground the club describes as “underway.”

Social Calendar and Clubs Within the Club

The club’s home page lists dinner dances, wine tastings, themed parties, trivia nights, comedians, dueling pianos, a farmers’ market and holiday celebrations. The groups members name most often:

• Strand Sisters: the ladies’ social group
• SLGA (Strand Ladies Golf Association): weekly league golf
• Ladies’ card groups and Mah Jong
• Racquet leagues and mixers: tennis and pickleball, October through April
• Bocce leagues under the lights beside the Island Bar
• Croquet: open play, social events and competitive team play

The full calendar sits behind the member login, so the best way to see it is a tour in season.

What Social Membership Gets a Homeowner Who Never Plays Golf

This is the part of The Strand that surprises buyers coming from communities where the club is optional. Because Social membership comes with every home and carries no initiation fee for homeowners, a Strand owner who never touches a golf club still has, for $4,162 in 2026 dues, the full racquets program (eight Har-Tru courts and seven pickleball courts), the fitness center and classes, the spa (services billed as used), the Junior Olympic pool, bocce, croquet, basketball and table tennis, and every dining room, with no food and beverage minimum. Guests pay $10 a visit for tennis or pickleball.

What Social does not include is golf: the brochure lists golf as the one amenity outside the category, and Eden’s governing document states that social members may not use the golf course. If you think you may want golf later, the Sport category ($40,000 initiation, $7,652 dues in 2026) is the step between the two.

The Children’s Playground and Family Use

The club’s pages have described a playground near the pool for years: a 2018 snapshot of the home page called it an “enclosed children’s playground,” pages from 2019 through 2024 referred to “the new children’s playground,” and the live 2026 page says “a new children’s playground is underway.” The Strand skews older, but grandchildren visit, and the pool, the Island Bar’s soft-serve and the playground are where they end up. Family members are covered under every family category, and the brochure defines “extended family” (children over 30, parents, siblings and grandchildren) for golf guest pricing.

Neighborhood Pools and Clubhouses by Association

Some Strand neighborhoods have their own amenities on top of the club’s, paid for through the neighborhood association rather than the club.

For the other neighborhoods, we did not find a neighborhood pool or clubhouse described in their public materials. If a private pool at your own neighborhood matters, confirm it in that association’s declaration before you write an offer.

The Gate, Security and Transponders

The Strand is gated, and its gate sits farther in than many buyers expect. Strand Boulevard runs north from Immokalee Road past the Publix and the commercial area to a staffed gatehouse. Everything south of the gatehouse (the Publix at 5624 Strand Boulevard, the office park and the master association’s management office at 5672 Strand Court) is outside the residential gate.

• Staffing and vendor: The master association’s vehicle transponder form carries a signature line for a Gilyard Protection Services officer. Guests are managed through a Checkpoint system linked from the master association’s site. We found no source confirming 24-hour staffing, so we do not claim it.
• Transponders: Issued to “residents, members, and approved renters only.” They cost $20 each from August 1, 2025, and a renter’s temporary barcode is also $20, deactivating on the lease end date. Moving a transponder between vehicles triggers a 30-day suspension of all of the owner’s transponders.
• Other gates: A rear gate near Pinnacle Lane is “for members only,” per the Pinnacle association, which tells visitors to enter The Strand on Strand Boulevard from Immokalee Road. A north gate is referenced from Fairway Court.
• The 2022 to 2023 entrance project: The master association’s Safety, Security and Beautification plan added security fencing and hedges between the commercial area and the course, a pedestrian gate at the exit arm, two marked crosswalks, new entry signage and gatehouse lighting, with costs shared with the club and “no community assessment.”

Touring The Strand for its amenities? Call Marc at (239) 287-5873; we will walk the courts, the pool and the neighborhood clubhouses with you before you write an offer, and read how we represent buyers in Southwest Florida. Selling a home near the courts or a neighborhood pool? Call Jesse direct at (239) 898-6072 for a free valuation of your Strand home.

What Is It Like to Live in The Strand Day to Day?

Daily life in The Strand follows the club and the season: busy leagues, mixers and dinners from October through April, a quieter, golf-and-pool summer. The Strand is an older, largely seasonal community; 415 of its 1,072 residential parcels list an out-of-state owner address, and nearby Census data show a median age near 70.

Data updated: September 2026

Who Lives Here: Census Figures, With a Caveat

No Census place covers The Strand, so the closest official measure is the block group that contains it: Census Tract 112.13, Block Group 1, Collier County. That block group is larger than The Strand; it also takes in Carlton Lakes and part of Talis Park, and holds about 2,617 housing units against The Strand’s 1,073. Read the figures below as a picture of the surrounding neighborhood, not a census of The Strand. They come from the U.S. Census Bureau’s American Community Survey 2020 to 2024 five-year estimates, retrieved through the Census Reporter data service.

The block-group margins of error are wide (median age plus or minus 8 years, for example), so we round in conversation: most households are one or two people, most are owners, the typical resident is at or past retirement age, and about one home in three is a seasonal residence.

How Seasonal Is The Strand?

The county roll tells a sharper story than the Census. On the Collier County Property Appraiser 2026 preliminary roll (data files dated August 29, 2026), 415 of The Strand’s 1,072 residential parcels (38.7 percent) have an owner mailing address outside Florida, and another 21 have a foreign mailing address. A mailing address is not proof of where someone lives, so treat that as an indicator of seasonal ownership, not a count of snowbirds. It lines up with the Census block group’s 36.6 percent seasonal share.

The club’s calendar follows the same curve. Racquet mixers run October through April. Guest golf fees fall from $135 to $65 for 18 holes on May 1. The Sport membership’s 12-round limit lifts from May through October. Tavern 59’s seven-day schedule is described for “main season.” In summer, the pool, the simulators and summer reciprocity at other clubs carry the year-round crowd.

A Typical Week in Season

The club does not publish its weekly schedule outside the member login, so the days below are our illustration, not the club’s calendar. Every activity in it is one the club or an association describes publicly; only Friday Fine Dining and the master association’s third-Tuesday board meeting have fixed days in the sources we read. A February week at The Strand might include:

• A morning round robin on the Har-Tru courts, then lunch at the Island Bar by the pool
• An SLGA league round, or nine holes on Savannah followed by “9 & Dines”
• A pickleball clinic or open play, and a bocce league night under the cafe lights beside the Island Bar
• A fitness class at the club ($7) or an appointment at the spa
• The master association board meeting at the club, 4 PM on the third Tuesday of the month
• Friday Fine Dining in the Grille Room, looking out at the Botanical Gardens
• Croquet or a tennis mixer, a two-minute Publix run and an afternoon at Vanderbilt Beach, 12 minutes away
• A tee time on Preserve, with a simulator hour in Tavern 59 if it rains

Layer on the club’s seasonal events (wine tastings, dinner dances, trivia nights, comedians) and neighborhood gatherings such as Trophy Club’s potluck and catered dinners.

Who The Strand Suits

The Strand tends to suit:

• Buyers who want a full club without a large initiation. Every homeowner gets Social membership with no initiation fee, so racquets, fitness, pool and dining come with the house for $4,162 a year in 2026.
• Golfers who want variety. Three nines, three routings and a course that plays from about 4,500 to about 7,200 yards.
• Seasonal owners. Mostly two-story condominium and coach-home buildings with neighborhood maintenance, a staffed gate and an active winter calendar.
• Buyers who value convenience. A Publix at the entrance and I-75 about a minute away.

It suits less well:

• Short-term renters or investors seeking nightly rentals. The master declaration sets a 30-day minimum lease, and some neighborhoods go further (Pinnacle allows no more than three leases in 12 months and bars short-term rental sites).
• Buyers who want boating. The Strand has no marina, boat slips or ramp; its water is about 75 acres of lakes.
• Buyers who want a quiet interior on every street. See the I-75 note below.
• Households with more than two pets. The master declaration allows two domestic animals per parcel.

What Surprises New Owners

1. The commercial front sits outside the gate. You drive past the Publix, the commercial area and Strand Executive Park before you reach the gatehouse. Some owners love it (groceries in two minutes); some expected a longer landscaped approach. The 2022 to 2023 entrance project added fencing, hedges and crosswalks to separate the two.

2. I-75 runs the full length of the east edge. The Florida Department of Transportation counted 116,388 vehicles a day on I-75 alongside The Strand in 2025 (FDOT Transportation Data and Analytics, 2025 annual average daily traffic). Three projects are coming: the I-75 widening, FDOT project 452544-1, with express and auxiliary lanes and construction anticipated to begin in fall 2026; the conversion of the I-75 and Immokalee Road interchange to a diverging diamond, FDOT project 454099-1, with construction anticipated in early 2027; and a Livingston Road flyover over Immokalee Road, whose $7.59 million design contract Collier County awarded on July 28, 2026, per Gulfshore Business, toward a total project of about $111 million. Where new noise walls will go along The Strand has not been confirmed from FDOT’s final noise study, so we do not state it. If you are looking at a home on the east side, we check the FDOT documents with you.

3. Cable and internet come through the association. The master association has a Comcast bulk agreement. From November 1, 2021, residents receive Xfinity TV, X1 equipment and internet up to 100 Mbps, and in the association’s words, “Even though owners pay the association for service, they still have an individual account,” per the master association’s Comcast page. If you want faster internet, you upgrade on your own account.

4. Wildlife is close. The single-family association has posted notices about bobcats and a mother bear with cubs in The Strand, including a bear sighting in the preserve behind Marble Court. The master association says it maintains 140 acres of preserves; the county’s zoning plats 85.3 acres of preserve tracts. Either way, secure your trash.

5. Golf carts are welcome, with rules. The club allows homeowners’ private carts on the course for a trail fee, and the master documents amended in April 2022 added restrictions on golf-cart use, pets, signage and parking. Ask for the current rules with the estoppel package.

