Updated September 2026
Sell your Clubside at The Strand condo with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Pricing by plan from all 33 MLS closings, no approval step, both estoppels ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Clubside at The Strand is 124 condominium homes in 31 two-story buildings of four on Three Iron Drive, beside The Club at The Strand in North Naples, and ten of them closed through the Southwest Florida MLS in the last 12 months at a $570,000 median after a median 91.5 days. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Clubside sale by plan, building and paperwork.
This page is written for the Clubside owner who is thinking about selling. For the whole neighborhood, from the three 1999 and 2000 declarations to the floor plans, the shared water and sewer line and the schools, read our complete Clubside at The Strand neighborhood guide, which this seller guide sits beside, and for the community around it, our guide to The Strand. Everything below answers one question: how to sell a Clubside condominium for the most money, with the fewest surprises, on a date you choose. If you only want the number first, our Clubside at The Strand home valuation page explains exactly how we arrive at it. Call Jesse McGreevy direct at (239) 898-6072 whenever you want to talk it through.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012, and they personally run every listing they take: the price, the marketing build, the negotiation and the condominium, master association and club paperwork a Clubside sale needs. If you are comparing listing agents across the city before you choose one, our guide to the best real estate agents in Naples, compared on the public record sets the teams side by side on reviews, licence history and published production.
Those are career numbers across Lee and Collier County. As the leaders of Domain Realty Group, our team has closed over $2.5 billion in real estate. Learn more about the wider team at DomainRealtyGroup.com.
Domain Realty, our brokerage, closed 658 transaction sides in Naples in the 60 months to October 5, 2026, $521.5 million in volume counted by side, per the Southwest Florida MLS pulled that day. McGreevy and Comisar are the #5 real estate team in Florida in the 2026 RealTrends rankings. We also show you the whole Clubside record. We tracked every one of the 33 Clubside closings in the Southwest Florida MLS over the last five years, both active listings on September 26, 2026, and the 29 qualified Clubside resales the county recorded over the same five years. Where this page walks through a sale in detail, it is a public-record sale, labelled as one.
You get Jesse and Marc, not an assistant with a template. Jesse McGreevy runs pricing, data, marketing and the paperwork, which at Clubside means the Clubside association, the master association and the club. Marc Comisar runs the field side: showings through the Strand Boulevard gatehouse, buyer agent conversations, inspections and walkthroughs for the many Clubside owners who spend summer up north. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more on our about McGreevy and Comisar page.
Selling at Clubside at The Strand differs from a typical Naples condominium sale in six ways: three floor plans trade as three markets on one street, the recorded declarations require no sale approval, signs are barred, every buyer joins the club, two listings had passed 200 days in September 2026, and the water and sewer service is shared with Wedge Wood.
The county's 2026 preliminary roll shows 62 Clubside homes of 1,633 square feet, 20 of 1,793 square feet and 42 of 2,136 square feet. Twenty-one buildings pair two 1,633 square foot homes with two 2,136 square foot homes, and ten pair the 1,633 plan with the 1,793 plan. Over five years the Southwest Florida MLS closed the 1,633 plan at a $575,000 median, the 1,793 plan at $594,500 and the 2,136 plan at $660,000. A Clubside price starts from the plan, never from the Clubside median. The plan-by-plan floor layouts are set out in our Clubside at The Strand neighborhood guide.
Section 13 of each Clubside declaration reads "There are no restrictions on the transfer of ownership of Units," and asks only that the new owner send the association a name, address and phone number within ten days of taking title. The Pinnacle, the most similar neighborhood under the same gate, requires advance written approval of every sale and gives its association up to 30 days. We found no recorded amendment changing Section 13, so we confirm it with the association on every listing and then market the shorter path to closing as a feature.
Section 12(G) of each condominium declaration bars a "For Sale" sign on any unit or common element, or visible from outside a unit, without the board's prior written approval, and Article VIII(g) of the 1999 neighborhood declaration bars "For Sale" and "Open House" signs outright. A Clubside listing reaches its buyer online, through agents and through our own buyer database, not from Three Iron Drive.
