The Strand - Turnberry Woods

McGreevy and Comisar are the team Turnberry Woods at The Strand sellers call first, and the team its buyers call when they want the recorded answer instead of a listing remark: what the two Turnberry Woods floor plans have actually sold for, why the upstairs residences carry an elevator the owner maintains, what the 2001 declaration says about leasing, pets and the approval of every sale, and what FEMA's current map shows building by building. Turnberry Woods is a condominium of two-story coach homes inside the master-planned community of The Strand in Naples, Florida. It is 32 coach homes in eight two-story buildings of four on Ashford Lane (building numbers 6045 to 6073), Naples, FL 34110, with the golf course on the west, a preserve on the east and its own pool and spa, declared on July 10, 2001 by Turnberry Woods at The Strand Limited Partnership, a Bateman entity. Jesse McGreevy and Marc Comisar lead Domain Realty Group, the #1 real estate team in Southwest Florida since 2012 and Top 1% of agents nationally since 2008.

One naming note first. This page is about Turnberry Woods at The Strand, the 32-home condominium in North Naples, ZIP 34110. It is not Turnberry Isle or any Turnberry tower in Aventura, and it is not the Ana's Place villas that share Ashford Lane: on Ashford Lane, the Turnberry Woods residences are the eight four-unit buildings from 6045 to 6073, and the single-family villa addresses below 6045 belong to Ana's Place. The county's roll and the recorded declaration call it "Turnberry Woods at The Strand, a Condominium."

This guide is built from the recorded 74-page 2001 declaration and its seven phase amendments, the 2017 bylaws amendment, the notices, licenses and certificates the association has recorded with the Collier County Clerk since, FEMA's 2012 Letter of Map Amendment and its current and preliminary flood maps, Collier County's parcel and address layers, the Collier County Property Appraiser 2026 preliminary roll (data files dated August 29, 2026), Collier County Public Schools' zone lookup and every Turnberry Woods closing in the Southwest Florida MLS Matrix, pulled September 26, 2026. Few Turnberry Woods homes come up for sale, about two a year, so if you own one and are thinking about selling, start with the market snapshot and the seller section, then call Jesse before anyone else. If you are buying, the plan, fee, rules and flood detail below will tell you whether Turnberry Woods fits before you tour.

By Jesse McGreevy and Marc Comisar, McGreevy and Comisar, Domain Realty Group. Updated September 2026.

Table of Contents

This table of contents covers every section of our Turnberry Woods at The Strand guide, from the market snapshot and the two declared floor plans to the 2001 declaration, leasing and pet rules, the building-by-building flood map, schools, the comparison with Trophy Club, the seller section and both FAQ editions, so you can jump straight to the part you need.

• Why McGreevy and Comisar Are the Best Realtor for Turnberry Woods at The Strand
• Living in Turnberry Woods at The Strand as a Homebuyer
• Turnberry Woods at The Strand Market Snapshot
• How Did Turnberry Woods at The Strand Come to Be?
• The Homes at Turnberry Woods at The Strand
• What Amenities Come With a Turnberry Woods at The Strand Coach Home?
• What Are the HOA and Condo Fees at Turnberry Woods at The Strand?
• Turnberry Woods at The Strand's Layered Costs
• The Turnberry Woods at The Strand Declaration, Bylaws and Rules
• Is Turnberry Woods at The Strand a 55+ Community?
• Can You Rent Out a Turnberry Woods at The Strand Condo?
• Pet Rules at Turnberry Woods at The Strand
• Milestone Inspections, SIRS and Florida Condo Law at Turnberry Woods at The Strand
• Hurricanes, Flood Zone and Insurance at Turnberry Woods at The Strand
• Which Schools Serve Turnberry Woods at The Strand?
• County Permits and Recorded Work at Turnberry Woods at The Strand
• What Is Being Built Near Turnberry Woods at The Strand?
• Daily Logistics at Turnberry Woods at The Strand
• How Does Turnberry Woods Compare With the Other Strand Neighborhoods?
• Turnberry Woods at The Strand vs Trophy Club at The Strand
• Honest Pros and Cons of Owning at Turnberry Woods at The Strand
• Thinking of Selling Your Turnberry Woods at The Strand Home?
• Your Local Real Estate Experts
• Frequently Asked Questions, Buyer Edition
• Frequently Asked Questions, Seller Edition
• Sources and Authoritative References
• Downloadable Documents

Why McGreevy and Comisar Are the Best Realtor for Turnberry Woods at The Strand

McGreevy and Comisar are the best realtor for Turnberry Woods at The Strand because the case is on the record: the #1 team in Southwest Florida since 2012, Top 1% of agents nationally since 2008, over $900 million in personal sales, and a Turnberry Woods market read built from every MLS closing, every recorded county sale and the 2001 declaration.

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

That matters at Turnberry Woods for a reason specific to this neighborhood. With only 32 homes, Turnberry Woods produces about two sales a year, so there is rarely a recent sale of the same plan to point to. A Turnberry Woods residence is priced against its own floor plan first, because each building holds two first-floor residences of 2,160 square feet and two second-floor residences of 2,686 square feet, and it is priced against Trophy Club and Grande Reserve, the other two Bateman coach-home condominiums under the same gate, which share the club and the gate but not the association, the setting or the flood paperwork. A listing agent who prices a Turnberry Woods home off a Strand-wide median misses the comparison a buyer makes in the first five minutes, and one who has never read the 2012 FEMA letter misses the question a lender asks in week two.

Recent Turnberry Woods at The Strand track record (last 12 months): In the last 12 months Turnberry Woods at The Strand has seen 3 resales in the Southwest Florida MLS Matrix (pulled September 26, 2026, closings September 27, 2025 to September 26, 2026), at $670,000, $699,900 and $660,000, a median of $670,000 (n = 3, odd, observed). Three sales are too few for a median to carry weight, and no window in the Matrix pull reaches ten Turnberry Woods closings: the 24-month window holds 3, the 36-month window 5 and the full five-year pull 9. So we list every one of the nine sales in the market section below instead of leaning on a median. The Matrix pull behind this page recorded the Turnberry Woods closings, prices, living areas and days on market, not the listing office on each, so we do not state a represented-sale count for Turnberry Woods here; ask us and we will walk you through all nine closings one by one.

For Turnberry Woods sellers: premium marketing, including cinematic video, drone, professional photography, a qualified-buyer database, and discretion with off-market capability when a sale needs to stay quiet. At Turnberry Woods that marketing has to do one more job, because the eight buildings sit at the end of Ashford Lane between a golf hole and a preserve, where almost no one drives by by accident. We build the paperwork file before the first showing: the association's approval of your buyer and its 30-day clock under Section 20 of the declaration, the estoppel certificate, the club transfer, the 2024 roof and exterior program and its assessment, the FEMA letter and flood facts for your building, and the answer to the question every condominium buyer now asks about stories, reserves and Florida's condominium safety laws.

For Turnberry Woods buyers: the first question is the plan, because at Turnberry Woods the plan is most of the price: over five years the 2,686 square foot second-floor residences recorded a median of $730,000 and the 2,160 square foot first-floor residences $654,500. The second is the rules, because the association approves every sale and every lease, allows no more than three leases a year and treats anyone staying without the owner present as a tenant. The third is the flood map, because FEMA's current panel places five of the eight building points in a shaded ponding zone even though the ground sits three to five feet above the mapped flood elevation. Sellers and buyers comparing the best real estate agents in Naples should ask each one to answer those three questions for a specific Turnberry Woods building; we answer them below.

Honors and recognition:

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

We tracked every one of the 9 Turnberry Woods at The Strand closings the Southwest Florida MLS recorded in the last five years and all three qualified sales the county recorded in its latest 12-month file, and in the last 12 months we tracked all 61 MLS closings in The Strand, so a Turnberry Woods valuation from us starts from the full neighborhood record. You can read how the team was built on our about McGreevy and Comisar page.

Selling your Turnberry Woods at The Strand home? Get a free Turnberry Woods at The Strand home valuation or call Jesse direct at (239) 898-6072.

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

Living in Turnberry Woods at The Strand as a Homebuyer

Living in Turnberry Woods at The Strand means owning a 2001 to 2003 coach home in a four-unit, two-story Bateman building on the west edge of The Strand, with a golf hole behind one side and a preserve across the street, your own garage, a small neighborhood pool and spa, and mandatory Club at The Strand social membership.

Turnberry Woods is one of the smallest of The Strand's 15 voting neighborhoods, with 32 of the master association's 1,073 votes on the 2026 ballot, tied with Ana's Place and larger only than Mango Cay II (29), Sawgrass (29) and Mango Cay (3). It is the smallest of the three Bateman coach-home condominiums, after Trophy Club (88) and Grande Reserve (84). What follows is what daily life at Turnberry Woods looks like, drawn from the recorded documents, the association's own description, the master association's published schedules and the county's records.

What Is Turnberry Woods at The Strand?

Turnberry Woods at The Strand is a Chapter 718 condominium of 32 coach homes, governed by Turnberry Woods at The Strand Condominium Association, Inc. (Florida Division of Corporations document N00000002328, active). The association describes itself on the master association's Turnberry Woods page and on its own community site in the same words: "8 buildings each containing two first floor and two second floor units for a grand total of thirty two homes. We are bounded on the west by the golf course and on the east by a beautiful preserve. Each and every home has both a preserve and golf course view." The association's own site adds: "Turnberry's small size combined with its unique surroundings make it a highly desirable place to live as it feels more like a neighborhood than a typical condominium association."

Every Turnberry Woods owner holds three memberships at once: a vote in the Turnberry Woods condominium association, a share of The Strand Master Property Owners Association through Turnberry Woods' 32 votes, and mandatory social membership in The Club at The Strand. The first sets your assessment, your leasing and pet rules and approves your sale. The second runs the gate, the roads and the lakes. The third is a private club with its own dues. This page covers the first in depth and summarizes the other two; the Strand community guide covers the master association and club in full.

Eight Buildings Between a Golf Hole and a Preserve

Turnberry Woods is a single strip of land. Collier County's public parcel layer maps the condominium as one polygon about 70 meters wide and 355 meters long, running north to south, roughly 3.9 acres, per the county's Parcels map service. The eight buildings stand in a row down the strip, with the pool and spa at the north end, where the recorded declaration placed "Building 1 and Recreation Facility" in Phase 1. Ashford Lane curves along the east side of the strip, and the preserve begins across the street. On the west side, behind the buildings, is a golf hole, and beyond it and a wooded buffer, about a quarter mile away, Livingston Road. The county's site address layer lists the eight building addresses, 6045, 6049, 6053, 6057, 6061, 6065, 6069 and 6073 Ashford Lane, each with its four residences.

That layout is why the association can say every home has both views: a golf view from one side of each building and a preserve view from the other. It also shapes the daily feel: Ashford Lane ends at the south end of the row, so the only traffic past the buildings belongs to 32 households and their guests.

Upstairs and Downstairs: How a Turnberry Woods Building Works

Each Turnberry Woods building holds four residences, two on the first floor and two on the second. The recorded declaration defines a first-floor type I of 2,160 square feet, a second-floor type I of 2,686 square feet and a first-floor type IV of 2,109 square feet, each with a 173 square foot lanai, and every Turnberry Woods sale in the MLS and every unit on the county roll is one of the first two sizes: 2,160 downstairs or 2,686 upstairs. Garage and storage areas are assigned to each residence by a matching number as limited common elements, a foyer or loggia serving a second-floor residence is that residence's limited common element, and any elevator space serving a second-floor residence belongs to that residence (Section 5.5 of the declaration).

For a buyer the practical question is the stairs. A first-floor residence has none. A second-floor residence has an interior stair and, in many buildings, a private elevator; the association says "many of the second floor units" have one. Under Section 9.2 the owner with the exclusive use of an elevator "shall be solely responsible for the maintenance, care and presentation of the elevator," so ask for the listing's elevator details and its service record before you write an offer.

Who Owns at Turnberry Woods?

Turnberry Woods is an owner-occupied, largely seasonal neighborhood by design. The declaration requires association approval of every sale and every lease (Section 20), limits any unit to three leases a calendar year of 30 days to one year (Section 19.8), caps occupancy at two persons per bedroom or den, and treats anyone living in a unit without the owner or the owner's family present as a tenant "regardless of whether a lease exists or rent is paid" (Section 19.1). Across The Strand as a whole, 415 of the 1,072 residential parcels (38.7 percent) carry an out-of-state owner mailing address on the Collier County Property Appraiser 2026 preliminary roll (data files dated August 29, 2026), an indicator of seasonal ownership. The recorded certificates of approval name individuals and family trusts as buyers, which is what the documents are written to encourage.