Deciding whether The Strand fits your year? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida. Selling to a seasonal buyer? Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home; timing a Strand listing to the October through April season is part of pricing it.

Shopping, Beaches, Parks and Daily Life Near The Strand

Daily errands from The Strand are unusually short: a Publix sits at the entrance, 0.3 mile from Immokalee Road, and I-75 is about a minute away. Mercato is 4.8 miles, Vanderbilt Beach 6.2 miles and North Collier Regional Park 1.7 miles, all measured by road from Strand Boulevard at Immokalee Road.

Data updated: September 2026

Distances in this section are road miles from Strand Boulevard at Immokalee Road, with free-flow minutes modeled by OSRM on OpenStreetMap roads, run September 23, 2026. OSRM assumes no traffic; in February and March, Immokalee Road and US 41 will add time. Homes toward the north end of The Strand sit up to about 2 miles farther in along Strand Boulevard.

Where Do Strand Residents Buy Groceries?

The answer for most owners is the Publix Pelican Strand store (No. 635) at 5624 Strand Boulevard, 0.3 mile and about 2 minutes from Immokalee Road, just outside the residential gate. It still carries the community’s original name. For specialty shopping, Whole Foods anchors Mercato, 4.8 miles away.

Mercato, Waterside Shops, Coconut Point and the Outlets

Mercato is the nearest dining and shopping district. Waterside Shops sits on US 41 (Tamiami Trail North). For outlet shopping, Miromar in Estero is the closest; Coconut Point and Gulf Coast Town Center are the large shopping centers to the north, and The Strand’s position at an I-75 interchange makes both easy trips. For where to eat across the county, see our Collier County restaurants guide.

Which Beaches Are Closest to The Strand?

Vanderbilt Beach is the default Strand beach: 12 minutes, restaurants nearby, and the easiest parking to reach from Immokalee Road. Delnor-Wiggins Pass State Park, at 11135 Gulfshore Drive, is the state park choice; per the Florida State Parks page, it charges $6 per vehicle, opens 8 a.m. to sunset every day, offers beach wheelchairs, protects loggerhead nesting, and has a boat launch into Water Turkey Bay and the Cocohatchee River. Since The Strand has no marina, that launch is useful for owners with a kayak or small boat. Barefoot Beach Preserve is farther by road than it looks on a map, because you reach it through Bonita Springs.

Collier County residents can get a county beach parking permit; check the county’s current rules before your first trip, because parking fees at county beach parks apply without it.

Parks, Recreation and Sports Near The Strand

North Collier Regional Park is the big one, and it is effectively next door: about 0.7 mile from the south edge of The Strand across Immokalee Road. Collier County’s park page lists eight lighted tournament soccer fields, five lighted softball fields, the 6,000 square foot Rec-Plex fitness center with a double gym, the Sun-N-Fun Lagoon water park, the Can U Dig It playground, a 2.5-mile walking trail and an Exhibit Hall, with the lighted fields available 8 a.m. to 10 p.m. For grandchildren visiting in spring, Sun-N-Fun is the four-minute answer.

Paradise Coast Sports Complex, the county’s sports-tourism complex at 3940 City Gate Boulevard North near I-75 and Collier Boulevard, is roughly 10 miles southeast, down I-75. (We did not model that trip with OSRM, so treat the distance as approximate.)

Hertz Arena is the building older listings still call Germain Arena. WINK News reported in September 2018 that it was renamed Hertz Arena under a naming-rights deal; it seats about 7,000, is home to the Florida Everblades, and sits in Estero, in Lee County, 20 minutes up I-75.

Arts, Airport and Downtown

The airport run is the quiet advantage of The Strand’s location: Immokalee Road east for about 0.4 mile to I-75, then north to the terminal, about 25 minutes free-flow.

Getting Around: Immokalee Road and the Interstate

Every trip out of The Strand starts on Immokalee Road, and it is a busy road. The Florida Department of Transportation counted 61,000 vehicles a day on Immokalee Road between US 41 and the I-75 southbound ramps in 2025, the stretch that includes the Strand Boulevard entrance, and 116,388 a day on I-75 north of Immokalee Road, per FDOT’s 2025 annual average daily traffic data.

In practice, owners learn three habits. Head east to I-75 for anything north (the airport, Estero, Fort Myers); the on-ramp is about 0.4 mile from Strand Boulevard. Head west on Immokalee Road for Mercato, the beaches and US 41. And allow extra time in season and during the construction ahead: the I-75 widening begins in fall 2026, the Immokalee Road diverging diamond interchange is expected to start construction in early 2027, and a Livingston Road flyover over Immokalee Road is in design. Once built, the interchange and flyover are meant to move traffic through this corner more smoothly; during construction, expect lane shifts.

Places of Worship Near The Strand

These are straight-line distances from Strand Boulevard at Immokalee Road, from OpenStreetMap, measured September 23, 2026. Driving distances are longer.

We did not complete a search for the nearest Catholic parish or synagogue, so they are not listed here; we are glad to map them for you.

Healthcare on the Daily Map

NCH North Naples Hospital, 311 licensed beds, is about 6 minutes from the entrance. Other sections of this page cover hospitals and schools in detail; for daily life, the point is that the hospital, the grocery store, the park and the interstate are all inside a 6-minute radius.

What Daily Life Near The Strand Adds Up To

Put the tables together and The Strand’s location sorts itself into rings: groceries, the interstate and a regional park within 4 minutes; Mercato, the beach and the hospital within about 13; Waterside, the outlets, Coconut Point and Hertz Arena within about 20; the airport and downtown Naples within about 25.

Selling? Buyers pay for a location where the grocery store is at the gate and the beach is 12 minutes away, and your listing should say so precisely. Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.

Is The Strand in a Flood Zone? FEMA Zones by Neighborhood

Most homes in The Strand sit outside FEMA’s Special Flood Hazard Area, but not all of them. All 17 street points we tested across the community sit in Zone X on the effective flood map (16 unshaded, one shaded), and FEMA’s preliminary maps keep all 17 in unshaded Zone X. The lakes and golf low areas are mapped AE and AH. Address-level checks we ran for our neighborhood guides found exceptions on today’s effective map: 6 of the 55 homes in The Links and the five southern Turnberry Woods buildings fall inside a Zone AH ponding area, which is a Special Flood Hazard Area. FEMA’s preliminary maps show all of The Links in Zone X. The same checks put 8 of the 55 Eden homes and 6 of the 121 single-family homes (on Barclay Ln, Marble Ct and Strand Blvd) in Zone AH, and the lake’s Zone AE line clips the lake-side edge of seven of the eight Feather Sound buildings and three Sawgrass lots; the preliminary maps put all of those homes in Zone X.

Data updated: September 2026

That short answer holds up, but it deserves the detail behind it, because “is it in a flood zone?” is really three questions: what the effective Flood Insurance Rate Map (FIRM) says about the homesites, what it says about the land around them, and what the next map will say. We placed one point on every Strand street we could geocode, from Whisperwood Boulevard at the south gate to Fairway Court and Pinnacle Lane at the north end, and ran each through FEMA’s live National Flood Hazard Layer, FEMA’s preliminary National Flood Hazard Layer and the USGS Elevation Point Query Service, all on September 26, 2026. Point coordinates come from the U.S. Census geocoder.

Which FEMA flood maps cover The Strand?

Three effective FIRM panels cover the residential footprint, all for the NFIP community “Collier County, unincorporated areas” (community number 120067):

The 2024 panel is part of Collier County’s coastal map revision, which took effect February 8, 2024 after a Letter of Final Determination dated August 8, 2023, per Collier County’s Floodplain Management page. A fourth panel, 12021C0194J, touches the edge of the area we searched, but no Strand point fell on it. When you see a Strand home described as “2012 map” and another as “2024 map”, this is why: the panel line runs through the west side of the community.

What FEMA flood zone is each Strand neighborhood in?

One point per street. Seven points (marked “street range”) are Census range-interpolated: they fix the street, not a particular house number, because the geocoder would not match a specific address. Base flood elevations (BFE) are the nearest FEMA BFE lines within about 200 meters of the point, in feet above the NAVD88 datum. Ground elevations are USGS 3D Elevation Program values at the point.

Sources: FEMA effective National Flood Hazard Layer (flood zones, FIRM panels, BFE lines), FEMA preliminary National Flood Hazard Layer and the USGS Elevation Point Query Service, queried September 26, 2026. Preliminary panels are the “J” and “K” versions of the same panel numbers.

Four readings of that table matter more than any single row:

• FEMA’s own flag says no at all 17 points. The layer’s Special Flood Hazard Area field reads false at every point, and no point carries a static BFE of its own.
• The one shaded point is on Barclay Lane, the lowest ground we measured at 13.9 feet. Shaded Zone X is the 0.2% annual chance (500-year) area. It is outside the Special Flood Hazard Area, and the preliminary map moves this point to unshaded Zone X.
• Ground sits about 2 to 4 feet above the nearest effective BFE lines. The 17 points range from 13.9 to 15.3 feet, with a median of about 14.4 feet, against nearby BFE lines of 10.0 to 12.0 feet.
• Streets we could not place on a specific house number are labeled. Whisperwood Court and Rolling Pines Drive, both single-family streets, did not geocode at all, so they are not in the table. A single house on any street is answered by its own survey, not by this table.

Why are the lakes in a flood zone when the homes are not?

Because that is how the community was engineered. Within about 120 meters of every one of the 17 points, FEMA maps Zone AE, and at 10 of the 17 it also maps Zone AH. Those polygons are the lakes, preserves and golf low areas. The homesites were built up on pads, and the water management system (about 75.5 acres of lakes in the PUD land table, plus the fairways) carries the mapped 1% annual chance flood below them. In plain terms: the water and golf areas are mapped in the flood zone; the homesites are not.