The Club at The Strand's 2026 Membership Brochure makes Social membership mandatory for every Strand homeowner, with no initiation fee for homeowners and $4,162 in annual dues. The club, the 27 holes and the gate are described on our guide to The Strand. Your buyer is buying a condominium and a club membership in one decision, and the Clubside location, a few hundred yards north of the clubhouse, is part of what you are selling.
On September 26, 2026 the only two Clubside listings were 2,136 square foot homes asking $695,000 after 202 days and $675,000 after 271 days. The plan's last closing was $660,000 in November 2025, and its five-year high is $690,000. Every buyer who tours your home will have seen those two listings first, so your price has to read as the value against them.
Section 12.1 of the neighborhood declaration records that Clubside and Wedge Wood "will share water and sewer facilities and service," that the lines are owned by the Wedge Wood neighborhood association, and that Clubside owners pay "their prorata share." No other Strand neighborhood carries that clause, and a careful buyer's attorney will ask how the share is billed. We get the answer from the manager before launch.
For a Clubside condominium priced to its own plan and building, yes. The Southwest Florida MLS shows ten Clubside closings in the 12 months to September 26, 2026, more than any other four-home neighborhood in The Strand, at a $570,000 median. But buyers negotiate, the median sale took 91.5 days, and two overpriced listings were still waiting in September.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Ten closings in the 12 months from September 27, 2025 to September 26, 2026 is the first window that reaches ten, so it is the window we lead with. The ten sold for $5,759,000 in total, at a median of $570,000 (n=10, the mean of $560,000 and $580,000), a median of $331.77 per square foot of MLS living area (the mean of $329.45 and $334.08), a median of 96.47% of final list price (the mean of 96.26% and 96.68%) and a median of 91.5 days on market. The wider windows tell the same story at slightly higher prices: 14 closings in 24 months at a $587,500 median, 17 in 36 months at $590,000 and 33 in 60 months at $585,000.
The Clubside market has slowed, not fallen. The 2022 Clubside median was $575,500 across nine closings at a median of 3 days on market. The 2025 median was $599,900 across seven closings at 77 days. The six closings of 2026 through September 25 ran at a $549,000 median (the mean of $538,000 and $560,000). Five of the last twelve months' ten sales took more than 100 days, and one took 232. In practical terms, a well-priced Clubside home still sells; an optimistic one waits, and a buyer reads the wait as leverage.
Two Clubside homes were active on September 26, 2026 and none was pending: a 2,136 square foot home in the 5908 Three Iron Drive building at $695,000, on market 202 days, and a 2,136 square foot home in the 5893 building at $675,000, on market 271 days. At Clubside's own pace of ten sales a year, two listings is about 2.4 months of supply, our arithmetic. Across The Strand that day there were nine actives, three pending with contingencies and two pending, about 1.77 months of supply. The competition is thin, which favors the next seller who prices to the record.
With two 2,136 square foot listings stalled above the record and the 1,633 square foot plan ranging $168,000 inside one year, the first price you publish is the most important decision of the sale. Request a written valuation of your Clubside at The Strand home, built from the sales of your own plan, or call Jesse direct at (239) 898-6072. Buying instead, or buying your next home here? Read our guide to buying a home in Clubside at The Strand, or call Marc at (239) 287-5873.