A Day at Turnberry Woods

A Turnberry Woods morning starts on the lanai: the golf hole on one side of the building, the preserve on the other. From Ashford Lane it is a short drive or cart ride to The Club at The Strand's clubhouse at 5840 Strand Boulevard for golf on one of its three nines, tennis on its eight Har-Tru courts, pickleball, the fitness center or lunch. Back home, the Turnberry Woods pool and spa sit at the north end of the row. Groceries are a Publix outside the Strand gate on Strand Boulevard, and I-75 is about a minute from the Immokalee Road corner, plus the interior drive from the west side of the community. Evenings are quiet: the preserve is across the street and Ashford Lane ends at the last building.

Ready to Sell or Buy at Turnberry Woods at The Strand? Talk to the Team That Read the 74-Page Declaration

Turnberry Woods at The Strand is 32 coach homes in eight buildings on the west edge of The Strand, and its 2001 declaration sets the rules every sale and every lease runs through. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008. If you own at Turnberry Woods, Call Jesse direct at (239) 898-6072 or request a free Turnberry Woods at The Strand home valuation, priced plan by plan against the nine Turnberry Woods closings of the last five years. Few Turnberry Woods homes come up, so the next owner who sells should call us first. Our seller process for the whole community is on selling your home in The Strand.

If you are buying, Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida; we will pull the association's approval paperwork, the estoppel figures, the flood determination and the elevator record for the building you like before you write an offer.

Turnberry Woods at The Strand Market Snapshot: What Turnberry Woods Coach Homes Actually Sell For

Turnberry Woods at The Strand recorded 3 MLS closings in the last 12 months at a median of $670,000, and 9 over five years at the same median, $670,000, the second-highest five-year median of the nine Strand condominium neighborhoods. No Turnberry Woods home was listed or pending on September 26, 2026, so supply is zero.

Data updated: September 2026

Every figure in this section comes from the Southwest Florida MLS Matrix, Development THE STRAND, pulled September 26, 2026, with Turnberry Woods rows assigned by street (Ashford Lane addresses carrying a unit number; Ashford Lane addresses without one are the Ana's Place villas), and from the Collier County Property Appraiser 2026 preliminary roll and its qualified sales file (data files dated August 29, 2026). Medians state n and parity: an odd count reports the observed middle sale; an even count reports the mean of the middle pair. Price per square foot and sale-to-list are medians of the per-sale ratios.

The Three MLS Closings in the Last 12 Months

Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026:

• Count and volume: 3 closings, $2,029,900 in total.
• Median price: $670,000 (n = 3, odd, observed).
• Median price per living square foot: $305.56.
• Median sale-to-list: 97.20%; one of the three sold at its full list price.
• Median days on market: 75 (n = 3), from 12 to 217.

The spread is the story here too. A first-floor residence priced close to the plan's record closed in 12 days in December; an upstairs residence took 217 days to reach its buyer, at full list, and a second first-floor residence took 75 days in the slower summer months. At Turnberry Woods, with only 32 homes, the calendar and the price do more than the market does.

Every Turnberry Woods Sale in the Matrix Pull, Listed

Our house rule is to quote a median only on the first window holding ten or more sales. At Turnberry Woods no window does: the Matrix pull covers September 27, 2021 to September 26, 2026 and holds 9 Turnberry Woods closings in all (24 months: 3; 36 months: 5; 60 months: 9). So here is every one of them:

Across all nine: $6,079,900 in volume; a median price of $670,000 (n = 9, odd, observed); a median of $290.28 per living square foot; a median sale-to-list of 97.20%, with 2 of 9 at full list; and a median of 69 days on market, from 4 to 217. The highest Turnberry Woods sale in five years was $775,000 for a second-floor residence in August 2023; the lowest, $590,000 for a first-floor residence in October 2022.

Southwest Florida MLS Matrix, pulled September 26, 2026. Bedroom counts are as each listing agent entered them; the declared plan and living area are the facts.

Turnberry Woods Every Year Since 2022

Two sales a year, like clockwork, is the Turnberry Woods rhythm: 9 sales in five years out of 32 homes, a turnover of under 6 percent a year. With two sales in a year we list them rather than compute a median. Prices rose from 2022 into 2023, when an upstairs residence closed at $775,000, and have held in a $649,000 to $730,000 band since. The Strand's condominium and attached segment closed at a median of $565,000 on 49 sales in the last 12 months, per the same Matrix pull, so Turnberry Woods trades about $105,000 above the community's condominium median.

Price by Floor Plan

Because every Turnberry Woods building pairs two downstairs residences with two upstairs ones, the useful comparison is by plan:

Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026. The upstairs plan adds 526 square feet over the downstairs plan and has recorded about $75,000 more at the median, well below what its extra area would suggest at the downstairs price per foot. Buyers pay for the extra room upstairs, but they also pay for no stairs downstairs. No sale of the 2,109 square foot first-floor type IV plan appears in the MLS record, and the county roll lists no Turnberry Woods unit of that size.

What Is for Sale at Turnberry Woods Right Now

Nothing. The Southwest Florida MLS Matrix showed no active, pending or contingent Turnberry Woods listing on September 26, 2026. The Strand as a whole had 9 actives against 61 closings in 12 months, 1.77 months of supply, per the same pull. With zero Turnberry Woods listings and zero Trophy Club listings, the nearest direct competition for the next Turnberry Woods listing is the Grande Reserve active at $618,000 and the other condominium listings elsewhere behind the gate.

What the County Record Adds

The Collier County Property Appraiser's qualified sales file (roll files dated August 29, 2026) records 3 qualified Turnberry Woods sales from August 29, 2025 to August 28, 2026: $670,000, $699,900 and $660,000, a median of $670,000 (n = 3, odd, observed). Those are the same three prices as the MLS closings above; the county's dates are deed dates, so they run days apart from the MLS closing dates. Over the county's 24-month window the file holds 5 qualified sales at a median of $660,000 (n = 5, odd, observed), from $649,000 to $699,900. That is one more sale than the MLS records in the same stretch, which is what a private sale that never reached the MLS looks like in the county file; we have not identified it, and we do not count it in the MLS figures above. The 2026 preliminary roll lists all 32 Turnberry Woods units with a year built of 2001 to 2003 and adjusted areas of 2,160 or 2,686 square feet.

First-Hand Block: One Residence, Two Sales in Three Months

One Turnberry Woods first-floor residence of 2,160 square feet appears twice in the five-year MLS record. It closed at $627,000 on December 1, 2022, after 4 days on market at 97.21 percent of its asking price, and again at $679,000 on March 3, 2023, after 40 days at its full asking price. That is an 8.3 percent difference in three months in the same residence (Southwest Florida MLS Matrix, pulled September 26, 2026). We read it two ways. First, the December 2022 price was set quickly and low; a seller who waits for the winter buyers can do better. Second, the $679,000 held: two of the three first-floor sales since then have closed within $19,000 of it. Pricing a Turnberry Woods first-floor residence starts with those numbers.

Our Read of the Turnberry Woods Market

Turnberry Woods is a small, steady, high-value market. Two sales a year out of 32 homes means every listing is visible to every buyer who has been watching, and every buyer who has been watching Turnberry Woods is also watching Trophy Club and Grande Reserve. Price a residence to its plan's record and to the latest Bateman coach-home sales behind the gate and it sells; price it to a hope and it sits, as the 217-day upstairs sale shows. For sellers, the zero-listing moment in September 2026 is a window: the next Turnberry Woods listing will be the only one, and the winter buyers arrive from December, when three of the nine sales closed. For buyers, the same fact means patience, a saved search and a pre-approved offer ready for the day a residence appears. In the last 12 months we tracked every Turnberry Woods closing and every Strand condominium listing, and that is the file we price from.

How Did Turnberry Woods at The Strand Come to Be?

Turnberry Woods at The Strand was declared on July 10, 2001 by Turnberry Woods at The Strand Limited Partnership, whose general partner was Bateman and Martin Developments, Inc., and it was built one building at a time from 2001 to 2003 under seven recorded phase amendments, the last on July 2, 2003.

The Strand itself began as Pelican Strand, a 1990s golf community under the Pelican Strand PUD (Collier County Ordinance 02-57 in its current form), and changed its name to The Strand on April 30, 1999. Turnberry Woods was declared two years later, which is why its recorded name uses "The Strand" while older neighborhoods such as Cypress Cove and Feather Sound are still recorded "at Pelican Strand." Its land, though, is still described on the plat by the old name: Phase 1 is a lot in Pelican Strand Replat 7, Plat Book 33, Pages 69 through 72. The Strand community guide covers the community's history in full.

Bateman's Third Strand Condominium

Three Strand condominiums are Bateman products. Grande Reserve at Pelican Strand came first, declared in July 1998; the master association's Grande Reserve page calls it "the first of three luxury condominium developments" by Bateman at The Strand. Trophy Club followed in August 2000, and Turnberry Woods in July 2001, the third and smallest. The Trophy Club and Turnberry Woods declarations use the same declarant address, 4375 Dover Court, Suite 102, Naples, and the same unit-type language (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), which makes them the same Bateman coach-home product on two different sites. The Turnberry Woods declaration was signed in June 2001 by Arthur L. Bateman as president of Bateman and Martin Developments, Inc., the limited partnership's sole general partner. The Florida Secretary of State's certificate recorded with it shows the partnership was filed on March 29, 2000.

Built Building by Building, 2001 to 2003

Florida condominium law lets a developer declare a condominium with one building and add the rest by amendment. The Turnberry Woods declaration did exactly that: it "initially consists of one (1) building containing four (4) Units," with Phases 2 through 8 of four units each to be added within seven years, for "a total of thirty-two (32) Units." Recreational facilities were placed in Phase 1. The Clerk's index then shows a pattern repeated for each building: a land deed from The Strand's developer to the Bateman partnership, a notice of commencement to the builder, Southern Gulf West Construction, a phase amendment with the surveyor's certificate once the building was substantially complete, and the first residence deeds to buyers. The first residence deed to a buyer was recorded on October 5, 2001, the same day as the Phase 2 amendment; the last developer deed in the index was recorded on September 24, 2003. The county roll gives the 32 units a year built of 2001 to 2003, which matches.

The Recorded Chain

Source: Collier County Clerk of the Circuit Court, Official Records, searched by the business name "Turnberry Woods at The Strand" (187 index rows) and by book and page, September 27, 2026. The Phase 2 and Phase 8 amendments name their phases; the five in between are listed in recording order.

What Has Been Recorded Since Turnover

After the developer sold out, the association's own recordings are few and practical: a 2012 license from The Strand, LLC, the club's owner, letting the association install and operate a water meter beside the golf cart path (O.R. Book 4809, Page 3576); a 2014 deed conveying its water utility facilities to the Collier County Water-Sewer District (O.R. Book 5065, Page 1451); the 2017 bylaws amendment; a 2023 fence and gate notice; the 2024 roof and exterior notices covered in the permits section; and a one-page certificate approving each resale. Our search of the Clerk's index under the association's name found no amended and restated declaration and no later amendment to the leasing, pet or sale rules, so the 2001 text, as amended by the phase amendments and the 2017 bylaws change, is the document a buyer reads. Rules and regulations the Board adopts under the declaration are not recorded; ask for the current set.

The Homes at Turnberry Woods at The Strand: Two Floor Plans, Eight Buildings

The homes at Turnberry Woods at The Strand are 32 coach homes in eight two-story buildings of four: two first-floor residences of 2,160 square feet and two second-floor residences of 2,686 square feet per building, each with a 173 square foot lanai, an assigned garage and storage area and, upstairs, an optional private elevator.

The declaration's language is precise, and it is what an appraiser, an insurer and the association all work from. The MLS living-area figures on every Turnberry Woods sale match the two declared sizes exactly, and so do the areas on the county roll.

The Two Plans in Use

Unit types and areas: the recorded declaration, O.R. Book 2856, Page 2366, Section 5.3, which also states a range of 1,500 to 2,800 square feet. Unit counts: the Collier County Property Appraiser 2026 preliminary roll lists 32 units, the smallest at 2,160 and the largest at 2,686 square feet, with a midpoint of 2,423, consistent with 16 of each. Sales: Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026. The association describes the homes as "approx. 2100 to 2800 square feet."

Bedrooms and Baths in the MLS Record

Listing agents describe the same plans in different ways, because a den can be listed as a den or a bedroom. In the five-year MLS record, the 2,160 square foot first-floor residences were listed as two bedrooms plus a den with two baths, or as three bedrooms plus a den with two baths. The 2,686 square foot second-floor residences were listed as three bedrooms plus a den with three baths, or as three bedrooms with three baths. Treat the bedroom count on any listing as the agent's description and the declared unit type as the fact.

Garages, Foyers and the Elevator

Section 5.5 of the declaration sets out the limited common elements each residence owns the exclusive use of: its lanai; the pad for its air-conditioning compressor; the garage and storage areas "set aside for the exclusive use of each Unit and identified by a like number"; for a second-floor residence, its foyer or loggia; and "any elevator space serving as access or as storage space for the exclusive use of an Owner of a second floor Unit." Because these are limited common elements, the garage conveys with the residence and cannot be sold separately (Section 20.2).