The practical caution for buyers: the zone line sits close to the back of many lots. A pool deck, lanai extension or screen enclosure built toward a lake can reach land mapped AE, and a lender’s determination looks at the building footprint, not the street. Most of these AE edges carry BFEs of 10 to 12 feet, which is an elevation above the national datum, not a flood depth.

Has FEMA issued flood letters for Strand homes?

Yes, and they explain the history. FEMA’s letter-of-map-change layer lists three residential Letters of Map Amendment (LOMAs) inside The Strand, all from 2012 and all naming the flooding source as ponding and overland flow, not the Gulf:

What the letters tell us: when the 2012 map first took effect, it drew parts of Turnberry Woods and two Eden lots into the Special Flood Hazard Area, and surveys showed the buildings sat above the flood elevation, so FEMA removed them the same year. Today’s effective map shows most of those streets in Zone X, but the 2024 panel 12021C0192J again draws a Zone AH ponding area across the south end of Turnberry Woods, and FEMA lists the 2012 Turnberry letter as not incorporated into that panel. The Turnberry letter is also the recorded proof that Turnberry Woods sits on Ashford Lane. A LOMA covers only the building or lot it names. A separate 2012 letter sometimes found near The Strand’s west line belongs to Carlton Lakes, not The Strand, and a 2013 letter for Strand Boulevard covers a commercial lot outside the residential gates.

What do FEMA’s preliminary maps show for The Strand?

FEMA issued preliminary maps for Collier County dated March 20, 2025 (FEMA project 16-04-1501S). On them, every one of the 17 Strand points is in unshaded Zone X, including the Barclay Lane point that is shaded today. FEMA’s Changes Since Last FIRM layers return no Special Flood Hazard Area change, no non-SFHA change and no coastal high hazard change at any Strand point. The one direction worth noting: nearby preliminary BFE lines read 12.0 to 13.0 feet, about half a foot to a foot higher than today’s lines, so the modeled water in the lakes and low areas rises slightly even though the homesites stay out.

The Strand drains toward the Cocohatchee system, and the Cocohatchee basins are part of the county’s first Physical Map Revision (PMR 1, covering Cocohatchee A, B and C, District 6 and Henderson Creek). Collier County announced that a 90-day appeal and comment period began August 19, 2026, in its August 2026 release on the proposed Flood Insurance Rate Map. By our count that window runs to about November 17, 2026. Appeals go through the county’s Floodplain Management section. No Letter of Final Determination or effective date had been issued when we checked, so the preliminary maps do not govern lending or insurance today.

Elevation certificates, LOMAs and how to prove a home’s status

An elevation certificate (EC) records a building’s floor and ground elevations against the flood map. Collier County’s Floodplain Management page offers an elevation certificate search map, so a certificate may already be on file for a Strand address. In Zone X an EC is not required for a mortgage, but it is the document that lets a flood policy price on the building’s real elevation, and it is what a surveyor uses to support a LOMA if a structure is ever mapped into a Special Flood Hazard Area.

If you plan to rebuild or substantially improve a home, Collier County’s lowest-floor rule under Collier County Building Bulletin 21 sets the lowest floor at the higher of the base flood elevation plus 1 foot or the South Florida Water Management District permit elevation, or, with no SFWMD permit, at least 18 inches above the crown of the nearest paved road. A surveyor sets the number for each lot.

What does The Strand’s flood status mean for a mortgage and premiums?

• No federal mandatory purchase requirement at the tested homesites. Structures outside the Special Flood Hazard Area carry no federal requirement to buy flood insurance, but each FEMA letter above repeats the caution that a lender may still require it. The lender’s flood determination for the specific building is the one that counts.
• Flood insurance is available and priced per building. Under the National Flood Insurance Program’s current pricing, the zone is one input among several; the building’s elevation, distance to water and rebuilding cost are priced in as well. See the insurance section below for how that works and for Collier County’s CRS discount.
• Condominiums have two layers. For the condominium neighborhoods (Cypress Cove, Feather Sound, Wedge Wood, Clubside, Grande Reserve, Pinnacle, Trophy Club, Turnberry Woods and Mango Cay), ask whether the association carries flood coverage on the buildings and what the unit owner’s own policy must cover.
• The next map is favorable on paper, not yet in force. Plan on today’s effective map for any contract you sign in 2026.

For comparison with neighbors along the same corridor, Olde Cypress, east of I-75, has large areas of Zone AH on its effective map, and the Pelican Marsh and Livingston Lakes pages cover their own streets. Each community’s answer is its own.

What Strand buyers and sellers should do about flood

Buyers:

1. Ask the seller early for the elevation certificate, any FEMA letter, and any flood policy declarations page.
2. Search the address on the FEMA Flood Map Service Center. Remember a letter covers only the building or lot it names.
3. On a lakefront or golf-edge lot, ask your lender how the determination treats any lanai or pool deck near an AE line.
4. Get a flood quote even though it is not required. In Zone X it is usually modest, and it protects against rain events the maps do not model street by street.

Sellers:

1. Put the elevation certificate, any LOMA and your flood declarations page in the listing file before the first showing.
2. If you own on Barclay Lane or another low edge, have the EC ready; a buyer’s lender may ask about the shaded zone until the new map takes effect.

Selling a Strand home? A clean flood file keeps a contract from stalling in the lender’s review. Call Jesse direct at (239) 898-6072 or start with a free valuation of your Strand home. Buying? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Hurricane Posture at The Strand: Evacuation Zone, Storm Surge and Building Code

The Strand is in Collier County hurricane evacuation Zone D at every point we tested, about 4.5 miles inland of the Gulf at Vanderbilt Beach. The National Hurricane Center’s worst-case surge maps show no surge reaching The Strand in a Category 1 or 2 hurricane, and most homes predate the 2002 statewide building code.

Data updated: September 2026

Hurricane risk in Southwest Florida comes in three parts: surge pushed in from the Gulf, rain that collects in low ground (the flood question above), and wind. The Strand’s position east of US 41 and beside I-75 changes the first part a great deal. It does not change the wind, which is why each building’s age, roof and opening protection matter so much at resale and at insurance time.

What hurricane evacuation zone is The Strand in?

Zone D. All 17 street points we tested return Zone D on Collier County’s live hurricane evacuation zone layer, last edited August 20, 2026. Collier’s zones run from A, closest to the water and ordered out first, through F, the least likely to be called. The state’s Know Your Zone program from the Florida Division of Emergency Management follows the same convention. WBBH reported in 2023 that Collier is one of only three Florida counties in which every part of the county falls in an evacuation zone, in its explainer on Collier County evacuation zones.

What Zone D means in practice: The Strand is a middle tier, ordered out in larger storms after the coastal zones. We did not find Collier County’s published definition of which storm scenario triggers Zone D, so we do not state one. The county’s order for each storm is the one to follow. For a neighbor comparison, Olde Cypress, farther inland east of I-75, tests in Zone E.

How much storm surge can reach The Strand?

The National Hurricane Center publishes worst-case surge maps (the “maximum of maximums”, modeled at high tide) in its Storm Surge Risk Maps viewer. At all 17 Strand points those maps show no surge inundation in a Category 1 or Category 2 hurricane. Modeled surge rises only in major-hurricane scenarios, Category 3 and above. These maps are composites of many hypothetical storms, not a forecast for any one storm, and depths in the major-hurricane scenarios vary by street, so check a specific address in the NHC viewer rather than relying on a community average.

The rest of the coastal hazard picture:

• No FEMA coastal zone. No Zone VE, no coastal high hazard change and no wave zone at any Strand point on the effective or preliminary maps.
• Distance from the Gulf. About 4.5 miles east of the Gulf shoreline at Vanderbilt Beach, by our measurement from coordinates, and east of US 41.
• Drainage direction. The Strand drains toward the Cocohatchee system; its Strand Boulevard bridge crosses the Cocohatchee Canal (see the location section below).

What did Irma, Ian, Helene and Milton do near The Strand?

The Strand sits east of US 41 and north of the Cocohatchee corridor, and the official Ian descriptions name areas west of US 41 and along the river, not the I-75 and Immokalee Road corridor. We found no official record placing surge inside The Strand in any of these storms, and none saying it did not. Absence of a report is not proof of no damage: a roof or screen claim on a homeowner’s policy would not appear in public storm reports. Sellers should answer the disclosure questions about storm damage and repairs completely; buyers should ask for repair invoices, permits and any association special-assessment history tied to a storm.

What do Strand associations require for hurricane shutters?

Shutter rules are set neighborhood by neighborhood, under The Strand Master Property Owners Association’s architectural umbrella. What the associations publish:

• Trophy Club keeps a dedicated Hurricane Shutters page on the Trophy Club association site, behind the owner login.
• The Pinnacle publishes a Hurricane Shutter Installation Request packet with a board resolution on specifications on its Pinnacle association forms page, and lists a “Resident’s Hurricane Guide 2022” on its resources page.
• Eden at The Strand requires architectural review approval before any hurricane shutters are installed, per its Community Standards Handbook and its 2024 Rules and Regulations.

In a condominium, openings and shutters often straddle the line between unit owner and association responsibility. Read your declaration and the neighborhood’s shutter specification before you buy or order anything; an unapproved installation can have to come down.

When was The Strand built, and which building code applies?

“As of March 1, 2002, the Florida Building Code … supersedes all local building codes,” per the Florida Housing Finance Corporation briefing on the Florida Building Code. The statewide code was Florida’s response to Hurricane Andrew and the storms of the 1990s, per the International Code Council’s Florida case study. Most of The Strand was built between 1998 and 2003, so most buildings were permitted under the earlier local codes.