The Clubside sales that matter most to your price are the recent closings of your own floor plan, read with their list prices and days on market: in the last 12 months that means eight 1,633 square foot sales from $512,000 to $680,000, one 1,793 square foot sale at $599,000 and one 2,136 square foot sale at $660,000.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Close date | Building | Plan (MLS living area) | Bedrooms | Final list | Sold | Sold to list | $ per sq ft | Days on market |
|---|---|---|---|---|---|---|---|---|
October 24, 2025 | 5908 Three Iron Dr | 1,633 sq ft | 3 bedrooms, 2 baths | $549,900 | $512,000 | 93.11% | $313.53 | 106 |
October 27, 2025 | 5896 Three Iron Dr | 1,633 sq ft | 3 bedrooms, 2 baths | $599,900 | $580,000 | 96.68% | $355.17 | 127 |
November 7, 2025 | 5912 Three Iron Dr | 2,136 sq ft | 3 bedrooms plus den, 2 baths | $699,000 | $660,000 | 94.42% | $308.99 | 77 |
November 18, 2025 | 5889 Three Iron Dr | 1,793 sq ft | 2 bedrooms plus den, 2 baths | $599,000 | $599,000 | 100.00% | $334.08 | 175 |
February 26, 2026 | 5921 Three Iron Dr | 1,633 sq ft | 3 bedrooms, 2 baths | $548,000 | $538,000 | 98.18% | $329.45 | 232 |
February 27, 2026 | 5896 Three Iron Dr | 1,633 sq ft | 3 bedrooms, 2 baths | $540,000 | $530,000 | 98.15% | $324.56 | 6 |
March 10, 2026 | 5927 Three Iron Dr | 1,633 sq ft | 3 bedrooms, 2 baths | $690,000 | $680,000 | 98.55% | $416.41 | 7 |
March 16, 2026 | 5930 Three Iron Dr | 1,633 sq ft | 3 bedrooms, 2 baths | $624,900 | $585,000 | 93.61% | $358.24 | 62 |
June 26, 2026 | 5877 Three Iron Dr | 1,633 sq ft | 2 bedrooms plus den, 2 baths | $535,000 | $515,000 | 96.26% | $315.37 | 28 |
August 21, 2026 | 5880 Three Iron Dr | 1,633 sq ft | 3 bedrooms, 2 baths | $619,900 | $560,000 | 90.34% | $342.93 | 173 |
Southwest Florida MLS Matrix, retrieved September 26, 2026. Building street address only; per-foot and sold-to-list figures are our arithmetic on the MLS fields shown.
Eight of the ten sales were the 1,633 square foot plan, and they ran from $512,000 after 106 days to $680,000 after 7. Two sales in the 5896 building, four months apart, closed at $580,000 and $530,000. Over five years the plan closed 24 times at a $575,000 median and a $352.11 median per foot, and 12 of its 24 sales closed at or above the final list price. The plan is liquid, and its price is decided by condition, floor, view and launch price, not by its size.
The 1,793 square foot plan exists only in ten buildings: 5865, 5869, 5876, 5884 and 5885 in Clubside I, 5889 and 5892 in Clubside II, and 5926, 5927 and 5930 in Clubside III. It closed four times on the MLS in five years at a $594,500 median (the mean of $590,000 and $599,000), most recently $599,000 at full list in November 2025 after 175 days. Its best recorded price, $750,000 in the 5865 building in February 2025, appears in the county's qualified sales and not in the MLS. If you own this plan, that sale is the ceiling a buyer's agent will not mention and we will.
The 2,136 square foot plan is 42 of the 124 homes but only five of the 33 MLS closings in five years, at a $660,000 median, a $308.99 median per foot, 96.30% of list and 41 median days. It sold once in the last 12 months, at $660,000 against a $699,000 list. Both September 2026 listings are this plan, and both ask more than that sale. A buyer pays more in total for this plan and less per foot, and the price has to respect both facts.
This is a public-record sale. A 1,633 square foot, three-bedroom home in the 5927 Three Iron Drive building, a Clubside III building that also holds the 1,793 plan, listed at $690,000 and closed on March 10, 2026 at $680,000, 98.55% of list, after 7 days on market. That is $416.41 per square foot of MLS living area, the highest per-foot Clubside price of the five years, recorded in March, in the middle of the January to April window in which 14 of the 33 five-year closings closed. Six days later a 1,633 square foot home in the 5930 building, listed at $624,900, closed at $585,000 after 62 days. The lesson we take, which is judgment and not a record, is that a Clubside buyer pays at the top of the range for a home that shows at the top of the range, launched in season, and negotiates hard on anything else.