The elevator clause is the one to read twice. Under Section 9.2, where a limited common element "consists of an elevator, the Unit Owner who has the right to the exclusive use of said elevator shall be solely responsible for the maintenance, care and presentation of the elevator." The same section makes the owner of a garage responsible for its interior walls, floor, ceiling and garage door. An upstairs buyer should ask whether the residence has an installed elevator, its age, its last inspection and service contract, and whether a replacement is budgeted, because that cost is the owner's, not the association's. How many of the 16 upstairs residences have an installed elevator is not stated in any recorded document we read; the association says "many."

What the Owner Maintains Under the 2001 Declaration

The 2001 declaration draws the maintenance line further toward the owner than newer Florida declarations do. Section 9 makes the owner responsible, at the owner's "sole cost and expense," for all maintenance, repair and replacement of the unit and its limited common elements "whether structural or nonstructural, ordinary or extraordinary," expressly including screens, windows, the entrance door, "all other doors within or affording access to a Unit, elevators," wiring, plumbing, heating and air-conditioning, appliances, floor coverings and all interior surfaces. The association maintains the common elements, including the roofs, the grounds, the pool and spa and the building exteriors, as a common expense (Section 9.1). In practice the association took on the 2024 roof program across all eight buildings; who paid for any window and door work in that program is a question for the association's records and the estoppel certificate, not for a listing remark.

Floors, Lanais and What Owners May Change

The declaration is specific about what an owner may do inside and outside the walls:

• Hard flooring needs approval. Tile, wood or any hard or heavy floor covering anywhere in the unit must be submitted to and approved by the Board, meet structural requirements and be insulated against sound; the Board may require a structural engineer's review at the owner's expense, and no carpet may go on an unenclosed lanai (Section 19.10).
• Lanais and balconies stay open. Balconies designated as limited common elements "may not be enclosed, glassed in or screened in" without approval (Section 19.9).
• Nothing on the outside without consent. Awnings, signs, storm shutters, screens, window tinting, furniture and plantings outside the unit need the prior written consent of the association and its Architectural Review Committee (Section 19.9).
• No private pools, whirlpools or saunas without the association's written consent (Section 19.4).
• The Board must answer in 30 days. A written request for an alteration must be answered within 30 days after the information is complete, or the Board's consent is deemed given, and once approved an alteration cannot be revoked (Section 11).
• Shutters to the Board's specification. The Board "shall not refuse to approve the installation or replacement of hurricane shutters conforming to specifications as to color, style and other factors deemed relevant by the Board" (Section 11).

If you are buying to renovate, bring the declaration to your contractor before you sign; if you are selling after a renovation, have the Board approvals in the listing file.

The 2024 Roof and Exterior Program

In 2024 the association recorded three notices of commencement for work across Turnberry Woods: an August 1, 2024 notice for "roofing materials and labor" at 6041 to 6073 Ashford Lane (O.R. Book 6385, Page 1953), and October 22 and October 30, 2024 notices naming all eight building addresses and listing more than a dozen Collier County permit numbers, with Reconstruction Experts as the contractor in the Clerk's index (O.R. Book 6407, Page 1918; O.R. Book 6410, Page 805). A May 2025 affidavit by the association's property manager, recorded for a closing, states that "the owners of the condominium units have been assessed the costs of the improvements" under the October 2024 notices (O.R. Book 6465, Page 3599). For a buyer that is good news with a question attached: roofs about two years old on every building, and a special assessment whose balance on the residence you are buying must be paid or accounted for at closing.

What Amenities Come With a Turnberry Woods at The Strand Coach Home?

A Turnberry Woods at The Strand coach home comes with two amenity layers: Turnberry Woods' own swimming pool and spa at the north end of the row, and mandatory social membership in The Club at The Strand, with its clubhouse, dining, tennis, pickleball, fitness and pool. Golf is optional, and every home has both a golf and a preserve view.

Inside Turnberry Woods: Pool and Spa

Turnberry Woods is one of the few Strand neighborhoods with its own pool. The association's description on the master association site and its community site says: "In addition we have our own swimming pool and spa." The recorded declaration places the recreational facilities in Phase 1, with Building 1 at the north end of the property, and the county's parcel layer puts them inside the condominium's own polygon. The declaration bars pets from "the recreation area or facilities" (Section 19.3). Unlike Trophy Club, which lists a clubhouse of its own, the Turnberry Woods association lists a pool and spa and no clubhouse; its social life happens at the pool and at The Club at The Strand. The Strand community guide lists the neighborhood pools and clubhouses across The Strand.

The Club at The Strand Every Owner Joins

Social membership is mandatory for every Strand homeowner, with no initiation fee for homeowners and 2026 dues of $4,162 a year, per the club's 2026 Membership Brochure: "This membership is mandatory for all homeowners. There is NO initiation fee for homeowners within the Strand community." Social membership covers the family and every club amenity except golf: the clubhouse and its restaurants, eight Har-Tru tennis courts, seven pickleball courts, bocce and croquet, the fitness center and spa, and the heated pool. Golf is sold separately in three tiers: Sport ($40,000 initiation, $7,652 dues), Single Golf ($80,000) and Full Family Golf ($100,000), with age-banded dues from $9,920 to $15,861. The club is owned by The Strand at Naples, LLC, not by its members, so membership carries no equity. The club states it charges "NO Assessments, NO Capital Dues, NO Hidden Fees, NO Food and Beverage Minimums."

For a Turnberry Woods buyer the planning question is simple: $4,162 a year is fixed, golf is a choice, and the Turnberry Woods pool and spa are paid for through the condominium assessment. The golf course behind the buildings belongs to the club, not to the association; the 2012 water-meter license shows the club's owner granting the association rights beside its cart path, not the other way around. Confirm in writing with the club's membership office at (239) 596-1719 whether a homeowner upgrading from Social to a golf tier pays the full printed golf initiation, because the brochure's homeowner waiver is printed only on the Social line.

The Gate and Getting In

The Strand is gated. Strand Boulevard runs north from Immokalee Road past the Publix and the commercial area to a staffed gatehouse; Turnberry Woods sits on the west side of the community, inside the gate. Gate transponders go to "residents, members, and approved renters only" and cost $20 each from August 1, 2025, with a $20 temporary barcode for a rental vehicle, per the master association's transponder form. Guests are managed through the Checkpoint portal linked from the master association site. A rear gate near Pinnacle Lane is described by the Pinnacle association as "for members only."

What Turnberry Woods Does Not Have

Turnberry Woods has no private pools at the residences, no boat docks, no neighborhood clubhouse and no lake frontage; its views are golf and preserve. The declaration bars private pools, whirlpools and saunas without the association's consent (Section 19.4), so the spa at the pool is the neighborhood's only one. If a private pool matters to you, look at Ana's Place on the same street or Mango Cay instead; our Mango Cay at The Strand guide covers the detached villas with private pools. If you want a neighborhood clubhouse and lakes with the same Bateman floor plans, read our Trophy Club at The Strand guide.

Touring for the amenities? Call Marc at (239) 287-5873 and we will walk the Turnberry Woods pool, the club and the gate with you, or read how we represent buyers in Southwest Florida. Selling a Turnberry Woods home with a long golf or preserve view? Call Jesse direct at (239) 898-6072 for a free Turnberry Woods at The Strand home valuation.

What Are the HOA and Condo Fees at Turnberry Woods at The Strand?

The Turnberry Woods at The Strand condominium assessment is not published on any public page we could find, and neither is the master association's share. Regular assessments are collected quarterly in advance under the declaration, and the reliable figure is on the estoppel certificate for the specific home. Club social dues are published: $4,162 a year.

Data updated: September 2026

The Turnberry Woods Assessment: Not Published

We looked for a public Turnberry Woods assessment figure in the association's community site, the master association's site, the recorded documents and state filings, and found none. The association's site keeps its minutes, governing documents and financials behind an owner login, and its manager, Advanced Property Management Services, handles resale and estoppel requests. Any "HOA fee" printed on a Turnberry Woods listing is a number typed in by a listing agent; it may be current, stale, or missing the master association's share or the 2024 special assessment. Ask for the estoppel certificate and the adopted budget by name, and compare them before your inspection period ends.

What the Assessment Pays For, by the Declaration

The declaration makes the association responsible for the common elements as a common expense (Section 9.1):

• The buildings' shared structure and exterior, including the roofs the association replaced under its 2024 notices of commencement.
• The pool, spa and recreation area placed in Phase 1.
• The grounds and landscaping of the condominium parcel, including the landscaping the association agreed in 2012 to keep around its water meter beside the golf cart path.
• Insurance on the condominium property under the association's policies (Section 16).
• Capital additions to the common elements; any costing more than $10,000 in a calendar year need a majority vote of the units present at a meeting with a quorum.
• Reserves, as Florida's Condominium Act requires. The reserve balance itself is in the owners-only budget and financial statements.

Regular assessments "shall be collected quarterly, in advance" (Section 15.9), and the association may not charge owners a fee for using the common elements (Section 15.10).

What the Owner Pays For

Section 9 puts the rest on the owner, and at Turnberry Woods the owner's list is long: everything inside the unit, the screens, the windows, the entrance door and all other doors into the unit, the elevator if the residence has one, wiring, plumbing, heating and air-conditioning, appliances, floor coverings, and the garage interior and garage door. Every owner should carry a unit-owner policy meeting section 718.111(11) of the Florida Statutes; Section 16.9 of the declaration addresses the owner's personal coverage.

The 2024 Special Assessment

The recorded May 2025 affidavit confirms that Turnberry Woods owners were assessed for the improvements under the October 2024 notices of commencement. The amount per unit is not in any public record we found. For a seller it is a line on the estoppel certificate; for a buyer it is a question with two parts: has the seller paid it in full, and is any later installment or loan repayment still owed?

How We Get the Real Number for You

Four documents replace every "not published" in this section for a specific Turnberry Woods residence:

1. The estoppel certificate from the Turnberry Woods association, which under section 718.116 of the Florida Statutes must state the regular assessment, its frequency, what is paid through closing and any special assessment.
2. The Turnberry Woods adopted budget and the master association's adopted budget, which show the reserve line and what each quarter's invoice pays for.
3. The master policy declarations page, showing wind and flood coverage and the deductible a special assessment would have to cover after a storm.
4. The club's written statement of dues for the category you want.

Turnberry Woods at The Strand's Layered Costs: Condominium Assessment, Master Share, Club Dues and Taxes

Owning at Turnberry Woods at The Strand means five cost layers: the Turnberry Woods condominium assessment, The Strand master association's share, mandatory club social dues of $4,162 a year, optional golf, and Collier County property taxes. The Strand has no Community Development District, so there is no CDD line on the tax bill.

The Stack at a Glance

Layer 1: Club Dues, the One Published Number

The $4,162 social dues are the only recurring Turnberry Woods cost printed in a first-party public document. They apply per household, not per person, and they do not depend on which Turnberry Woods plan you own.

Layer 2: The Master Association

The Strand Master Property Owners Association (Chapter 720, Florida Division of Corporations N97000001156) runs the gate, the roads, the lakes and the common landscaping for all 1,073 homes, and is managed by Dorrill Management Group at 5672 Strand Court, per its property management page. Its assessment is not public; its adopted budget sits behind the owners' login. Whether the Turnberry Woods quarterly invoice includes the master share or the master bills separately is a question the estoppel certificate answers.

Layer 3: One-Time Charges at Purchase

Florida's Condominium Act governs the estoppel certificate (section 718.116) and caps the fee a condominium association may charge to approve a transfer (section 718.112). The declaration adopts the Act's maximums for both the lease approval fee (Section 19.8) and the certificate of approval for a sale (Section 20.3). We found no Turnberry Woods capital contribution in the 2001 declaration; confirm on the estoppel certificate whether the master association charges one, and whether any balance of the 2024 special assessment is due. The club charges Strand homeowners no initiation at the Social level.

Property Taxes

Every Turnberry Woods residence is in unincorporated Collier County, ZIP 34110, and pays the same countywide levies, including the Board of County Commissioners' general fund at 3.0107 mills for FY 2025-26, per the Florida Department of Revenue's Collier levies table, plus school, fire district and water management levies. The seller's bill may reflect homestead and assessment-cap benefits that will not carry to a new owner, so budget on your purchase price times the current total millage from the TRIM notice, not on the seller's bill.

What a Year Really Costs

On the published figures alone, a Turnberry Woods owner's floor is the $4,162 club dues plus a Turnberry Woods assessment we cannot quote, plus property taxes on the purchase price at the total millage printed on the current TRIM notice. Add insurance on the interior, windows and contents that Section 9 leaves to you, flood coverage if your lender requires it, and the elevator service contract if the residence has one. We build that full annual figure for every Turnberry Woods buyer from the estoppel certificate, the budget and a tax estimate before the inspection period ends. Buyers, Call Marc at (239) 287-5873. Sellers, Call Jesse direct at (239) 898-6072 for a free Turnberry Woods at The Strand home valuation.