Years come from the recorded declarations and plats and from the associations’ own descriptions. Rows marked “by recording dates” are inferred from when the declaration or phase amendments were recorded; the permit date on the county record is what governs code. A pre-2002 home is not a weak home: many Strand homes have been re-roofed and fitted with impact glass or approved shutters since. But an insurer prices what it can document, which is why a current wind mitigation inspection and the roof permit date matter so much here.

Do Florida’s condo milestone inspection and SIRS laws apply at The Strand?

Florida’s post-Surfside condominium safety laws (often called SB-4D) create two obligations, and both attach to buildings of three or more habitable stories:

• Milestone inspections (Florida Statutes section 553.899). Collier County applies them to “condominium and cooperative association buildings that have three or more habitable stories”, with a first inspection at 30 years after the certificate of occupancy (25 years within 3 miles of salt water) and every 10 years after, per the county’s Milestone Inspections page.
• Structural Integrity Reserve Studies (SIRS, Florida Statutes section 718.112(2)(g), as amended in 2025). The Department of Business and Professional Regulation says a SIRS is required “for every building in the condominium that is three habitable stories or higher” and excludes “buildings less than three stories in height”, with existing associations due by December 31, 2025, per the DBPR condominium FAQs and its inspections overview.

What the public record shows at The Strand:

1. No Strand building appears on Collier County’s milestone list. The county’s milestone buildings list, “As of January 2026”, has 926 building rows. We searched it for every Strand association name and every Strand street (Strand, Pelican Strand, Wedge Wood, Clubside, Pinnacle, Trophy, Turnberry, Grande Reserve, Feather Sound, Cypress Cove, Mango Cay, Whisperwood, Three Iron, Sand Wedge, Ashford, Paradise, Persimmon, Barclay, Amberwood) and ZIP 34110 entries: zero matches. The only “Pelican” rows are Pelican Isle and Pelican Bay, different communities.
2. The recorded plans show two-story buildings. The Pelican Strand PUD (Collier County Ordinance 02-57, shown on Collier County’s Planned Unit Developments layer) caps residential height at 35 feet measured from the first habitable floor, and there is no mid-rise at The Strand.

Building by building, with the evidence for each:

Our reading, stated carefully: no Strand building appears on the county list, and the recorded plans show two-story buildings for every condominium, Feather Sound included. That is a statement of what the documents show, not a legal opinion on whether any statute applies to any building. Associations can still commission reserve studies and engineering inspections on their own. Ask the association for its latest reserve study, any structural or engineering reports, and board minutes on roofs and painting before you buy. DBPR’s SIRS reporting database page is where any filed SIRS would appear.

How should Strand owners prepare for hurricane season?

• Know your zone and your plan. Zone D is called in larger storms; decide in advance where you would go and how you would secure the home.
• Get shutter approval before the season. Each neighborhood has its own process, and the Pinnacle and Eden rules require approval before installation.
• Document the roof and openings. Keep the re-roof permit, product approvals and the wind mitigation form together. They drive your premium and a future buyer’s insurability.
• Seasonal owners, plan for absence. About 38.7% of Strand residential parcels (415 of 1,072) carry an out-of-state owner mailing address on the Collier County Property Appraiser 2026 preliminary roll (data files dated August 29, 2026), a seasonal-ownership indicator. If you are away from May to November, arrange a hurricane watch service and a shutter plan before you leave.

Selling a Strand home with a newer roof or impact glass? Those upgrades should be priced into the listing, not discovered by the buyer’s inspector. Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home.

What Does Home Insurance Look Like in The Strand?

No public agency publishes a homeowners, wind or flood premium for The Strand, so we do not quote one. What the record does show: every tested homesite is outside FEMA’s Special Flood Hazard Area, unincorporated Collier County’s CRS Class 5 rating earns eligible flood policies a 25% discount, and roof age and wind mitigation drive the rest.

Data updated: September 2026

Insurance is where Strand contracts most often get surprised late, and where a seller loses leverage if the buyer’s quote comes back high. The honest picture has three parts: flood coverage, the homeowners or condominium policy that carries wind, and the documents that move the price.

How is flood insurance priced for a Strand home?

The National Flood Insurance Program now prices each property on its own flood risk and rebuilding cost, rather than on the map zone alone, under FEMA’s Risk Rating 2.0 pricing approach. FEMA’s agent guidance on what goes into a Risk Rating 2.0 rate lists the inputs, including distance to water, elevation and replacement cost. By statute, most NFIP rates may not rise more than 18% a year for an existing policy.

For The Strand that means:

• Zone X helps, but it is not the whole price. A home near a lake edge prices differently from one in the middle of a street, even when both are Zone X.
• Flood coverage is optional at the tested homesites but still worth pricing. Structures outside the Special Flood Hazard Area have no federal mandatory purchase requirement, but a lender can still require coverage, and rain-driven ponding does not follow map lines exactly.
• Private flood policies exist alongside the NFIP. Compare both on the same coverage and deductible.

How does Collier County’s CRS Class 5 rating lower flood premiums?

Unincorporated Collier County, NFIP community 120067, participates in FEMA’s Community Rating System at Class 5. Collier County’s 2024 flood protection newsletter states that “eligible NFIP polices receive a 25% discount”, and the county’s Floodplain Management page says the rating “saves the community a total of $9.6 million in insurance premiums every year”. The discount is applied by the insurer; you do not apply for it. Check how it appears on your own policy declarations page, since the discount’s application depends on the policy.

Can a Strand home be insured with Citizens?

Citizens Property Insurance Corporation is Florida’s state-backed insurer of last resort, and its eligibility rules turn on two tests in the Citizens statute:

• The 20% rule. A property is not eligible for Citizens if an authorized private insurer offers comparable coverage at a premium no more than 20% above the Citizens premium.
• The dwelling limit. Outside Miami-Dade and Monroe counties, personal residential eligibility applies to dwellings with Coverage A (the structure) of less than $700,000, per Citizens’ coverage comparison chart.

With T12 closings from $350,000 to $2,000,000 (Southwest Florida MLS Matrix, pulled September 26, 2026), some Strand single-family homes will price above that Coverage A limit and some condominium interiors far below it. Treat Citizens as a comparison point, not a plan, and have your agent quote the private market first.

How do wind mitigation credits work?

Florida law requires insurers’ rate filings to include actuarially reasonable discounts for windstorm mitigation, under Florida Statutes section 627.0629. Citizens applies those credits to the wind portion of the premium once a wind mitigation inspection documents the features, per its discounts page. Private carriers apply their own filed credits the same way. Because most Strand buildings predate the 2002 statewide code, the inspection form is often the single biggest lever on the premium.

Condominium master policy versus the owner’s HO-6

Nearly three quarters of Strand homes are condominiums: 780 units across Cypress Cove, Feather Sound, Wedge Wood, Clubside, Grande Reserve, The Pinnacle, Trophy Club, Turnberry Woods and the two Mango Cay regimes, per the recorded declarations. In general terms, a Florida condominium association insures the buildings under a master policy, and each unit owner carries a unit-owner (HO-6) policy for the interior finishes and improvements the declaration assigns to the owner, personal property, liability and loss assessment coverage. The declaration draws the line, and it differs by neighborhood at The Strand:

• Trophy Club’s declaration makes the elevator space serving a second-floor unit a limited common element that the owner maintains.
• The Pinnacle’s declaration makes the garage part of the unit it serves, and Cypress Cove’s says “All garages shall be a part of the Unit”.
• Mango Cay II’s quarterly fees include “certain additional exterior building maintenance, painting and roofing,” per the master association’s Mango Cay page; the fee amount and the declaration’s insurance allocation are not in the records we read.

Ask the association for the master policy declarations (wind and flood, with deductibles), the reserve study and the adopted budget. The master deductible is what a special assessment would have to cover after a storm, so it is the number to match with loss assessment coverage on your HO-6.

What documents should Strand buyers and sellers gather?

1. Roof permit and age. For most Strand buildings this is the biggest pricing factor.
2. A current wind mitigation inspection (OIR-B1-1802) by a qualified inspector.
3. A four-point inspection. Carriers commonly ask for one on older homes, covering roof, electrical, plumbing and heating and cooling.
4. Opening protection records: impact products and approvals, or the shutter system with its permit and association approval.
5. Flood file: elevation certificate if one exists, any LOMA, and a current flood quote.
6. For condominiums: the master policy declarations, reserve study, adopted budget and estoppel certificate.
7. Claims history. A seller can request the property’s insurance claims history report; a clean one reassures the buyer’s carrier.

Sellers: having items 1, 2 and 5 ready before you list is the simplest way to keep a buyer’s quote from derailing a contract. Call Jesse direct at (239) 898-6072 or start with a free valuation of your Strand home. Buyers: call Marc at (239) 287-5873 and we will help you request these documents inside your inspection period; see how we represent buyers in Southwest Florida.

Which Schools Serve The Strand?

Every address returned on the 19 interior streets we queried is zoned for Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for the 2026-2027 school year, per Collier County Public Schools’ own zone lookup across all 19 interior streets queried. All three schools earned an A in 2024, 2025 and 2026. Older pages naming Laurel Oak Elementary and Gulf Coast High are wrong.

Data updated: September 2026

We did not take the assignment from a listing field, a ZIP code or an old boundary map. We sent every Strand street name, and then specific house numbers, to the district’s live zone lookup for the 2026-2027 school year, and read what came back.

How we confirmed The Strand’s school zones

The source is the Collier County Public Schools address lookup for the 2026-2027 school year, the data service behind the district’s public zone finder, queried September 23, 2026. Each street query returns up to 100 address records, many of them individual condominium units. Across the 19 streets the district returned 1,082 distinct address records, and every one gave the same three schools, with no exceptions.