The county's recorded sales give a second, independent view. For the 124 Clubside parcels the county recorded 29 qualified resales in the five years to September 26, 2026 at a $599,000 median, 11 in the last 24 months at a $599,900 median, and 6 in the 12 months to August 28, 2026 at a $589,500 median (the mean of $580,000 and $599,000). By year the county's Clubside medians ran $291,250 in 2020, $570,250 in 2022, $635,000 in 2023, $607,500 in 2024 and $604,950 in 2025. Prices roughly doubled from 2020 to 2023 and have moved sideways since. We never mix the county's base-area per-foot figures with the MLS living-area figures above.
A Clubside buyer almost always compares The Pinnacle at The Strand, because both are Jack Parker two-story, four-home condominiums with a 1,633 square foot plan, and their five-year MLS medians sit $15,000 apart, $585,000 at Clubside and $570,000 at The Pinnacle. Your listing wins that comparison on location, plan choice and looser recorded rules.
The Pinnacle, on Pinnacle Lane at the quiet north end of The Strand, is 112 coach homes in 28 buildings declared in 2001 and 2002 by Parker-Strand IV, Inc., managed by Cardinal Management Group and governed since 2022 by an amended and restated declaration. The full picture is on our guide to The Pinnacle at The Strand, and a Pinnacle owner weighing the same decision should read our guide to selling a home in The Pinnacle at The Strand.
Decision factor | Clubside at The Strand | The Pinnacle at The Strand |
|---|---|---|
Homes and buildings | 124 in 31 two-story buildings of four, plus a caretaker apartment | 112 in 28 two-story buildings of four |
Builder and years | Parker-Strand III (Jack Parker), 1999 to 2000 | Parker-Strand IV (Jack Parker), 2000 to 2003 |
Floor plans | 1,633, 1,793 and 2,136 sq ft | 1,633 and 2,150 sq ft |
Setting | Three Iron Drive, a few hundred yards north of the club, between golf holes and three lakes | North end on Pinnacle Lane, near the members-only rear gate |
Manager | Vesta Property Services | Cardinal Management Group |
Governing text | Original 1999 and 2000 declarations; no restatement found | 2022 amended and restated declaration |
Sale approval | None in the recorded declarations | Advance written approval, up to 30 days |
Leasing | 30-day minimum with board approval; no recorded maximum, annual limit or cap | 30 days to 12 months, 3 leases per 12 months, 25% cap, no pets in leased units |
60-month MLS closings and median | 33, $585,000 | 33, $570,000 |
60-month median $ per sq ft | $342.93 | $320.93 |
60-month median days on market | 17.5 | 13 |
Last 12 months | 10 closings, $570,000 median, 91.5 median days | 2 closings, $565,000 and $654,000 |
Active on September 26, 2026 | 2, asking $695,000 and $675,000 | none |
Southwest Florida MLS Matrix, retrieved September 26, 2026; recorded declarations; master association neighborhood pages.
Three differences carry the weight. First, a Clubside buyer can choose among three plans, including a 1,793 square foot plan The Pinnacle does not build. Second, your buyer faces no approval application and no lease cap in the recorded Clubside declarations, which widens your buyer pool to seasonal owners who want to rent part of the year. Third, The Pinnacle had no listing at all on September 26, 2026, so a Pinnacle-minded buyer who wants to act this season has to look at Clubside.
We price your Clubside home against Pinnacle closings, not Pinnacle hopes. A 1,633 square foot home at either address is the same size and format, and an agent who knows only one of the two neighborhoods will either leave money on the table or anchor too high. With no Pinnacle inventory and two stalled Clubside listings, the next well-priced Clubside 1,633 or 1,793 square foot home is the best buy under the gate, and that is the position we write the listing to hold.
We price a Clubside condominium in six steps: the closings of your own plan, then floor, view and building, then condition and the owner-maintained items, then the date and the season, then a test against the two active listings and The Pinnacle, and finally the carrying cost your buyer will underwrite. The written result is a range you can defend.
The $570,000 12-month median blends eight 1,633 square foot sales with one 1,793 and one 2,136. Your comparable set starts with your own plan's closings, read over 12 months first and widened to 24 or 60 months for the thinner plans. Our Clubside at The Strand home valuation page shows the full plan-by-plan record.