The Turnberry Woods at The Strand Declaration, Bylaws and Rules

Turnberry Woods at The Strand is governed by its 2001 Declaration of Condominium (O.R. Book 2856, Page 2366), with the original articles and bylaws attached and a 2017 bylaws amendment, under The Strand's master declaration. The declaration approves every sale and lease, allows two pets, limits leases to three a year and sets alteration and flooring rules.

The Master Declaration Above It

Section 25.14 of the Turnberry Woods declaration makes the condominium subject to the master "Declaration of Covenants, Conditions, Restrictions and Easements for The Strand," recorded in Official Records Book 2292 beginning at Page 1643, as amended, with the master declaration controlling in any conflict unless it conflicts with Chapter 718. The master association's own references cite Book 2292, Page 1637; both page numbers fall inside the same instrument. The master documents set the 30-day minimum lease for every Strand home (Section 10.13), two household pets per parcel (Section 8.5), and architectural review over the whole community, and they were amended in April 2022 on pets, signage, golf-cart use and parking.

The 2001 Declaration, Still in Force

Unlike Trophy Club, whose owners restated their declaration in 2024, Turnberry Woods still runs on its original 2001 declaration as amended by the phase amendments. That matters in two ways. First, some of its language predates two decades of changes to Florida's Condominium Act, and where the Act now says something different (on estoppel certificates, insurance, reserves, official records and fines), the statute controls. Second, several rules that other associations added by amendment were in the Turnberry Woods declaration from the start, including the three-leases-a-year limit and the rule that anyone living in a unit without the owner present is a tenant. The declaration counts one vote per unit (Section 7.2), 32 in all, and gives each unit a one thirty-second share of the common elements.

Approval of Every Sale

Section 20, "Selling and Mortgaging of Units," sets the approval process:

• Notice of the offer. An owner who receives a bona fide offer to buy or lease the unit that the owner intends to accept must notify the Board by certified or registered mail, with the buyer's name and address, the terms and any other information the Board reasonably requires (Section 20.1).
• A 30-day clock. "Not later than thirty (30) days after receipt of such notice, and such further information requested, the Association or its designee shall issue its certification of approval or disapproval" (Section 20.1).
• The deed carries the documents. Any deed or lease to an approved buyer or tenant is deemed an assumption of the declaration, articles, bylaws and rules (Section 20.1).
• A non-compliant sale is voidable within six months at the association's election, at the seller's expense (Section 20.1).
• No discrimination. The Board may not decide on the basis of race, gender, religion, national origin or physical or mental handicap (Sections 19.8 and 20.1).
• A certificate of approval executed by an officer is conclusive for anyone relying on it in good faith, for a fee within the Act's maximum (Section 20.3).
• Mortgage lenders who take title by foreclosure are exempt (Section 20.1).

The text we read sets the 30-day clock and the association's remedy of voiding a non-compliant sale; it does not set out the substitute-purchaser obligation found in newer Strand declarations such as Trophy Club's 2024 restatement. The association records the result. Each approved Turnberry Woods sale produces a one-page "Certificate of Approval for Sale," signed by an agent of Advanced Property Management Service, Inc. and recorded with the Clerk; an example is the June 2026 certificate. It states that the approval "is subject to all maintenance fees and assessments being current as of the date of the closing." That recorded certificate is also the plainest public confirmation of who manages Turnberry Woods.

Family Transfers, Gifts and Inheritance

Two exceptions make Turnberry Woods simpler than some neighbors for estate planning. The approval requirement does not apply to a sale or conveyance by an owner to a spouse, adult children, parents, parents-in-law or adult siblings, or to a trust, corporation or other entity whose sole beneficiaries or equity owners are the owner or those relatives (Section 20.4). And any owner may convey a unit by gift, devise it by will or let it pass by intestacy "without restriction" (Section 20.5). In both cases the new owner is bound by the declaration, including the leasing and occupancy rules. Compare Trophy Club's 2024 restatement, which requires Board approval of gifts, inheritances and transfers to trusts.

The 2017 Bylaws Amendment and the Board

The original articles provided for a board of three to nine directors. On March 29, 2017 the Board and membership adopted a Second Amendment to the Bylaws, recorded on April 20, 2017 (O.R. Book 5384, Page 3659): "a Board of not less than three (3) Directors, but no more than seven (7) Directors," the number "as voted upon by a majority vote of the Membership," always an odd number, and, except for developer appointees, directors "shall be Unit Owners or the spouse of a Unit Owner." The master association's Turnberry Woods page lists a president, vice president, treasurer, secretary and one more director, plus a neighborhood representative to the master association.

Signs, Fines and Enforcement

• Signs. Section 25.15 barred "For Sale," "Open House," realtor's and contractor's signs placed by a unit owner "until such time as Control of the Association has been turned over to the unit owners." Turnover happened long ago, so today the master association's sign rules, amended in April 2022, and any Board rule govern. Ask before you place any sign.
• Fines. The association may fine an owner or tenant up to the Condominium Act's maximum after at least 14 days' written notice and a hearing before a committee of owners who are not directors (Section 21.3).
• Costs. The prevailing party in an enforcement dispute recovers costs and reasonable attorney's fees (Section 21.4).

Occupancy and Guests

Each unit is a single-family residence, and occupancy "(except for temporary occupancy by visiting guests)" may not exceed two persons per bedroom or den, with living, dining and family rooms excluded from the count (Section 19.1). A unit owned by a company, trust or other entity may be occupied only by its designated permanent occupant and family. Children are expressly permitted (Section 19.2). The guest rule is the one to understand before you buy: "guests" means only people whose principal residence is elsewhere, and "a person(s) occupying a Unit without the Unit Owner or a member of his family being present shall not be deemed a guest but, rather, shall be deemed a lessee ... regardless of whether a lease exists or rent is paid" (Section 19.1). Friends staying in your absence are, under the declaration, tenants who need approval.

Is Turnberry Woods at The Strand a 55+ Community?

No. Turnberry Woods at The Strand is not a 55+ or housing-for-older-persons community. Neither its 2001 declaration nor The Strand's master documents impose an age requirement, the declaration expressly permits children to reside in a unit (Section 19.2), and it bars the association from deciding leases on the basis of age.

In practice Turnberry Woods skews toward seasonal owners and retirees, because the product (large two-story coach homes with an optional private elevator upstairs, a quiet dead-end row, a mandatory social club) appeals to them. Families are equally welcome under the documents, and the zoned public schools are A-rated (see the schools section). The occupancy cap of two persons per bedroom or den in Section 19.1 applies to every household regardless of age.

Can You Rent Out a Turnberry Woods at The Strand Condo?

Yes, with limits. Turnberry Woods at The Strand allows leases of the entire unit for 30 days (or one calendar month, whichever is less) to one year, no more than three times per calendar year, each approved in writing by the association, which may deny a lease on any reasonable grounds. Weekly and vacation rental is prohibited.

Data updated: September 2026

The Leasing Rules, Stacked

Sources: master declaration Section 10.13 as quoted by the master association; Turnberry Woods Declaration of Condominium, Sections 19.1, 19.3, 19.8 and 20.

The association may terminate a lease if the tenant defaults in observing the declaration, articles, bylaws or rules, and a fine levied against a tenant that goes unpaid for ten days gives the association the right to evict (Sections 19.8 and 21.3).

What the Rules Mean for Rental Income

Turnberry Woods works for a seasonal lease of one to four months and for an annual lease. It does not work for weekly or vacation rental, and with a cap of three leases a year, an owner who wants to rent January, February and March to three different households has used the year's allowance. Every tenant also needs a master association transponder, which is issued only to "approved renters," so build the association's 30-day approval and the gate paperwork into the calendar before promising a start date.

Friends and Family in Your Absence

The Turnberry Woods declaration closes the "guest" loophole more tightly than most. Because anyone occupying the unit without the owner or a family member present is deemed a lessee "regardless of whether a lease exists or rent is paid," a friend using your residence for a week in March is, under Section 19.1, a lessee: too short for the 30-day minimum and, if approved for longer, one of your three leases for the year. Family members staying with you present are guests. Ask the Board how it applies the rule to adult children using the residence alone before you plan around it.

Tenants and the Club

Club access for tenants is a club question, not an association one. The club's membership is "contingent upon approval by the Club," per its 2026 Membership Brochure. If your tenant expects to golf or dine at the club, have them call the membership office before the lease is signed.

If rental income is part of your plan, Call Marc at (239) 287-5873 and we will map the three-lease calendar against the rent a Turnberry Woods plan can earn 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 Turnberry Woods at The Strand home valuation.

Pet Rules at Turnberry Woods at The Strand

Turnberry Woods at The Strand allows two household pets per unit, limited to domestic dogs, domestic cats and caged birds, under Section 19.3 of the 2001 declaration. A fish tank of up to 55 gallons counts as one pet, all pets including cats must be leashed outside, and no pet may be kept on a lanai or in the pool area.

The full Turnberry Woods rule, Section 19.3:

• Two household pets per unit, "regardless of the number of Owners or occupants," limited to domestic dogs, domestic cats or caged birds.
• One fish tank of up to 55 gallons, which counts as one of the two pets.
• No commercial breeding or keeping, and a pet may stay only as long as it is not a nuisance or annoyance to neighbors.
• Leashed outside, cats included, and never tied up or leashed to any object on the property.
• Not kept in a limited common element, which we read as ruling out keeping a pet on the lanai or in the garage.
• Not in the recreation area or facilities.
• Waste off the property or in a designated area, picked up and disposed of.
• No reptiles, amphibians or wildlife.
• Enforcement by fines under the association's rules and, if needed, permanent removal of the pet; the association may adopt further pet rules.

The Turnberry Woods rule sits inside the master rule. The Strand's master covenants, Section 8.5, as quoted in the master association's April 2025 hearing notice, allow two domesticated household animals per parcel, leashed outside, with no commercial breeding or boarding and a list of prohibited species. The declaration sets no weight or breed limit that we found; a buyer with a very large dog should still read the current rules, which the Board may amend. Compare The Pinnacle at The Strand, where the restated declaration requires Board approval for any pet and allows no more than two dogs and cats combined, and Trophy Club, whose 2024 restatement bars tenants and guests from keeping pets. The 2001 Turnberry Woods text applies its pet rule to "Unit Owners or occupants" and contains no separate tenant pet ban, so ask the Board whether any current rule adds one before you market an annual lease as pet-friendly.

Milestone Inspections, SIRS and Florida Condo Law at Turnberry Woods at The Strand

Florida's milestone inspection and Structural Integrity Reserve Study mandates attach to condominium buildings of three or more habitable stories. Turnberry Woods at The Strand's eight buildings are two stories, with two first-floor and two second-floor units each, and no Turnberry Woods building appears on Collier County's milestone buildings list.

Data updated: September 2026

What the Law Says

• Milestone inspections, section 553.899 of the Florida Statutes. Collier County applies them to "condominium and cooperative association buildings that have three or more habitable stories," with a first inspection 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, section 718.112(2)(g). 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," per the DBPR condominium FAQs and its inspections overview.

What Is Verified at Turnberry Woods, and What Is Not

1. Two stories, from the recorded documents. The declaration defines only first-floor and second-floor unit types, and the association describes "8 buildings each containing two first floor and two second floor units." No third habitable floor is described anywhere in the documents we read.
2. Not on the county list. Collier County's milestone buildings list, "As of January 2026", has 926 building rows; a search for "Turnberry," for every Strand association name and for every Strand street, Ashford Lane included, returns no match.
3. The PUD height cap. The Pelican Strand PUD caps residential height at 35 feet from the first habitable floor, which rules out mid-rise buildings anywhere in The Strand.

Our reading, stated carefully: the recorded documents describe two-story buildings, which would place Turnberry Woods outside both mandates. That is a statement of what the documents show, not a legal opinion. DBPR's SIRS reporting database is where any filed study would appear.

What Applies Either Way

The post-Surfside laws changed more than inspections. Every Florida condominium association, whatever its height, must keep its official records available to owners, fund reserves under section 718.112 unless owners vote otherwise where the law still allows it, and give buyers the governing documents and a current question-and-answer sheet under section 718.503, which starts a statutory cancellation window for the buyer. Turnberry Woods' roofs were replaced under the 2024 program and its buildings date from 2001 to 2003, so the reserve line in the adopted budget, and whether the 2024 work was funded from reserves, a special assessment or both, is the number a buyer should read.