Six streets hit the lookup’s 100-record cap, so not every unit on those streets was returned, but every record that was returned agreed. We also ran six specific addresses (5656 Whisperwood Blvd, 6028 Fairway Ct, 6085 Pinnacle Ln, 5908 Three Iron Dr, 5835 Persimmon Way and the clubhouse at 5840 Strand Blvd) for both 2025-2026 and 2026-2027: the same three schools both years. The 2026-2027 records show no pending rezoning for any of them. Two small streets were not in our sweep: Heron Lane (Feather Sound and one Cypress Cove building) and Stem Drive (three Eden addresses). Run those addresses individually before relying on the assignment.

Why some pages say Laurel Oak Elementary and Gulf Coast High

Because they are out of date. Not one of the 1,082 records returned Laurel Oak Elementary or Gulf Coast High for 2026-2027. The likely reason is the district’s 2022 boundary work: the Collier County Public Schools Attendance Boundary Modification Proposal of December 7, 2022 set new high school boundaries for Aubrey Rogers, Barron Collier, Gulf Coast and Palmetto Ridge “effective for the 2023/2024 school year”, and postponed elementary changes to “August 2025”. A page written before those dates would have named the older assignments. The proposal’s boundaries are drawn on maps, so its text does not name The Strand, and we could not confirm from the text which schools served The Strand before 2023.

Both schools are good neighbors, just not the zoned ones:

How are Veterans Memorial, North Naples Middle and Aubrey Rogers graded?

The 2024 and 2025 grades and points come from the Florida Department of Education’s 2024-25 School Grades workbook (released September 8, 2025). The 2026 grades come from the district’s 2026 Accountability Brief of July 1, 2026, linked from the district’s school and district grades page. Drives are OSRM free-flow model estimates from Strand Boulevard at Immokalee Road, run September 23, 2026; school-run traffic will be slower.

The longer record is steady. Veterans Memorial Elementary earned an A in every graded year from 2011 to 2025 in the FLDOE file. North Naples Middle earned an A in every graded year from 2005 to 2025. Aubrey Rogers High has grades only from 2024, because it opened in 2023.

The 2025 component scores from the same FLDOE workbook show where each school is strongest:

None of the three is a Title I school in that file. District-wide, Collier County Public Schools earned an A for 2025-2026, its ninth consecutive year, and the 2026 brief describes it as “one of only five Florida districts to be rated as an ‘A’ for the last nine years”, ranked sixth of Florida’s 67 districts.

What to know about Aubrey Rogers High School

Aubrey Rogers High opened on August 10, 2023, Collier’s first new high school in 19 years, on about 60 acres off Veterans Memorial Boulevard in North Naples, per WGCU’s report on the school’s opening. It is named for Sheriff Aubrey Rogers, who established the Youth Relations Deputy program in 1977. The school’s own About Our School page lists:

• Five career academies: Arts and Technology, Business, Engineering and Trades, Health Science, and Law and Public Safety.
• AICE, AP and dual enrollment with Florida SouthWestern State College and Florida Gulf Coast University.
• An FGCU medical-device course with Arthrex.
• A JROTC obstacle course with a rappelling tower. The mascot is the Patriots.

At 4.2 road miles it is the farthest of the three zoned schools, and the Veterans Memorial Boulevard corridor it sits on is slated for an extension project (see the pipeline section below).

School choice for Strand families

The zoned schools are the default assignment. Families who want a different public school can ask the district about its school choice options; we did not research seat availability or deadlines, so confirm directly with Collier County Public Schools before counting on a transfer. The district presents its zone tools as general information, so run the exact address for the enrollment year and confirm with the district’s student assignment office.

Private schools near The Strand

Drives are OSRM free-flow estimates from the Strand Boulevard entrance, measured September 23, 2026.

Royal Palm Academy’s campus sits on the Royal Palm International Academy PUD, which shares The Strand’s west boundary. For a wider comparison of independent and faith-based options, see our Naples private schools guide.

Colleges and universities near The Strand

Selling a Strand home to a family? Three A-rated schools, all within about 4 miles, belong in your marketing, stated correctly for 2026-2027. Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.

Hospitals, ERs and Healthcare Near The Strand

The nearest hospital to The Strand is NCH North Naples Hospital, a 311-bed campus with adult, pediatric and OB emergency departments about 2.8 miles and 6 minutes from the Strand Boulevard entrance. No Collier County hospital is a state-verified trauma center; the nearest is Gulf Coast Medical Center in Fort Myers, about 30 minutes north.

Data updated: September 2026

Bed counts below are licensed beds from the Florida Agency for Health Care Administration (AHCA) facility profiles, read September 23, 2026. Distances are road miles from Strand Boulevard at Immokalee Road, with OSRM free-flow minutes; an ambulance and a February afternoon on Immokalee Road will both produce different numbers.

Hospitals and emergency departments by distance

NCH North Naples Hospital: the closest full hospital

NCH North Naples Hospital sits on Health Park Boulevard off Immokalee Road, east of US 41, about 6 modeled minutes from the Strand entrance. NCH’s Naples facility directory lists three emergency services at that address: the main NCH Emergency Department, NCH Pediatric Emergency and NCH OB Emergency. The campus also added the Hospital for Special Surgery orthopedic center in Building 2, with 10 operating rooms for joint replacement, spine, sports medicine, hand, foot and ankle, orthopedic trauma and rehabilitation, per NCH’s June 12, 2025 announcement that HSS at NCH opened.

Where is the nearest trauma center to The Strand?

Gulf Coast Medical Center in Fort Myers, about 24 miles and 30 modeled minutes north by I-75. The Florida Department of Health’s list of verified trauma centers, updated July 23, 2026, lists Gulf Coast Medical Center as a Level II trauma center in Lee County and lists no hospital in Collier County. NCH North, NCH Baker and the Physicians Regional hospitals have emergency departments, but none is a state-verified trauma center. Which patients go where is decided by EMS protocols, which we did not research.

Stroke and heart care

AHCA lists Comprehensive Stroke Center status at NCH Baker and at Physicians Regional Pine Ridge (5.2 miles away) and Primary Stroke Center status at NCH North and Physicians Regional Collier Blvd. In a stroke or heart emergency, call 911 and let EMS choose the destination.

Urgent care and walk-in clinics near The Strand

Hours and services come from NCH’s immediate care page and its Bonita Springs facility directory. NCH also operates a freestanding Emergency Department Northeast at 15420 Collier Boulevard; we could not geocode that address, so we give no distance. We did not list other urgent care chains because we did not verify their locations and hours against first-party pages; check your insurer’s network from your address. Lee Health describes its Coconut Point campus on its Coconut Point emergency room page.

Buying at The Strand and want to see the drive to NCH North before you commit? Call Marc at (239) 287-5873; how we represent buyers in Southwest Florida explains how we work.

Where Is The Strand? Location, Entrance and Drive Times

The Strand is a gated golf community in North Naples, ZIP 34110, in the northwest quadrant of I-75 and Immokalee Road, with the interstate along its entire east edge. Its main entrance is Strand Boulevard, north off Immokalee Road, and the I-75 on-ramp is 0.4 mile and about a minute from that corner.

Data updated: September 2026

On a map, The Strand fills Sections 18 and 19 of Township 48 South, Range 26 East, in unincorporated Collier County. Collier County’s Planned Unit Developments layer draws the Pelican Strand PUD about 2 miles north to south and about two thirds of a mile east to west. Neighbors on the county layer: Carlton Lakes and the Royal Palm International Academy PUD share the west boundary, Tuscany Reserve the north boundary, and Mediterra touches the northwest corner. Pelican Marsh lies about 0.4 mile southwest, and Livingston Lakes sits across Immokalee Road about 0.3 mile south. For the wider picture of the area, see our North Naples, Florida guide.

Where is The Strand’s entrance?

Strand Boulevard at Immokalee Road (County Road 846). Strand Boulevard runs north from Immokalee Road; OSRM snaps the intersection point to both roads, and the Census geocoder places 5601 Strand Boulevard just north of the corner. The staffed gatehouse sits north of the commercial area, per the master association’s front entrance plan. That means two things sit on Strand Boulevard outside the residential gate:

• Publix Pelican Strand, store #635, at 5624 Strand Boulevard, per Publix’s store page, about 0.3 mile and 2 minutes from Immokalee Road.
• Strand Executive Park and the commercial tract, including the master association’s manager, Dorrill Management Group, at 5672 Strand Court.

Just north of Immokalee Road, Strand Boulevard crosses the Cocohatchee Canal on county bridge 034038, “PELICAN STRAND BLVD/COCOHATCHEE CANAL”, built in 1997 and rated in Good condition at its February 11, 2025 inspection, per FDOT’s Florida Bridge Information report for the third quarter of 2026.

How do the gates work?

• Main gatehouse on Strand Boulevard, staffed, with a guest-access line (239) 592-7743 on a 2019 residents’ phone sheet posted by the single-family association; confirm it before relying on it. The vehicle access application carries a Gilyard Protection Services officer signature line.
• Transponders for residents, members and approved renters cost $20 each from August 1, 2025, per the master association’s transponder form. Temporary rental-vehicle barcodes are also $20 and deactivate at the lease end date, and moving a transponder between vehicles triggers a 30-day suspension of all of the owner’s transponders.
• Guest management runs through the Checkpoint portal linked from the master association site.
• North gate near Fairway Court, and a rear gate near Pinnacle Lane that the Pinnacle association’s site describes as “for members only”; first-time guests should use the main gate on Strand Boulevard.

We did not find a published statement that the gatehouse is staffed 24 hours a day, so we do not claim it.

How far is The Strand from I-75, the airports, the beach and downtown?