Hurricanes, Flood Zone and Insurance at Turnberry Woods at The Strand

Turnberry Woods at The Strand sits on FEMA effective panel 12021C0192J, where the three northern building points are in Zone X and the five southern building points fall inside a shaded Zone AH ponding area, even though the ground at every building is 15.3 to 16.2 feet, three to five feet above nearby flood elevations. FEMA's 2012 letter removed seven buildings from the flood zone.

Data updated: September 2026

The Flood Map, Building by Building

The Strand as a whole is mostly unshaded Zone X, and our Strand community guide reports the street points we tested across the community. Turnberry Woods needs a closer look, because the golf course and the land around it are mapped in flood zones and the zone edges run through the property. On September 27, 2026 we ran each of the eight Turnberry Woods building points from Collier County's site address layer through FEMA's live National Flood Hazard Layer, FEMA's preliminary National Flood Hazard Layer and the USGS Elevation Point Query Service:

Elevations in feet NAVD88. The effective base flood elevation lines FEMA draws within 200 meters of the buildings read 11.0 to 12.0 feet. Measured across the whole condominium parcel from Collier County's Parcels map service, about 59 percent of the land falls in the effective Zone AH polygon, about 35 percent in unshaded Zone X and about 6 percent in shaded Zone X. Zone AH is FEMA's designation for shallow ponding, and it is a Special Flood Hazard Area.

What FEMA's 2012 Letter of Map Amendment Did

On October 11, 2012 FEMA issued Letter of Map Amendment 13-04-0191A for "Turnberry Woods at the Strand, a Condominium, as described in the Declaration of Condominium recorded as Instrument No. 2824525, in Official Records Book 2856, Pages 2366 through 2439." The flooding source was "ponding/overland flow," the map then in effect was panel 12021C0192H dated May 16, 2012, and the outcome for seven buildings, 6045, 6053, 6057, 6061, 6065, 6069 and 6073 Ashford Lane, was "Structure" removed from the Special Flood Hazard Area to Zone X (shaded), with the note that portions of the property remain in the flood zone. FEMA's letter says the federal mandatory flood insurance requirement "does not apply," while "the lender has the option to continue the flood insurance requirement." The building at 6049 is not listed in the letter. The recorded October 2012 Clerk certificate of the declaration's book and pages, O.R. Book 4849, Page 627, is the kind of document such a request uses.

In 2024 FEMA's coastal map revision replaced panel 0192H with panel 0192J, and the current panel again draws a ponding zone across the south end of the property. FEMA's own letters-of-map-change layer still lists case 13-04-0191A as completed, with a revalidation status of "Not incorporated." What that means for a particular building on a particular day is a question for a lender's flood zone determination, an elevation certificate and, if needed, FEMA itself: an owner whose building is mapped in Zone AH can ask FEMA for a new Letter of Map Amendment using a surveyed elevation certificate, and the 2012 survey showed the lowest ground next to every listed building about two to four feet above the flood elevations FEMA now draws nearby. Collier County's Building Bulletin 21 explains surveys and elevation certificates.

The Preliminary Map

FEMA's preliminary maps for the Cocohatchee basins show all eight Turnberry Woods building points in unshaded Zone X. Preliminary maps are not in force: Collier County opened a 90-day appeal and comment period on August 19, 2026 for the proposed maps, per its August 2026 release, and the county's floodplain management page explains the process. If the preliminary maps become effective as drawn, the ponding zone would come off the Turnberry Woods buildings. Until then, the effective panel is the one lenders use.

Storm Surge and Evacuation

Collier County's live hurricane evacuation zone layer places The Strand in Zone D, a middle tier ordered out in larger storms after the coastal zones. The National Hurricane Center's worst-case surge maps, in its Storm Surge Risk Maps viewer, show no surge reaching any tested Strand point in a Category 1 or 2 hurricane. The state's Know Your Zone program uses the same convention. The Strand is about 4.5 miles east of the Gulf at Vanderbilt Beach. The Turnberry Woods ponding zone is a rainfall mapping, overland flow and ponding from heavy rain, not a storm-surge zone.

What Irma, Ian, Helene and Milton Did Nearby

The National Hurricane Center's report on Ian says that in Bonita and North Naples "the most severe impacts were contained to the immediate coastline," and the National Weather Service Miami Ian summary places Collier's extensive surge "south and west of US 41/Tamiami Trail," with wind damage "mainly confined to trees/fences/screens." The NWS Irma report records a 112 mph gust at a North Naples station at about the latitude of Immokalee Road. We found no official record placing flood water in a Turnberry Woods building in any of those storms, and none saying it did not; a roof or screen claim would not appear in public storm reports. The 2024 roof program followed those storm seasons. Sellers should answer storm-damage disclosure questions fully; buyers should ask for repair invoices and the special assessment history.

Shutters and Hurricane Protection

Under Section 11 of the declaration the Board "shall not refuse to approve the installation or replacement of hurricane shutters conforming to specifications as to color, style and other factors deemed relevant by the Board," and under Section 19.9 storm shutters, like any exterior attachment, need the association's and its Architectural Review Committee's consent. Because Section 9 leaves windows and doors to the owner, the owner's shutters or impact glass are the owner's cost unless the association has taken on a program. Get the Board's current shutter specification before you order anything, and ask whether the 2024 work included any windows or doors on the residence you are buying.

Building Code Era

"As of March 1, 2002, the Florida Building Code ... supersedes all local building codes," per the Florida Housing Finance Corporation briefing. Turnberry Woods' buildings were added from October 2001 to July 2003, so they straddle that line: the first four buildings were complete by January 2002, before the statewide code took effect, while the builder's notices of commencement for the later buildings were recorded from February to October 2002, so most of them were likely permitted under it. The building's permit date on the county record, not the year the condominium was declared, is what an insurer and an inspector will use, and the 2024 roofs were permitted under today's code.

Insurance: Master Policy, HO-6 and Flood

The Turnberry Woods association insures the condominium property under its master policy (Section 16), and each owner must carry a unit-owner policy covering what section 718.111(11) of the Florida Statutes and the declaration leave to the owner. At Turnberry Woods the owner's side is broad: interior walls and finishes, cabinets, floor coverings, fixtures, appliances, air conditioning, the windows, screens and doors that Section 9 assigns to the owner, and, upstairs, any elevator. Match your HO-6 loss assessment coverage to the master policy's hurricane deductible, because that deductible is what a post-storm special assessment would have to cover.

Flood coverage is where the building-by-building map matters. For the five southern buildings, a federally backed lender that reads panel 0192J as placing the building in Zone AH will require flood insurance unless the 2012 letter or a new one is accepted; for the three northern buildings, flood insurance is the owner's choice. Either way, flood premiums are priced under FEMA's Risk Rating 2.0 on the building's own elevation and distance to water, and unincorporated Collier County's Class 5 rating in FEMA's Community Rating System earns eligible NFIP policies a 25 percent discount, per Collier County's 2024 flood protection newsletter. Wind is the larger cost, and it turns on the roof, opening protection and the wind mitigation features documented under section 627.0629; new roofs help. Selling a Turnberry Woods home? A clean flood file, with the 2012 letter, a current determination and the 2024 roof permit, keeps a contract from stalling in underwriting; Call Jesse direct at (239) 898-6072. Buying? Call Marc at (239) 287-5873 and we will order the flood determination and request the master policy declarations inside your inspection period.

Which Schools Serve Turnberry Woods at The Strand?

Turnberry Woods at The Strand addresses are zoned for Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for the 2026-2027 school year, per Collier County Public Schools' own address lookup, which returned the same three schools for every one of the 40 Turnberry Woods address records. All three schools earned an A in 2024, 2025 and 2026.

Data updated: September 2026

We sent Ashford Lane to the district's live Collier County Public Schools address lookup for 2026-2027 on September 27, 2026. It returned 75 Ashford Lane records, all zoned to the same three schools, including 40 records at the eight Turnberry Woods building addresses, as did all 1,082 records across The Strand's 19 interior streets in the district data read on September 23, 2026.

Grades for 2024 and 2025 come from the Florida Department of Education's 2024-25 School Grades workbook; 2026 grades come from the district's 2026 Accountability Brief, linked from its school and district grades page. Drives are free-flow estimates from Strand Boulevard at Immokalee Road; from Turnberry Woods add the interior drive to the gate. Aubrey Rogers High opened on August 10, 2023, per WGCU's report. Older pages naming Laurel Oak Elementary and Gulf Coast High for The Strand are out of date. Confirm the assignment for your exact address and enrollment year with the district before you rely on it.

County Permits and Recorded Work at Turnberry Woods at The Strand

Turnberry Woods at The Strand's recorded work history is short and recent: a 2023 fence and gate notice and, in 2024, a roofing notice and two notices covering all eight buildings under more than a dozen Collier County permits, followed by a 2025 affidavit that owners were assessed for the work. Most other Clerk entries are sale approvals.

The Collier County Clerk's index, searched under the business name "Turnberry Woods at The Strand" on September 27, 2026, returns 187 instruments. Most are developer-era deeds, liens, releases and phase amendments from 2000 to 2004, and one-page certificates approving each later sale. The work-related ones:

A notice of commencement is recorded before permitted work above a threshold starts; it is a record that work was planned, not proof of what was finished. The October notices list the permits but their work description is not legible in the Clerk's scanned copy, so for roofs, windows, doors and any elevator in a specific building, the permit record from Collier County's Growth Management Department and the association's own project file are the documents to ask for. Painting and roofing cycles matter to buyers because they are association expenses that show up in the budget, the reserves and, as here, special assessments.

What Is Being Built Near Turnberry Woods at The Strand?

Nothing is being built inside Turnberry Woods at The Strand or The Strand, which is built out under its PUD. Around it, FDOT is widening I-75 with express lanes, rebuilding the I-75 and Immokalee Road interchange as a diverging diamond, and Collier County is designing a Livingston Road flyover over Immokalee Road, a quarter mile west of Turnberry Woods' golf hole.

Turnberry Woods sits on the west side of The Strand, so the Livingston Road work is closer to it than to most Strand neighborhoods:

• Livingston Road. Livingston Road runs north and south about a quarter mile west of the Turnberry Woods buildings, beyond the golf hole and a wooded buffer, carrying about 37,000 vehicles a day between Immokalee Road and the Lee County line in 2025, per FDOT's annual average daily traffic counts.
• The Livingston Road flyover over Immokalee Road, about $111 million in total, with design awarded on July 28, 2026, per Gulfshore Business.
• I-75 widening, FDOT project 452544-1. Express lanes, auxiliary lanes and noise walls from north of Golden Gate Parkway to south of Alico Road, with construction starting in 2026, per FDOT's project page. I-75 runs along The Strand's east edge, about half a mile east of Turnberry Woods, carrying 116,388 vehicles a day beside The Strand in 2025. FDOT's noise wall presentation covers the corridor.
• The diverging diamond at I-75 and Immokalee Road, FDOT 454099-1, with construction anticipated in early 2027, per FDOT's study page.
• The Veterans Memorial Boulevard extension toward US 41, with construction planned from fiscal 2028, per the March 5, 2026 Collier County Planning Commission transcript.

Change around The Strand is concentrated south of Immokalee Road and at the interchanges, where Collier's Future Land Use Element allows commercial and higher-density uses. The association describes the woodland east of Turnberry Woods as a preserve, and the county lists The Strand's PUD as built out. The Strand community guide lists every approved project within a mile.

Daily Logistics at Turnberry Woods at The Strand

Daily logistics at Turnberry Woods at The Strand run through three offices: Turnberry Woods' manager, Advanced Property Management Services, for the condominium; Dorrill Management Group for the master association and the gate; and The Club at The Strand for membership. Turnberry Woods sits on Ashford Lane on the west side of the gated community.

Drive times from the Strand Boulevard entrance, modeled free-flow on the OSRM routing engine: I-75 at Immokalee Road about 1 minute, NCH North Naples Hospital about 6, Mercato about 9, Vanderbilt Beach Park about 12, Naples Airport about 16, Fifth Avenue South about 20 and Southwest Florida International Airport about 25. Add the interior drive from Ashford Lane to the gate. For the full list, see the location section of the Strand community guide.

How Does Turnberry Woods Compare With the Other Strand Neighborhoods?

Turnberry Woods at The Strand holds the second-highest five-year median sale price of the nine Strand condominium neighborhoods, $670,000 on 9 MLS closings, behind Trophy Club ($699,000) and just ahead of Mango Cay ($665,000) and Grande Reserve ($664,000), and well above Wedge Wood ($445,000). It is a top-tier condominium, below the Strand villas and single-family homes.

Data updated: September 2026

The Benchmark Table

Yardstick: Southwest Florida MLS Matrix closings, Development THE STRAND, pulled September 26, 2026, assigned to neighborhoods by street. Homes are 2026 master ballot votes; managers are those named by each association.

Several rows rest on fewer than ten sales; read them as tiers, not a ranking. Per living square foot, Turnberry Woods' five-year median of $290.28 sits between Trophy Club's $286.67 and The Strand's condominium segment as a whole ($309.87 in the last 12 months), because its residences are among the largest condominium homes in The Strand.

What the Table Says About Turnberry Woods

Three things. First, Turnberry Woods, Trophy Club and Grande Reserve are one price tier of Bateman coach homes managed by the same company, and a Turnberry Woods seller should expect buyers to shop all three. Second, Turnberry Woods trades least often of the three (9 closings in five years, against 19 at Trophy Club and 27 at Grande Reserve), so a Turnberry Woods seller is usually priced against the latest Trophy Club or Grande Reserve sale as well as its own. Third, the eight-per-building condominiums at Wedgewood at The Strand and Feather Sound are the community's entry price, about $195,000 to $225,000 below Turnberry Woods at the five-year median; a buyer moving up inside the gate often starts there. The four-per-building coach homes at The Pinnacle at The Strand sit between the two, with stricter pet rules and a different builder. For a detached home without stairs, Mango Cay at The Strand holds 32 villas legally organized as condominiums, at a five-year median of $665,000, almost exactly Turnberry Woods'.

Selling a Turnberry Woods home and wondering where it sits in this table? Call Jesse direct at (239) 898-6072 for a free Turnberry Woods at The Strand home valuation. Buying and weighing Turnberry Woods against the other Strand condominiums? Call Marc at (239) 287-5873 and read how we represent buyers in Southwest Florida.

Turnberry Woods at The Strand vs Trophy Club at The Strand: Which Should You Choose?

Turnberry Woods and Trophy Club at The Strand are the same Bateman coach-home product, with the same declared unit types and the same manager. Choose Turnberry Woods for a quiet row of 32 homes with golf on one side, preserve on the other and new roofs; choose Trophy Club for its own clubhouse, lakes, a deeper resale market and a 2024 restated declaration.

The two were declared eleven months apart by sister Bateman partnerships from the same address, and their declarations use identical unit-type language. What differs is everything around the building: the association and its documents, the amenity set, the setting, the flood map and the sales record. Our Trophy Club at The Strand guide covers the other side of this table in full.

The Decision Table

Sources: the recorded declarations of both condominiums and Trophy Club's 2024 restatement; the master association's Turnberry Woods page; FEMA's LOMA 13-04-0191A and National Flood Hazard Layer; Southwest Florida MLS Matrix, pulled September 26, 2026; Collier County Property Appraiser sales file, roll files dated August 29, 2026.

Who Should Choose Which

• Choose Turnberry Woods if you want a small, quiet row where every home looks at both golf and preserve, a neighborhood pool without a clubhouse calendar, roofs replaced in 2024, and simpler family and trust transfers.
• Choose Trophy Club if you want a neighborhood clubhouse and social calendar of your own, lakes, the deeper resale market of 88 homes, and a declaration restated in 2024 so the rules you read are written in current form.
• Either way, price the plan, not the neighborhood: a 2,686 square foot upstairs residence in one competes with the same plan in the other, and a buyer who is flexible between them has almost four times the inventory to wait for. Read the flood determination for the specific building before you choose; at Turnberry Woods it varies from one end of the row to the other.

Honest Pros and Cons of Owning at Turnberry Woods at The Strand

The honest case for Turnberry Woods at The Strand is large Bateman floor plans, a quiet row of 32 homes with golf and preserve views, its own pool and spa, new roofs and the second-highest five-year condominium median in The Strand. The honest case against is the flood map, stairs or an owner-maintained elevator, an unpublished assessment, strict leasing rules and a very thin market.

The Case For Turnberry Woods

• Size. At 2,160 and 2,686 square feet, Turnberry Woods residences are among the largest condominium homes in The Strand, per the declared unit types.
• Setting. Golf to the west, preserve to the east, and "each and every home has both a preserve and golf course view," in the association's words.
• Scale. 32 households, a dead-end row and a pool of their own.
• Value that has held. A five-year median of $670,000, second only to Trophy Club among Strand condominiums, and the same median in the last 12 months.
• Recent capital work. The 2024 roofing and building program under county permits, already assessed.
• Estate-friendly transfers. Gifts, inheritances and transfers to close family or family trusts need no approval under Sections 20.4 and 20.5.
• High ground. Every building point at 15.3 to 16.2 feet, among the higher ground in The Strand, and a 2012 FEMA letter on file.

The Case Against Turnberry Woods

• The flood map. Five of the eight building points fall in Zone AH on the current effective panel, so a lender may require flood insurance at the south end of the row until the preliminary map takes effect or a new FEMA letter is issued.
• Upstairs means stairs or an elevator you maintain. The elevator is the second-floor owner's sole responsibility under Section 9.2.
• The owner maintains more. Under Section 9 the owner is responsible for windows, doors and screens, which newer declarations often assign differently.
• The assessment is not published, and the 2024 special assessment adds a line to check.
• Approval and leasing limits. Association approval of every sale and lease, three leases a year, and unaccompanied guests counted as tenants.
• A very thin market. About two sales a year means long waits for the right plan and few comparables for pricing.
• Club dues are mandatory. $4,162 a year whether or not you use the club.
• Road work ahead. The Livingston Road flyover, the I-75 widening and the interchange rebuild will affect the drive out for several years.

Who Turnberry Woods Is Right For

Turnberry Woods suits a seasonal or full-time owner who wants a large lock-and-leave condominium with a garage, a view of the golf course and the preserve, a small community and The Strand's club, and who plans to own for years rather than to rent. It suits less well an investor who wants frequent short leases, an owner who wants friends to use the residence while away, or a buyer who needs a guaranteed ground-floor residence and cannot wait for one of the 16.

Weighing a sale? Call Jesse direct at (239) 898-6072 for a free Turnberry Woods at The Strand home valuation. Deciding whether Turnberry Woods is right for you? Call Marc at (239) 287-5873, or see buying a home in The Strand and how we represent buyers in Southwest Florida.

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

If you're searching for a Turnberry Woods at The Strand listing agent, or thinking, 'I need someone to sell my Turnberry Woods at The Strand home...' you are selling one of only 32 coach homes, a home buyers wait years for and compare plan for plan against Trophy Club and Grande Reserve. Turnberry Woods sales over the last five years have held between $590,000 and $775,000.

McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price every Turnberry Woods listing from that record, plan by plan and floor by floor, against the other two Bateman coach-home neighborhoods under the same gate. Few Turnberry Woods homes come up for sale, about two a year, so the next owner who sells should call us first.

As the leaders of Domain Realty Group our team has closed over $2.5 billion in real estate, and Jesse McGreevy and Marc Comisar account for over $900 million in personal sales inside that number. We bring that reach to a Turnberry Woods listing, along with the association, flood and roof paperwork a condominium buyer's lender and insurer ask for in week two.

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

Turnberry Woods Sales: Every Closing, Listed

Southwest Florida MLS Matrix, pulled September 26, 2026. In the last 12 months (closings September 27, 2025 to September 26, 2026) Turnberry Woods at The Strand has seen 3 resales; the pull did not record listing offices, so we do not state how many we represented. Because three is under ten, the window widens: 24 months holds 3, 36 months holds 5, and the whole five-year pull holds 9, still under ten, so we list every sale instead of leaning on a median:

• Last 12 months (3): $670,000 (December 19, 2025, first floor, 12 days); $699,900 (December 29, 2025, second floor, 217 days); $660,000 (June 4, 2026, first floor, 75 days).
• Earlier in the five-year pull (6): $590,000 (October 2022, first floor); $627,000 (December 2022, first floor); $679,000 (March 2023, first floor); $775,000 (August 2023, second floor); $730,000 (May 2024, second floor); $649,000 (September 2024, first floor).
• Dollar volume (all nine): $6,079,900, our total.
• For reference only: the nine sales' median is $670,000 (n = 9, odd, observed), their median sale-to-list 97.20% with 2 of 9 at full list, and their median days on market 69, from 4 to 217.

Selling a Turnberry Woods Coach Home Is Different in Six Ways

• Association approval of your buyer. Section 20 requires notice of the offer by certified or registered mail and gives the association 30 days after it has the information it asks for; we submit the buyer's application the day the contract is signed and build the approval window into the closing date. A sale to close family or a family trust is exempt.
• The flood file. Buyers' lenders will read panel 0192J. We put FEMA's 2012 letter, a current flood zone determination for your building and, where useful, an elevation certificate in the listing file before launch, so a buyer's lender sees the whole picture on day one.
• The 2024 program and its assessment. New roofs are a selling point; the special assessment behind them must be shown as paid, or its balance accounted for, on the estoppel certificate.
• The upstairs elevator. A second-floor seller should have the elevator's age, service contract and inspection in the listing file, because the buyer inherits the cost.
• The condominium-law questions. Buyers will ask about milestone inspections and SIRS; the recorded documents describe two-story buildings and no Turnberry Woods building is on the county's list. We put that answer, the budget's reserve line and the resale disclosure package under section 718.503 in the file before launch.
• The plan comparison. A first-floor residence competes with first-floor sales, an upstairs residence with upstairs sales, and both compete with Trophy Club and Grande Reserve. We put the plan table in the listing.

What Is Your Turnberry Woods at The Strand Home Worth? Get a Free Valuation in 60 Seconds.

Start with a free Turnberry Woods at The Strand home valuation. It takes about a minute, and Jesse follows up with the Turnberry Woods, Trophy Club and Grande Reserve sales that fit your residence: same declared unit type, same floor, golf or preserve outlook, elevator or not, adjusted for condition and any lease in place. An automated estimate cannot tell a 2,160 square foot first-floor residence from a 2,686 square foot upstairs one in the same building, and it does not know which end of the row your building sits on. We price to the record, and our full seller process is on selling your home in The Strand.

(239) 898-6072, text or call. Confidential conversations welcome.

Is now a good time to sell a Turnberry Woods at The Strand coach home?

For a residence priced to its plan's recorded sales, yes. On September 26, 2026 there was no Turnberry Woods listing and no Trophy Club listing at all, so the next one is the only one of its kind, and three of the nine Turnberry Woods sales in five years closed in December (Southwest Florida MLS Matrix). Listing in the fall reaches the winter buyers who arrive from December.

How do I price a first-floor residence versus an upstairs one?

Against its own plan. Over five years, the 2,686 square foot upstairs plan recorded a median of $730,000 on 3 sales and the 2,160 square foot first-floor plan $654,500 on 6 (Southwest Florida MLS Matrix). Condition, outlook, the elevator and the building's position on the flood map move a price more than the plan difference alone.

Do I need the association's approval to sell?

Yes, unless you are selling to a spouse, adult child, parent, parent-in-law or adult sibling, or to a trust or entity they solely own. Section 20 of the declaration gives the association 30 days after it has the information it requests, and the association records a certificate of approval for each sale.

Can I put a For Sale sign on my Turnberry Woods home?

Ask first. The declaration's own sign ban ran only until the developer turned the association over to the owners (Section 25.15), so today the master association's sign rules, amended in April 2022, and any Board rule govern. We market Turnberry Woods listings online and agent to agent, where the buyers are.

Will a buyer's lender require flood insurance?

It depends on the building. On the current effective panel the three northern building points are in Zone X and the five southern ones in Zone AH, and FEMA's 2012 letter removed seven structures from the flood zone on the earlier panel. A flood zone determination and an elevation certificate for your building answer the question before a buyer's lender asks it.

Will a buyer ask about SIRS and milestone inspections?

Almost certainly. The declaration describes two-story buildings, and Collier County's milestone list has no Turnberry Woods building, which would place Turnberry Woods outside both mandates. Have the association's reserve information and the 2024 roof permits in the file before you list.

Your Local Real Estate Experts

Turnberry Woods at The Strand owners and buyers work directly with Jesse McGreevy and Marc Comisar, not a call center. The two have sold Southwest Florida real estate for more than twenty years and read the Turnberry Woods declaration, its phase amendments, FEMA's 2012 letter, the county's unit roll and every recent Turnberry Woods sale before writing this guide.

McGreevy and Comisar are the Domain Realty team behind this Turnberry Woods at The Strand guide: Jesse McGreevy, Sales Associate, and Marc Comisar, Broker Associate. Jesse has been in the business since October 2004, the team launched in October 2008, and both work the North Naples golf-community condominium market Turnberry Woods sits in. The team has been recognized as Top 1% Real Estate Agents Nationally Since 2008.

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

What Our Clients Say

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

★★★★★ “We have purchased many properties over the years and Jesse is without a doubt the most knowledgeable, personable and efficient real estate broker we have ever worked with!” Verified Google review

★★★★★ “He knew the area and therefore knew exactly where to take us to find the exact kind of neighborhood we were looking for and he was right on the money.” Verified Google review

★★★★★ “No one knows real estate, especially Florida real estate like Marc and Jesse. Smart and savvy. They also have a great team that is knowledgeable and professional.” Verified Google review

Contact McGreevy and Comisar

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

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

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

Licensure, and the Office of Record

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

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

Frequently Asked Questions, Buyer Edition

These Turnberry Woods at The Strand buyer questions are answered from the recorded 2001 declaration and later instruments, the master association's and club's published documents, Collier County, state and FEMA records, and the Southwest Florida MLS Matrix, pulled September 26, 2026. Each answer names its source; where the record stops, we say so.