Road miles from Strand Boulevard at Immokalee Road, with minutes modeled by OSRM on OpenStreetMap roads at free-flow speeds, run September 23, 2026. These are no-traffic estimates; in season, Immokalee Road, US 41 and I-75 run slower, so round up.

Routes from the OSRM routing engine. Two measurement runs from the same corner on September 23, 2026 produced slightly different figures for a few destinations (for example Mercato at 4.8 or 5.4 miles and RSW at 20.0 or 23.2 miles, depending on the destination point used); the table uses the run we tied to a Census-matched address where one existed. Hertz Arena took that name in 2018, per WINK News on the Germain Arena renaming; older pages still say Germain Arena.

How do you get to RSW and I-75 from The Strand?

The route to Southwest Florida International Airport is short and direct: east on Immokalee Road 0.37 mile to the I-75 on-ramp, north on I-75 about 14.5 miles, then Terminal Access Road. That same interchange is about to be rebuilt as a diverging diamond, covered in the next section.

How much does a home deep inside The Strand add?

The community is long and narrow, so the far end matters. The Club at The Strand at 5840 Strand Boulevard sits about two thirds of the way north, and The Links on Fairway Court and The Pinnacle on Pinnacle Lane sit near the north end, roughly 2 miles of interior driving from the Immokalee Road corner by the county’s PUD outline. Add up to about 2 miles and a few minutes to any figure in the table for a home at the north end.

How close is the Lee County line?

About 1 mile north of The Strand’s north edge, by our measurement against Census county boundaries; Quail West straddles the line directly north. Coconut Point, Hertz Arena and FGCU in Lee County are all about 20 to 21 modeled minutes away. The same Immokalee Road corridor also serves Heritage Bay and Olde Cypress to the east, both on the far side of I-75.

Buying and want to test the drive to the airport or the beach at rush hour before you write an offer? Call Marc at (239) 287-5873, and see how we represent buyers in Southwest Florida.

What Is Being Built Near The Strand?

The Strand sits beside three large road projects: FDOT’s I-75 widening with express lanes (construction from fall 2026), a diverging diamond interchange at I-75 and Immokalee Road (construction expected early 2027), and Collier County’s roughly $111 million Livingston Road flyover over Immokalee Road. The Strand itself has no pending rezoning.

Data updated: September 2026

The Strand is built out: Collier County’s PUD master list marks the Pelican Strand PUD built out, and the master association’s 2026 annual meeting notice and ballot counts 1,073 homes against the 1,160-unit cap in Ordinance 02-57. What changes around it will shape commutes, noise and resale for years, so we read the FDOT project files, the Collier MPO’s long-range plan, the county’s zoning layer and the clerk’s hearing notices within about a mile. Here is what is real, what is funded and what is still unknown.

I-75 widening beside The Strand (FDOT 452544-1)

Interstate 75 runs along The Strand’s entire east edge, and FDOT District One’s I-75 from north of Golden Gate Parkway to south of Alico Road project will widen it. The project adds express lanes and auxiliary lanes, rebuilds the Immokalee Road interchange, adds noise walls and resurfaces the corridor. FDOT’s project fact sheet lists the phase as Construction with a “Project Start Mid 2026”, and FDOT’s noise presentation says construction is “anticipated to begin in Fall 2026”. Reporting on cost and duration varies: WINK News reported a cost of over $600 million and about four years of work, while WGCU, quoting FDOT on September 20, 2026, described a three-year timeframe with early 2027 completion targeted for the focus area between Bonita Beach Road and Immokalee Road.

How much traffic is on it today? FDOT’s 2025 annual average daily traffic counts put the I-75 segment from Immokalee Road north to the Lee County line, The Strand’s frontage, at 116,388 vehicles a day:

Will there be a noise wall along The Strand?

Unconfirmed, and we will not guess. FDOT’s program for the corridor, per its noise wall presentation, covers 20 ground-mounted segments totaling about 78,990 feet at 22 feet tall, plus shoulder- and structure-mounted segments, benefiting 3,741 dwelling units in 29 communities, at an estimated $77,060,000. FDOT’s reasonableness cap is $64,000 per benefited receptor, and a wall proceeds only with a majority of benefited respondents voting for it. The Final Noise Study Report was completed in August 2026, FDOT held public meetings on August 31 (Lee), September 1 (Collier) and September 2 (virtual), 2026, and the owner survey closed September 14, 2026. FDOT’s Collier noise wall map in its meeting boards labels “The Strand Communities”. Where any wall runs along The Strand’s frontage has to be read from the final report’s receptor and barrier tables, which we have not confirmed. East-side owners should ask the master association for FDOT’s survey results before buying or selling.

The I-75 and Immokalee Road diverging diamond (FDOT 454099-1)

FDOT is converting the I-75 and Immokalee Road interchange, about 0.12 mile from The Strand’s southeast corner, to a diverging diamond interchange (DDI). The FDOT study page for project 454099-1 shows the Project Development and Environment study running early 2024 to late 2026, a public hearing anticipated in spring 2026, and construction anticipated in early 2027; the DDI is also inside the 452544-1 construction scope. A DDI moves traffic to the left side of the road across the bridge so left turns onto the ramps happen without crossing oncoming traffic. FDOT has used the same design at I-75 and Pine Ridge Road (FDOT 445296-1), about 4 miles south. Expect lane shifts at the Strand Boulevard end of Immokalee Road while it is built.

The Livingston Road flyover over Immokalee Road

About 0.38 mile west of The Strand’s edge, Collier County plans a four-lane Livingston Road flyover over Immokalee Road. On July 28, 2026 the county commission awarded the design contract under solicitation RPS 24-8286 (listed on the county’s procurement calendar) to DRMP Inc. for $7,594,351.10, per Gulfshore Business’s report on the flyover design contract. Design takes about 30 months, construction follows the I-75 interchange, and the whole project runs five to six years at a total of about $111 million. Gulfshore Business also reported that the design includes potential relocation of county water systems and that the county modeled time savings of about 6 minutes. WINK News covered the award on July 31, 2026.

Other committed or planned work on the same stretch, from the Collier MPO’s 2050 Long Range Transportation Plan needs chapter (draft, October 2025):

• Immokalee Road at Livingston Road intersection improvements, committed for 2023 to 2028.
• Immokalee Road, Livingston Road to Logan Boulevard, restriping a westbound right-turn lane to a through lane, committed for 2023 to 2028; the segment runs along The Strand’s south edge.
• The Immokalee Road Corridor Congestion Study, approved by the county commission October 12, 2021, recommending adaptive signals, the Livingston grade separation, the I-75 DDI and changes at Logan Boulevard.
• A 2050 warning: the plan flags Immokalee Road from Livingston Road to east of I-75 for a “high degree of congestion” (volume-to-capacity ratio 1.15 to 1.5) without further improvement.
• Veterans Memorial Boulevard extension, Phase II, from Aubrey Rogers High west to US 41: county staff told the planning commission on March 5, 2026 that design runs in fiscal 2026, right of way in fiscal 2027 and construction begins in fiscal 2028, per the March 5, 2026 CCPC transcript. The Veterans and Livingston junction is about 0.4 mile northwest of The Strand.
• Livingston FPL Trail Extension (FDOT 447514-1), a trail study along the Livingston Road and FPL easement corridors west of The Strand, still in PD&E with no construction date, per its FDOT study page.

What has been approved within a mile of The Strand?

Distances are the minimum distance between Collier County’s Pelican Strand polygon and each neighboring PUD on the county’s Planned Unit Developments layer, computed September 23, 2026.

What can still be built next to The Strand?

Collier’s Future Land Use Element (as amended by Ordinance 2024-46) sets the rules around the interchange:

• Interchange Activity Center #4 (I-75 and Immokalee Road) allows the same mix of uses as the county’s Mixed Use Activity Centers, industrial uses in the southwest and southeast quadrants, and residential-only projects up to 16 units an acre, or up to 25 under the Mixed-Income Housing Program. The Strand sits in the northwest quadrant; the south side of Immokalee Road is where industrial and higher density are allowed.
• The Immokalee Road Interchange Residential Infill Subdistrict (the Aspire Naples site) allows multifamily rental only, up to 25 units an acre, with 30% of units (70) rented to essential services personnel for 30 years.
• The Germain Immokalee Commercial Subdistrict allows up to 80,000 square feet with C-1 uses plus a “Luxury Automobile Dealership”.
• A density bonus of 3 units an acre applies to residential projects within 1 mile of an activity center.

North of Immokalee Road, The Strand’s own edges are largely settled: Tuscany Reserve, Mediterra, Carlton Lakes and the Royal Palm International Academy PUD are built or active golf and residential or school PUDs. Change is concentrated south of Immokalee Road and at the interchange.

Utilities and public services

What this means if you own or are buying at The Strand

• Expect construction on three fronts from 2026 into the early 2030s. I-75 widening from fall 2026, the DDI from early 2027, then the Livingston flyover after the interchange. Buyers closing in that window should expect lane shifts at the Strand Boulevard end of Immokalee Road.
• Longer term, access should improve. A DDI removes crossing conflicts on the ramps, and the flyover takes Livingston through traffic off the Immokalee signal about 0.4 mile west of the entrance.
• Noise is the value-sensitive unknown for east-side homes. The Strand’s east edge faces 116,388 vehicles a day today. Until FDOT’s final barrier tables are read, no one can honestly tell you whether a wall is coming to your stretch.
• Change is south of Immokalee, not inside the gates. The Strand is built out, its PUD has no pending amendment, and its northern and western neighbors are settled.

As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate, and the road and zoning pipeline next to a community is one of the first things we check for a seller’s pricing and a buyer’s due diligence. We tracked every one of the projects above to its primary file for this page. Selling a Strand home? Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home. Buying? Call Marc at (239) 287-5873 and see how we represent buyers in Southwest Florida.

McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the flood, storm, school and location records in these sections are the same ones we hand to Strand buyers and sellers.

The Strand vs Olde Cypress: Which North Naples Golf Community Fits You?

The Strand and Olde Cypress are both gated North Naples golf communities off Immokalee Road with privately owned clubs, mandatory social membership and no CDD, but they sell very different homes. The Strand is 1,073 homes, mostly two-story condominiums, around 27 holes; Olde Cypress is 548 single-family homes around 18.

Data updated: September 2026

The two communities sit on the same Immokalee Road corridor, a short drive apart, one on each side of I-75. The Strand fills the northwest quadrant of the I-75 and Immokalee Road interchange, with the interstate along its entire east edge. Olde Cypress sits on the north side of Immokalee Road about 1.3 miles east of I-75, with its only entrance on Treeline Drive off Logan Boulevard North. Buyers who want a private club within a few minutes of Exit 111 end up touring both, and sellers in each community compete for some of the same golf buyers every season.

On paper the clubs look alike. Both are owned by a private company rather than the members, both say they do not assess members for capital projects, and both make the social membership a condition of owning a home. Under that surface the two are close to opposites. The Strand is a varied market of condominiums, coach homes, villas and houses across 15 voting neighborhoods, with published club prices. Olde Cypress is one product, one course and one gate, with club prices that are not published at all. Every Strand figure below is sourced to its record; the Olde Cypress figures come from our Olde Cypress guide, where each is cited to its primary source.

The Decision Table

Source for both market rows: Southwest Florida MLS Matrix, pulled September 26, 2026, closed sales in the trailing 12 months. The Strand pull and the Olde Cypress pull ran on the same day, so this is one of the cleanest comparisons on our site. The product mix explains most of the $495,000 gap between the two community medians: four of every five Strand sales in the window were condominiums or attached homes, while every Olde Cypress sale was a house. Compare like with like and the picture flips. The 12 detached Strand sales closed at a median $1,265,000, the mean of the middle pair ($1,200,000 and $1,330,000), which is above the Olde Cypress median.

Price and Pace: Two Markets Inside One Gate

The Strand’s 51-day median hides two markets. In the last 12 months we tracked 61 Strand closings in the Southwest Florida MLS Matrix, pulled September 26, 2026. The 49 condominium and attached sales took a median 67 days (the mean of 64 and 70), while the 12 detached villas and single-family homes took a median 7 days. Olde Cypress, with only houses to sell, landed at 29 days. A Strand house on a fairway sells faster than an Olde Cypress house; a Strand condominium sells more slowly than either.

Sold-to-list tells the same story from the other side. Olde Cypress closed at a median 97.52% of the final list price; The Strand at 96.36%, with 13 of 61 sales at or above list. Six Strand sales in the year recorded 0 days on market; the highest-priced of the three that also closed at full list was 6004 Fairway Court in The Links, $1,595,000 on January 16, 2026. The highest was $2,000,000 for 5839 Whisperwood Court, a single-family home, on July 31, 2026. For a seller, the lesson is that a Strand condominium has to be priced against the other units in its own building group, while a Strand house competes with a very short list of alternatives.

The Club Question: Published Prices Versus Unpublished

This is the sharpest practical difference. Both clubs make social membership mandatory. At The Strand, the club’s 2026 Membership Brochure says Social membership “is mandatory for all homeowners” with “NO initiation fee for homeowners within the Strand community,” at annual dues of $4,162. Golf is an optional upgrade at a printed price: Sport at $40,000 initiation and $7,652 dues, Single Golf at $80,000, and Full (Family) Golf at $100,000, with golf dues set by age band. The same brochure states “NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums.”

The Club at Olde Cypress publishes none of its dues or initiation figures; its fact sheet sits behind a lead form, and third-party numbers online conflict, per our Olde Cypress guide. For a buyer who wants to know the full cost before writing an offer, The Strand is the more transparent club. One caution applies at The Strand too: the brochure prints the homeowner waiver only on the Social line, so whether a resident upgrading to golf pays the full printed initiation is a question for the club’s membership office before closing.

Ownership is similar in structure. The Strand at Naples, LLC (Sunbiz L14000110108) bought the club in 2014 for $8.2 million, reported by the Business Observer on September 12, 2014, and news reports named members of the Klaas family as the buyers. Olde Cypress is owned by a Stock family entity. In both communities members hold no equity and no vote in the club, and the owner carries the capital risk.

Golf: 27 Holes Versus One P.B. Dye Course

The Strand has three nines by Gordon G. Lewis, per the club’s golf page: Savannah, described as the most player-friendly, Sabal, the signature nine, and Preserve, the most demanding, routed through native preserve. Every combination plays to par 72, up to about 7,200 yards from the Black tees. The Florida State Golf Association course record rates Sabal/Preserve from the Black tees at 76.5 with a slope of 155, the maximum on the slope scale. The LPGA Tour played here from 1999 to 2001 (winners Meg Mallon, Nancy Scranton and Sophie Gustafson), when the venue was still called Pelican Strand; the club’s own materials give other years.

Olde Cypress has one 18-hole P.B. Dye course, opened in 1999, with an island-green 12th, rated 73.4 with a slope of 139 from the Champion tees, per our Olde Cypress guide. For a golfer who wants rotation and variety, 27 holes is the stronger case. For a golfer who wants one well-kept course, Olde Cypress is enough.

Racquets favor The Strand as well: 8 Har-Tru tennis courts (4 lit) and 7 pickleball courts, against 4 clay courts and 2 pickleball courts at Olde Cypress. Olde Cypress answers with a newer clubhouse: its $16 million renovation, funded by the owner, reopened in 2026. The Strand’s most recent major work was a $2.4 million, 9,500 square foot lower-level renovation in 2022 and the opening of Tavern 59 in March 2023, reported by Club + Resort Business.

Flood Maps, Schools and Daily Logistics

On flood, The Strand has the cleaner map today. Every one of 17 Strand street points we tested sits in Zone X on the effective FEMA National Flood Hazard Layer, none in a Special Flood Hazard Area; the lakes and golf low areas around the homesites carry the AE and AH zones, with base flood elevations of 10 to 12 feet against homesites of 13.9 to 15.3 feet. On the effective Olde Cypress panels, many homes still touch Zone AH, although the March 2025 preliminary map moves all of them to Zone X, per our Olde Cypress guide. Both preliminary maps are in the appeal period that Collier County opened on August 19, 2026.

Both communities feed Aubrey Rogers High. Below that the zones split: The Strand is assigned Veterans Memorial Elementary and North Naples Middle for 2026 to 2027 on the Collier County Public Schools zone lookup, while Olde Cypress is assigned Laurel Oak and Oakridge. All six schools earned an A in 2024, 2025 and 2026.

The Strand’s gate sits 0.4 miles, about one minute free-flow, from the I-75 ramp at Immokalee Road, with a Publix just outside the residential gate. That convenience carries a cost: I-75 widening under FDOT project 452544-1 begins construction in fall 2026, and the diverging diamond interchange at Immokalee Road (FDOT 454099-1) is expected to start in early 2027. Olde Cypress is farther from the interstate and its construction.

Who Should Choose The Strand

• You want club living at a lower entry price. The median Strand sale was $610,000, and the Wedge Wood condominiums have a 60-month median of $445,000, the entry point to the community.
• You want to know the club cost before you offer. Social dues, golf initiation and golf dues are all printed in the club’s 2026 brochure, with no initiation for the mandatory Social membership.
• You want 27 holes and a championship rating. Three Gordon Lewis nines and a 155 slope from the Black tees.
• You want a condominium, coach home or villa, not only a house. The Strand offers every product from two-story condominiums to single-family homes behind one gate.
• You want the cleanest flood map in this pair. Every street point we tested is in Zone X on the effective map, with Zone AH exceptions in parts of The Links, Turnberry Woods, Eden and the single-family streets.
• You drive I-75 often. The ramp is under half a mile from the entrance.

Who Should Choose Olde Cypress

• You want only houses around you. Every one of the 548 homes is single-family.
• You want the fastest resale among single-family neighbors. A 29-day median and 97.52% sold-to-list on 26 sales.
• You want a freshly renovated clubhouse. The $16 million project reopened in 2026.
• You want the Laurel Oak and Oakridge assignment under Aubrey Rogers High.
• You want distance from the interstate construction that begins along The Strand’s east edge in fall 2026.

Read the full picture in our Olde Cypress guide before you decide.

Own in The Strand and weighing a move? Call Jesse direct at (239) 898-6072 or request a free valuation of your Strand home. Choosing between the two as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

How Does The Strand Compare With Other North Naples Communities?

Among eight North Naples club communities we benchmarked, The Strand is the value entry to private-club golf. Its $610,000 median sale on 61 closings is the third lowest of the eight, its 51-day median time on market is the second fastest, and its 96.36% sold-to-list ratio ranks third.

Data updated: September 2026

Each figure below comes from a Southwest Florida MLS Matrix pull published in our own community guides. The pulls ran on different dates between July 1 and September 26, 2026, so the table compares eight snapshots taken within about twelve weeks of one another, not one simultaneous measurement. Read the pull date column before reading any row against another. The Strand, Olde Cypress (both September 26), Heritage Bay (September 24) and Sterling Oaks (September 23) were pulled within four days of one another, which makes those four the cleanest comparisons in the set.

The Eight-Community Benchmark

Source: Southwest Florida MLS Matrix, closed sales in the trailing 12 months ending on each pull date, as published in our community guides; The Strand row pulled September 26, 2026. Samples run from 26 to 153 sales, and a few closings can move a median. Product mix differs sharply: The Strand, The Vineyards, Heritage Bay and Sterling Oaks sell condominiums alongside houses, which pulls their medians down, while every Olde Cypress sale in its window was a single-family home.