What is Turnberry Woods at The Strand?

Turnberry Woods at The Strand is a condominium of 32 two-story coach homes in eight buildings of four on Ashford Lane, on the west side of The Strand, a gated golf community in North Naples, FL 34110. It was declared on July 10, 2001 by a Bateman partnership and built from 2001 to 2003.

Where is Turnberry Woods inside The Strand?

On the west side of the community, on Ashford Lane at building numbers 6045 to 6073, between a golf hole to the west and a preserve to the east. The lower Ashford Lane numbers are the Ana's Place villas. Enter The Strand on Strand Boulevard from Immokalee Road and drive through the main gate.

Is Turnberry Woods the same as Ana's Place?

No. Both are on Ashford Lane, but Ana's Place is a separate homeowners' association of 32 detached pool villas, while Turnberry Woods is a condominium of 32 coach homes in four-unit buildings. In the MLS, an Ashford Lane address with a unit number is Turnberry Woods; one without is Ana's Place.

How many homes and buildings are in Turnberry Woods?

32 homes in eight buildings of four, two first-floor and two second-floor residences per building. The declaration provides one vote per unit, and Turnberry Woods casts 32 votes on The Strand master association's ballot.

What floor plans does Turnberry Woods have?

Two in practice: a 2,160 square foot first-floor residence and a 2,686 square foot second-floor residence, each with a 173 square foot lanai. The declaration also defines a 2,109 square foot first-floor type, but no Turnberry Woods unit of that size appears on the county roll or in the MLS record.

How many bedrooms do Turnberry Woods coach homes have?

In the five-year MLS record, first-floor residences were listed as two bedrooms plus a den with two baths or three bedrooms plus a den with two baths, and second-floor residences as three bedrooms with three baths, with or without a den. The declared plan and area are the facts.

Who built Turnberry Woods at The Strand?

Turnberry Woods at The Strand Limited Partnership, whose sole general partner was Bateman and Martin Developments, Inc., with Arthur L. Bateman as president, declared the condominium; the notices of commencement name Southern Gulf West Construction as the contractor. It is the third of three Bateman condominiums at The Strand, after Grande Reserve and Trophy Club.

Do Turnberry Woods homes have garages?

Yes. Section 5.5 of the declaration assigns garage and storage areas to each unit by a matching number as limited common elements, so the garage conveys with the residence. The owner maintains the garage interior and the garage door (Section 9.2).

Do upstairs residences have elevators?

Many do. The association says "many of the second floor units" have their own elevator. Elevator space serving a second-floor unit is that unit's limited common element, and the owner is "solely responsible for the maintenance, care and presentation of the elevator" (Section 9.2). The number of installed elevators is not recorded.

Turnberry Woods at The Strand condos for sale: what is available now?

On September 26, 2026 the Southwest Florida MLS Matrix showed no active, pending or contingent Turnberry Woods listing. Turnberry Woods averages about two sales a year, so set a saved search and call Marc at (239) 287-5873 to hear about a listing as early as possible.

What have Turnberry Woods homes sold for recently?

The three MLS closings in the last 12 months were $670,000, $699,900 and $660,000, a median of $670,000. Over five years, nine sales ranged from $590,000 to $775,000 at a median of $670,000 (Southwest Florida MLS Matrix, pulled September 26, 2026).

What are the HOA fees at Turnberry Woods at The Strand?

The Turnberry Woods assessment is not published; it is collected quarterly in advance under Section 15.9 of the declaration. The estoppel certificate and adopted budget give the real figure, including any balance of the 2024 special assessment. Club social dues are $4,162 a year.

What does the Turnberry Woods assessment cover?

The common elements: the buildings' shared structure and roofs, the grounds, the pool and spa, the association's insurance, reserves and administration (Section 9.1). The owner covers the unit interior, windows, doors, screens, air conditioning, appliances, floor coverings and any elevator (Section 9).

Is club membership mandatory for Turnberry Woods owners?

Yes. Social membership in The Club at The Strand is mandatory for every Strand homeowner, with no initiation fee for homeowners and 2026 dues of $4,162 a year, per the club's 2026 Membership Brochure. Golf is optional.

Is there a CDD at Turnberry Woods?

No. The Strand is not in a Community Development District on the Florida Commerce Official List of Special Districts, and Collier County's CDD layer shows none at any Strand point.

Does the association have to approve my purchase?

Yes, unless you are buying from a close family member. Section 20 gives the association 30 days after it has the information it requests to issue its approval or disapproval, and each approval is recorded as a one-page certificate.

Can a trust or LLC buy at Turnberry Woods?

Yes, with approval. A unit owned by a corporation, partnership or trust may be occupied only by the entity's designated permanent occupant and family (Section 19.1). A transfer by an owner to a trust or entity solely owned by the owner or close relatives is exempt from approval (Section 20.4).

Is Turnberry Woods a 55+ community?

No. There is no age restriction, and the declaration expressly allows children to reside in a unit (Section 19.2).

Can I rent out my Turnberry Woods condo?

Yes, with association approval, for 30 days (or one calendar month, whichever is less) to one year, no more than three times in a calendar year, entire unit only (Section 19.8). Weekly and vacation rentals are not allowed.

Can friends stay in my Turnberry Woods home when I am not there?

Under the declaration, a person occupying the unit without the owner or a family member present is deemed a lessee "regardless of whether a lease exists or rent is paid" (Section 19.1). Ask the Board how it applies the rule before you plan an unaccompanied stay.

Can I have a dog at Turnberry Woods?

Yes. Two household pets per unit are allowed, limited to domestic dogs, domestic cats and caged birds, leashed outside and never in the pool area (Section 19.3). A fish tank up to 55 gallons counts as one pet.

Can I install tile or wood floors?

With Board approval. Any hard or heavy floor covering must be approved, meet structural requirements and be insulated against sound, and the Board may require a structural engineer's review at your expense (Section 19.10).

Can I add hurricane shutters or impact windows?

Yes, to the Board's specification. The Board may not refuse shutters that conform to its specifications for color and style (Section 11), and exterior changes need the association's and its Architectural Review Committee's consent (Section 19.9). Windows and doors are the owner's to maintain under Section 9.

Are Turnberry Woods buildings subject to SIRS and milestone inspections?

The recorded documents describe two-story buildings, and no Turnberry Woods building appears on Collier County's milestone list. Florida's SIRS and milestone mandates attach at three habitable stories, so the documents would place Turnberry Woods outside both; that is a reading of the records, not a legal opinion.

What flood zone is Turnberry Woods in?

It varies by building. On FEMA's effective panel 12021C0192J the three northern building points (6045, 6049, 6053) are in Zone X and the five southern points (6057 to 6073) fall in a Zone AH ponding area. FEMA's 2012 LOMA 13-04-0191A removed seven structures from the flood zone on the prior panel, and the preliminary maps show all eight in Zone X.

Do I need flood insurance at Turnberry Woods?

Only if your lender requires it, and that turns on the building. A lender reading the current panel may require it for the five southern buildings unless FEMA's letter or a new one is accepted. Ground at every building is 15.3 to 16.2 feet, and we order the flood determination inside your inspection period.

What hurricane evacuation zone is Turnberry Woods in?

Zone D, per Collier County's hurricane evacuation zone layer, a middle tier ordered out in larger storms after the coastal zones.

What schools serve Turnberry Woods at The Strand?

Veterans Memorial Elementary, North Naples Middle and Aubrey Rogers High for 2026-2027, per the Collier County Public Schools address lookup for every Turnberry Woods address. All three were graded A in 2024, 2025 and 2026.

Who manages Turnberry Woods at The Strand?

Advanced Property Management Services, 1035 Collier Center Way, Suite 7, Naples, office (239) 513-9433, per the master association's Turnberry Woods page; its agents sign the recorded certificates approving each sale.

Were the roofs replaced?

The association recorded an August 2024 notice of commencement for "roofing materials and labor" at the Turnberry Woods addresses and October 2024 notices naming all eight buildings under county permits, and a 2025 affidavit says owners were assessed for the improvements. Ask for the permits and the final inspections for your building.

How does Turnberry Woods compare with Trophy Club?

Same Bateman floor plans and manager; different settings and documents. Turnberry Woods has 32 homes between golf and preserve, a pool and spa, new roofs and a 2001 declaration; Trophy Club has 88 homes around lakes, a clubhouse and a 2024 restated declaration. See the decision table above and our Trophy Club at The Strand guide.

Who is the best realtor for Turnberry Woods at The Strand?

We think it is McGreevy and Comisar, and the case is on this page: every Turnberry Woods sale in five years listed, the declaration and FEMA letter read, and Domain Realty Group, the #1 team in Southwest Florida since 2012. Buyers, call Marc at (239) 287-5873; sellers, call Jesse direct at (239) 898-6072.

Frequently Asked Questions, Seller Edition

These Turnberry Woods at The Strand seller questions are answered from the Southwest Florida MLS Matrix (pulled September 26, 2026), the Collier County sales file (roll files dated August 29, 2026), the 2001 declaration, FEMA's records and Florida statute. If your question is about your own residence, call Jesse direct at (239) 898-6072.

What is my Turnberry Woods at The Strand coach home worth?

It depends first on the plan. Over five years the 2,686 square foot upstairs plan recorded a median of $730,000 on 3 sales and the 2,160 square foot first-floor plan $654,500 on 6; the last 12 months' three sales ran from $660,000 to $699,900. Start with a free Turnberry Woods at The Strand home valuation.

How long does it take to sell a Turnberry Woods home?

Across the nine sales in five years the median was 69 days on market, from 4 to 217 days (Southwest Florida MLS Matrix). Residences priced close to the plan's record and listed for the winter season have sold fastest.

What is the best time of year to sell at Turnberry Woods?

Fall listing for a winter closing. Three of the nine Turnberry Woods sales in five years closed in December, and two more in March and May, when seasonal buyers are in town.

How often does a Turnberry Woods home come up for sale?

About twice a year. The MLS recorded two Turnberry Woods sales in each calendar year from 2022 through 2025 and one so far in 2026, out of 32 homes, so every listing is noticed by the buyers who have been waiting.

Is Turnberry Woods a buyer's or seller's market right now?

For Turnberry Woods specifically, supply is zero: no listing was active or pending on September 26, 2026. The Strand overall had 1.77 months of supply, per the same Matrix pull, which favors sellers who price to the record.

Should I price off The Strand median?

No. The Strand's 12-month median of $610,000 mixes $400,000 condominiums with $2 million homes. Price a Turnberry Woods residence against its own plan's sales and the latest Trophy Club and Grande Reserve sales of the same plan.

How much more is an upstairs residence worth?

About $75,000 more at the five-year median ($730,000 against $654,500), for 526 more square feet. The downstairs residence earns a higher price per foot because buyers pay for no stairs.

Does an elevator add value?

For an upstairs residence, a working elevator widens the buyer pool to those who will not climb stairs. Because the owner alone maintains it under Section 9.2, its age and service record matter as much as its presence.

Does my building's flood zone affect my price?

It can affect the buyer's carrying cost and loan conditions. A building point in Zone AH on the current panel may draw a lender's flood insurance requirement; the 2012 FEMA letter and a current determination and elevation certificate in the listing file answer that before it slows a contract.

Can I get my building out of the flood zone?

An owner or the association can ask FEMA for a Letter of Map Amendment with a surveyed elevation certificate; FEMA's 2012 letter removed seven Turnberry Woods structures from the flood zone on the prior panel on exactly that kind of evidence. FEMA's preliminary maps would place all eight buildings in Zone X when they take effect.

Do I need the association's approval to sell?

Yes, unless the buyer is your spouse, adult child, parent, parent-in-law or adult sibling, or a trust or entity solely owned by you or them (Section 20.4). The association has 30 days after it has the information it asks for.

What if the association disapproves my buyer?

Section 20 lets the association issue a certificate of disapproval within its 30-day window. The 2001 text we read does not set out a substitute-purchaser obligation, so a disapproval is a problem to prevent: we pre-screen buyers against the association's application before we accept an offer.

How long does association approval take?

Up to 30 days after the association receives your notice and any further information it requests (Section 20.1). We submit the buyer's application the day the contract is signed.

What does the association charge for the sale approval?

A certificate of approval fee not exceeding the Condominium Act's maximum (Section 20.3). The estoppel certificate fee is set separately under section 718.116 of the Florida Statutes.

Who orders the estoppel certificate?

Usually the closing agent, from the association's manager. It states the assessment, what is paid through closing and any special assessment, including the 2024 program.

Who pays the estoppel fee in Florida?

Section 718.116 caps the fee; who pays it is negotiated in the contract, and on standard Florida contracts the seller commonly bears it. We confirm the allocation before signing.

How long is an estoppel certificate valid?

Section 718.116 sets how long an estoppel certificate may be relied on, 30 or 35 days depending on how it is delivered; a delayed closing needs an update. We time the order to the closing date.

Do I have to pay off the 2024 special assessment before I sell?

The approval certificate is "subject to all maintenance fees and assessments being current as of the date of the closing," so any installment due must be paid; whether a remaining balance is paid at closing or assumed is a contract term we set out plainly for both sides.

Can I put a For Sale sign on my Turnberry Woods home?

Ask first. The declaration's sign ban ran only until turnover (Section 25.15); today the master association's sign rules, amended in April 2022, and any Board rule govern. Most Turnberry Woods buyers find a listing online, not by driving the dead-end row.

Can I hold an open house at Turnberry Woods?

The Strand is gated, so every visitor goes through the gatehouse and the master association's guest process. We use private showings for pre-qualified buyers and agent previews, which suit a 32-home row better than a public open house.

How do buyers get through the gate for showings?

Through the master association's Checkpoint guest system, with the showing agent registered in advance. We handle the guest list for every showing.

Can I sell with a tenant in place?

Yes, if the lease was approved. Leases run no more than a year and a buyer takes subject to it; the buyer's own use and any new lease will need association approval, and the three-leases-a-year limit counts every lease in the calendar year.

What documents must I give a Turnberry Woods buyer?

Under section 718.503 of the Florida Statutes, a resale buyer is entitled to the declaration, articles, bylaws, rules, the most recent year-end financial information and the question-and-answer sheet, and the delivery starts a statutory cancellation window. We assemble the package before launch.

Will buyers ask about SIRS and milestone inspections?

Yes. The recorded documents describe two-story buildings and no Turnberry Woods building is on Collier County's milestone list, which would place Turnberry Woods outside both mandates. We put that answer and the reserve line in the file.

Will buyers ask about the reserves?

Yes. They will want to know how the 2024 roof program was funded, from reserves, a special assessment or both, and what reserves remain. The adopted budget and year-end financials answer it.

Will buyers ask about insurance?

Yes. Expect questions on the master policy's wind deductible, the owner's HO-6 coverage for the windows and doors Section 9 assigns to owners, and flood insurance for the southern buildings.

What should I fix before listing a Turnberry Woods home?

Service the elevator if you have one and keep the record, fix anything an inspector would call out on windows, doors and air conditioning (the owner's items under Section 9), and have Board approvals for any past flooring or exterior changes in hand.

Do I need Board approval for improvements I made?

If they touched the exterior, the floors or anything structural, yes; Sections 11, 19.9 and 19.10 require approval, and once approved an alteration cannot be revoked. Missing approvals are easier to resolve before a buyer's inspection than during it.

How do the club dues affect my sale price?

Every Strand buyer pays the $4,162 social dues, so they are priced into every Strand sale, including Trophy Club and Grande Reserve comparables. They matter more when a buyer compares The Strand with a community without mandatory membership.

What is Turnberry Woods' recent price trend?

Steady. Sales rose from $590,000 and $627,000 in 2022 to $775,000 for an upstairs residence in 2023, and the last five sales since 2024 have ranged from $649,000 to $730,000 (Southwest Florida MLS Matrix).

How do I compare my home with Trophy Club and Grande Reserve listings?

By plan and floor. The same 2,160 and 2,686 square foot Bateman plans sell at Trophy Club, where the five-year medians were $695,000 downstairs and $745,000 upstairs, and similar plans at Grande Reserve. We put the three neighborhoods' sales side by side for your plan.

Can an out-of-state owner sell a Turnberry Woods home remotely?

Yes. Showings, the association's approval, the estoppel certificate and a mail-away or remote-notarized closing can all be handled without you in Naples; many Strand owners live out of state part of the year.

What does it cost to sell a Turnberry Woods coach home?

Commission, title and closing costs, documentary stamp tax on the deed, the certificate of approval fee, the estoppel fee if the contract assigns it to you, and any assessment balance due. We give you a net sheet before you list.

Is the commission negotiable?

Yes, commission in Florida is always negotiable. We explain what our marketing, the association and flood paperwork and our buyer reach cost and deliver, and let you decide.

Why list with McGreevy and Comisar?

Because we price from the full Turnberry Woods record, know the Bateman plans across all three neighborhoods, and build the approval, flood and roof file before launch. We are Top 1% Real Estate Agents Nationally Since 2008 and lead Domain Realty Group, the #1 team in Southwest Florida since 2012. Few Turnberry Woods homes come up, so call Jesse direct at (239) 898-6072 first.

What happens if my Turnberry Woods home does not sell?

We review price, presentation and season against the latest Bateman coach-home sales and adjust together; with about two Turnberry Woods sales a year, an overpriced listing sits while buyers wait. You can also consider an approved seasonal lease within the three-lease limit.

Sources and Authoritative References

Every Turnberry Woods at The Strand fact on this page comes from a recorded instrument, a state, county or federal record, the associations' and the club's own published documents, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them, numbered continuously.

Collier County Clerk, Official Records

1. Declaration of Condominium, Turnberry Woods at The Strand, a Condominium, O.R. Book 2856, Page 2366 (recorded July 10, 2001)
2. Phase 1 surveyor's certificate, O.R. Book 2856, Page 2440 (recorded July 10, 2001)
3. Florida Secretary of State certificate for Turnberry Woods at The Strand Limited Partnership, O.R. Book 2856, Page 2443
4. Phase 2 amendment, O.R. Book 2903, Page 1496 (October 5, 2001)
5. Phase amendment, O.R. Book 2951, Page 2833 (December 27, 2001)
6. Phase amendment, O.R. Book 2971, Page 362 (January 28, 2002)
7. Phase amendment, O.R. Book 3219, Page 1677 (February 14, 2003)
8. Phase amendment, O.R. Book 3243, Page 1204 (March 19, 2003)
9. Phase amendment, O.R. Book 3315, Page 2467 (June 13, 2003)
10. Phase 8 amendment, O.R. Book 3331, Page 74 (July 2, 2003)
11. License Agreement, The Strand, LLC and the association, water meter, O.R. Book 4809, Page 3576 (June 22, 2012)
12. Clerk's certificate of the declaration, O.R. Book 4849, Page 627 (October 25, 2012)
13. Utility Facilities Warranty Deed and Bill of Sale to Collier County, O.R. Book 5065, Page 1451 (August 7, 2014)
14. Certificate of Amendment, Second Amendment to Bylaws, O.R. Book 5384, Page 3659 (April 20, 2017)
15. Notice of Commencement, fence and gates, O.R. Book 6288, Page 3417 (September 19, 2023)
16. Notice of Commencement, roofing, O.R. Book 6385, Page 1953 (August 1, 2024)
17. Notice of Commencement, all eight buildings, O.R. Book 6407, Page 1918 (October 22, 2024)
18. Notice of Commencement, all eight buildings, O.R. Book 6410, Page 805 (October 30, 2024)
19. Affidavit of the association's property manager, O.R. Book 6465, Page 3599 (May 7, 2025)
20. Certificate of Approval for Sale, O.R. Book 6541, Page 2087 (December 31, 2025)
21. Certificate of Approval for Sale, O.R. Book 6596, Page 331 (June 8, 2026)
22. Official records document search (business name "Turnberry Woods at The Strand," and book and page)
23. Trophy Club at The Strand declaration, O.R. Book 2709, Page 0584
24. Trophy Club at The Strand Amended and Restated Declaration, O.R. Book 6333, Page 2693
25. Grande Reserve at Pelican Strand declaration, O.R. Book 2443, Page 2514
26. The Pinnacle I at The Strand declaration
27. Mango Cay II at The Strand declaration
28. Wedge Wood II at Pelican Strand declaration
29. Collier County Ordinance 02-57, the Pelican Strand PUD (Board Minutes and Records)

Turnberry Woods at The Strand Condominium Association

30. Turnberry Woods at The Strand resident portal and community site
31. Turnberry Woods at The Strand contact page

The Strand Master Property Owners Association

32. Master association home page
33. Turnberry Woods neighborhood page
34. Neighborhood roster
35. Property management page, Dorrill Management Group
36. Vehicle transponder form
37. Notices page
38. 2026 annual meeting notice and ballot
39. April 2025 hearing notice quoting the master pet covenant
40. Comcast bulk agreement page
41. Grande Reserve neighborhood page
42. Trophy Club neighborhood page
43. Pinnacle neighborhood page
44. Mango Cay neighborhood page
45. Wedge Wood neighborhood page
46. Front entrance plan

The Club at The Strand

47. 2026 Membership Brochure (PDF)
48. 2026 Membership Brochure, flip-book edition linked from the membership page
49. Club membership page
50. Club home page
51. Club golf page
52. Club pool page
53. Club fitness and spa page

Florida Division of Corporations and State Agencies

54. Turnberry Woods at The Strand Condominium Association, Inc., document N00000002328
55. Trophy Club at The Strand Condominium Association, Inc., N99000006092
56. Grande Reserve at Pelican Strand condominium association
57. DBPR condominium FAQs
58. DBPR condominium inspections overview
59. DBPR SIRS reporting database
60. Florida Commerce Official List of Special Districts
61. Florida Department of Revenue, Collier County Table 1 comparison of levies
62. Florida Division of Emergency Management, Know Your Zone
63. Florida Housing Finance Corporation briefing on the Florida Building Code

Florida Statutes

64. Chapter 718, the Condominium Act
65. Section 718.116, assessments and estoppel certificates
66. Section 718.112, bylaws, reserves and SIRS
67. Section 718.503, resale disclosure
68. Section 718.111, association insurance
69. Section 553.899, milestone inspections
70. Section 627.0629, windstorm mitigation discounts

Collier County Government and GIS

71. Milestone Inspections page
72. Milestone buildings list, as of January 2026
73. Floodplain Management page
74. 2024 flood protection newsletter
75. August 2026 release on the proposed Flood Insurance Rate Map
76. Building Bulletin 21, survey and elevation certificates
77. Parcels map service (condominium footprint)
78. Site address points map service
79. Planned Unit Developments layer
80. Community Development Districts layer
81. Hurricane evacuation zone layer
82. Future Land Use Element, as amended by Ordinance 2024-46
83. Collier County Planning Commission transcript, March 5, 2026

FEMA and Federal Sources

84. FEMA Letter of Map Amendment 13-04-0191A, Turnberry Woods at the Strand (October 11, 2012)
85. FEMA National Flood Hazard Layer
86. FEMA National Flood Hazard Layer, letters of map amendment layer
87. FEMA preliminary National Flood Hazard Layer
88. FEMA Flood Map Service Center
89. FEMA Community Rating System
90. FEMA Risk Rating 2.0
91. National Hurricane Center Storm Surge Risk Maps
92. National Hurricane Center Tropical Cyclone Report, Hurricane Ian
93. National Weather Service Miami, Hurricane Ian summary
94. National Weather Service Miami, Hurricane Irma report
95. USGS Elevation Point Query Service
96. USGS The National Map, USDA NAIP imagery service (hero aerial)

Schools

97. Collier County Public Schools 2026-2027 address lookup, Ashford Lane
98. Florida Department of Education 2024-25 School Grades workbook
99. Collier County Public Schools 2026 Accountability Brief
100. Collier County Public Schools school and district grades page
101. Aubrey Rogers High School, About Our School
102. WGCU on the opening of Aubrey Rogers High School

Transportation, Daily Life and News Reporting

103. FDOT I-75 widening, project 452544-1
104. FDOT I-75 and Immokalee Road interchange study, 454099-1
105. FDOT noise wall presentation
106. FDOT 2025 annual average daily traffic
107. Gulfshore Business on the Livingston Road flyover design contract
108. OSRM routing engine
109. Publix Pelican Strand store page

Data Files Cited in Plain Text

110. Southwest Florida MLS Matrix, Residential, Development THE STRAND, closings September 27, 2021 to September 26, 2026 plus actives and pendings, pulled September 26, 2026; Turnberry Woods rows assigned by street (Ashford Lane addresses with a unit number)
111. Collier County Property Appraiser, 2026 tax roll (preliminary; parcels, buildings, sales and values for all 32 Turnberry Woods units), files dated August 29, 2026
112. Collier County Property Appraiser sales file, DOR-qualified recorded sales for Turnberry Woods at The Strand, 12 and 24 months to August 28, 2026

Downloadable Documents

The official Turnberry Woods at The Strand documents below are recorded with the Collier County Clerk or published by FEMA, The Club at The Strand, The Strand's master association or Collier County. They are the documents we read for this page, and the ones a buyer or seller should read before signing.

Market data from Southwest Florida MLS, pulled September 2026.

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