What the Benchmark Says, in Plain English

• The Strand is the lowest-priced golf community in this set after Heritage Bay. At $610,000, the median Strand sale sits $127,500 above Heritage Bay ($482,500), $115,000 below The Vineyards ($725,000) and a little over half the Olde Cypress median ($1,105,000). Sterling Oaks is cheaper still at $485,000, but it has no golf course.
• It sells faster than every club except Olde Cypress. A 51-day median is quicker than Sterling Oaks (56), Quail West (73), The Vineyards (74), Tiburon and Heritage Bay (86) and Mediterra (91).
• Its detached homes are among the quickest sales in North Naples. The 12 Strand villas and single-family homes that closed in the window took a median 7 days, faster than the 29-day Olde Cypress median for houses.
• It sells near list. 96.36% is third of eight, behind Olde Cypress (97.52%) and Sterling Oaks (97.26%), and about two to four and a half points above Tiburon, Quail West and Mediterra.
• It is one of the busier markets. Only The Vineyards (153) and Heritage Bay (70) recorded more closings than The Strand’s 61, which gives Strand sellers a real set of recent comparable sales in most neighborhoods.
• The club model sorts the set. Quail West and Mediterra are member-owned equity clubs, where members own the club and fund its capital needs. The Strand, Olde Cypress and The Vineyards are privately owned, where the owning company funds improvements and members hold no stake. The Strand’s club states “NO Assessments” and “NO Capital Dues” in its 2026 Membership Brochure.
• No CDD at The Strand. No district named Strand or Pelican Strand appears among the 2,096 districts on the Florida Commerce Official List of Special Districts, report dated September 23, 2026, and the Collier County CDD map layer shows none at any Strand point.

The hole count sets The Strand apart as well. Among the North Naples clubs we checked for architect and hole count (Pelican Marsh, Olde Cypress, Quail Creek, Stonebridge, Imperial and The Vineyards), every other club has 18 or 36 holes; Heritage Bay, in the market benchmark above, also plays 27. The Strand’s three nines give a member 27-hole rotation at a price point where most of those clubs offer 18.

The Strand Against Heritage Bay

Heritage Bay is the closest price neighbor: 70 sales at a median $482,500 (pulled September 24, 2026), with a median 86 days on market and a 95.71% sold-to-list ratio. Both are high-volume, condominium-heavy golf markets on the Immokalee Road corridor, and both give a buyer several entry points below the North Naples average. The difference is pace and position. Strand homes sold in a median 51 days against 86 at Heritage Bay, and closed about 0.65 points closer to list. The Strand sits at I-75 on the west side of the interchange, with a Publix outside its gate; Heritage Bay lies farther east along Immokalee Road. Both communities play 27 holes with Gordon Lewis as a designer (Heritage Bay’s Pine, Cypress and Oak nines with Jed Azinger, per our Heritage Bay guide), so the choice is structural: Heritage Bay bundles a golf membership into every home and carries CDD debt, while The Strand makes only Social membership mandatory and has no CDD. Our Heritage Bay guide covers its association, club and product mix.

The Strand Against Pelican Marsh

The two names confuse people, and search engines pair them: Bing’s neighbor list for a “the strand naples vs pelican marsh” query returns Pelican Marsh rows. They are separate communities with different structures. Pelican Marsh is a much larger master-planned community, zoned for 2,190 units in the Pelican Marsh PUD on the Collier County PUD layer, about 0.4 miles southwest of The Strand’s PUD edge. Its golf club, per Pelican Marsh Golf Club’s own site, is an 18-hole Robert von Hagge course of about 7,050 yards. And unlike The Strand, Pelican Marsh has its own Community Development District on the Florida Commerce special district list. The Strand has 27 holes by Gordon Lewis, 1,073 homes and no CDD. We have not published a Pelican Marsh sales pull on the same dates as this benchmark, so we compare the two on structure only; read our Pelican Marsh guide for its market figures and club details.

The Strand Against The Vineyards

The Vineyards (153 sales, $725,000 median, 74 days, 94.6%, trailing 12 months to August 10, 2026) is the larger, optional-club alternative, with about 2,797 housing units across 38 neighborhoods and 36 holes on two courses rebuilt by Kipp Schulties in 2023 and 2024, per our Vineyards guide. Both communities blend condominiums with houses, which makes their medians a fair comparison. The Strand median is $115,000 lower, its homes sold 23 days faster and closed about 1.8 points closer to list. The structural difference is the club: membership is optional at The Vineyards and mandatory at the Social level in The Strand. A buyer who wants no club obligation belongs in The Vineyards; a buyer who wants a built-in club at a lower price, with the Social initiation waived, belongs at The Strand. Read our Vineyards guide for its fee schedule.

The Strand and Grandezza: The Sister Club in Estero

Grandezza, in Estero, is The Strand’s closest relative rather than its rival. The Naples Daily News reported on September 2, 2014 that the family that bought The Club at The Strand that year had bought The Club at Grandezza in 2010, that the two clubs announced reciprocity, and that Grandezza, also a Paul Hardy development, is “the same size and a mirror image” of The Strand. GolfPass’s list of Lewis courses includes Grandezza, although the club itself credits Darwin Sharp III, per our Grandezza guide. A buyer who likes The Strand’s layout and club model but wants to live in Estero, in Lee County, should look at Grandezza, and a golf member should ask each club’s membership office whether the 2014 reciprocity is still in place. See our Grandezza guide.

The Strand Against Tiburon, Quail West and Mediterra

Tiburon ($1,850,000 median on 32 sales, 86 days, 93.84%, pulled September 18, 2026), Mediterra ($2,125,000 on 58 sales, 91 days, 91.9%, pulled July 1, 2026) and Quail West ($3,975,000 on 42 sales, 73 days, 94.5%, pulled July 15, 2026) are the price step up. The median Tiburon sale costs about three times the median Strand sale, and Quail West about six and a half times. Strand homes also sold faster and closer to list than all three. The Quail West and Mediterra pulls are ten to twelve weeks older than The Strand’s, so that comparison carries a lag. The contrast that matters is structural: members own Quail West and Mediterra and carry their capital calls, while Strand members own nothing in the club and the club states it charges no assessments. Read our Tiburon guide, our Quail West guide and our Mediterra guide.

The Strand Against Sterling Oaks

Sterling Oaks (27 sales, $485,000, 56 days, 97.26%, pulled September 23, 2026) is a tennis community with no golf course, per our Sterling Oaks guide. It sells for less and closes nearer to list, but a buyer who wants golf gets 27 holes at The Strand for a median about $125,000 higher.

Where to Go Next

Our Naples golf communities guide lays out Naples golf clubs side by side, and our North Naples, Florida guide puts these communities in the context of the city.

Selling in The Strand and wondering how your home sits against these neighbors? Call Jesse direct at (239) 898-6072, or start with a free valuation of your Strand home. Comparing North Naples golf communities as a buyer? Call Marc at (239) 287-5873, or read how we represent buyers in Southwest Florida.

The Honest Pros and Cons of The Strand

The Strand’s strengths are a low entry price for private-club golf ($610,000 median), 27 Gordon Lewis holes, published club pricing with no Social initiation, mostly Zone X homesites, A-rated schools and no CDD. Its trade-offs are mandatory club dues, 1998 to 2003 construction, I-75 noise and construction, a condominium-heavy resale market and a commercial front door.

Data updated: September 2026

Every item on both lists is sourced to a record. Where a figure is not published, we say so.

Pros

• A low entry price for a private golf club. The median Strand sale was $610,000 on 61 closings in the Southwest Florida MLS Matrix, pulled September 26, 2026, the third lowest of the eight North Naples club communities we benchmarked. The entry point is Wedge Wood, with a 60-month median of $445,000 on 60 sales; the 11 Wedge Wood sales in the last 12 months closed at a median $415,000.
• 27 holes by Gordon G. Lewis. Three nines (Savannah, Sabal and Preserve), par 72 on every combination, up to about 7,200 yards, and a 76.5 rating with a 155 slope on Sabal/Preserve from the Black tees on the Florida State Golf Association course record. The LPGA Tour played here from 1999 to 2001.
• No club assessments, by the club’s own statement, and a published price list. The 2026 Membership Brochure prints “NO Assessments | NO Capital Dues | NO Hidden Fees | NO Food and Beverage Minimums,” waives the initiation on the mandatory Social membership for Strand homeowners, and publishes every golf initiation and dues figure. That is a club claim about the club only; the master and neighborhood associations are separate bodies with their own budgets.
• Most homesites in Zone X. All 17 street points we tested fall in Zone X on the effective FEMA National Flood Hazard Layer, 16 unshaded and one shaded Barclay Lane point, on pads measured at 13.9 to 15.3 feet, and FEMA’s preliminary maps keep every point in unshaded Zone X. The community is in evacuation Zone D on Collier County’s evacuation layer.
• No building on the county’s milestone list. No Strand building appears on Collier County’s milestone-inspection building list (January 2026, 926 buildings), and the recorded plans show two-story buildings, below the three-story line where Florida’s milestone and SIRS rules attach. That includes Feather Sound, whose recorded floor plans show two stories.
• A-rated schools. All 19 Strand streets we queried are zoned for 2026 to 2027 to Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High, per the Collier County Public Schools zone lookup, and all three earned an A in 2024, 2025 and 2026 in the CCPS 2026 Accountability Brief.
• No CDD. No Strand district appears on the Florida Commerce Official List of Special Districts, report dated September 23, 2026.
• Location. The gate is 0.4 miles, about one minute free-flow, from I-75 at Immokalee Road, about 6 minutes from NCH North Naples Hospital and 12 minutes from Vanderbilt Beach.
• Detached homes sell fast. The 12 villa and single-family sales in the last 12 months took a median 7 days.