The declarations confirm homes above the ground floor, and Section 11.7 requires carpet in those homes outside kitchens, baths, porches and foyers unless the board approves acoustical underlayment. We confirm from the recorded floor plans which level your plan sits on, then weigh the view: the fountain lake to the southeast, the second lake and golf hole to the northwest, the third lake at the north end. The north-end buildings sit roughly 540 feet from Interstate 75, and buyers notice.
Under Section 8.1 of each declaration the owner maintains the windows, glass, exterior doors and air conditioning, and under Section 5.3(F) the garage is part of the unit. A buyer's inspector will price those items into the offer. Updated kitchens and baths, newer impact openings and a recent air conditioner are where the gap between $512,000 and $680,000 inside one plan comes from.
Fourteen of the 33 five-year Clubside closings closed from January through April. A home launched in October or November meets the season's buyers when they arrive; a home launched in May meets the summer. We date-adjust older comparables toward the plateau the county record shows since 2023.
Every buyer will have seen the $695,000 and $675,000 listings. If your 2,136 square foot home is priced near the $660,000 closing, those listings make it the value. If your home is a 1,633 square foot plan, The Pinnacle's 1,633 square foot sales are the cross-check, and its two 12-month closings at $565,000 and $654,000 bracket the Clubside median.
Your buyer pays $4,162 a year in club dues, plus the Clubside and master assessments, a share of the Wedge Wood water and sewer charge, insurance and taxes at the new price. Clubside does not publish its assessment, and an unknown fee lowers offers, so we put the estoppel figures beside the price on the first day.
We market a Clubside condominium to the buyer who never drives down Three Iron Drive: professional photography, video and drone over the lakes and fairways, a listing that answers the plan, club, fee and rules questions in its first lines, a buyer database reached before the season, and showings run through the gatehouse.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Clubside sells its setting: a screened lanai over a fountain lake or a fairway, a short walk to the neighborhood pool, a few hundred yards to the club. We shoot the home, the view from the lanai and the drone frame that shows where your building sits between the lakes and the clubhouse, with cinematic video for the out-of-state buyer deciding from a laptop.
Because the declarations bar "For Sale" and "Open House" signs, a Clubside listing has no curb presence. We launch to the MLS, to our qualified-buyer database and to the agents who sold Strand condominiums in the last year, and we time the launch so the photographs are online when the season's buyers start searching.
Every Strand buyer asks the same question: what does the club cost? The listing says it plainly, mandatory Social membership, no initiation for Strand homeowners, $4,162 in 2026 dues, golf optional, and puts Clubside's own clubhouse and pool beside it. A buyer who learns the club cost on day one does not discount for it on day thirty.
Buyers and their agents enter at the staffed gatehouse on Strand Boulevard off Immokalee Road and drive north past the club. Marc arranges gate access for every showing, meets buyer agents at the door when you are away, and keeps the garage closed and the lanai staged, because Section 12(W) requires garage doors to stay closed except when in use.
Some Clubside owners prefer a quiet sale. We can show a home to qualified buyers before it reaches the MLS, within the MLS rules, and keep a sale off the public market when your circumstances call for it. The no-approval clause in Section 13 makes a private sale to a known buyer simpler at Clubside than in some neighborhoods next door.
We negotiate a Clubside contract around four facts: the buyer's seven-business-day right to void after receiving the condominium documents, the absence of any approval clock, inspection requests on 1999 and 2000 buildings, and a market where the median sale closed at 96.47% of list, so credits often beat price cuts.
Under section 718.503 of the Florida Statutes a resale buyer who receives the declaration, articles, bylaws, rules, budget, financial statement and the frequently asked questions sheet may cancel within seven business days, and that right ends at closing. We deliver the full package with the contract so the window opens immediately and closes early.
With no association approval in the recorded declarations, a Clubside closing date depends on the buyer's lender, insurer and title work, not on a board meeting. That lets us offer a firm, shorter closing to a cash or well-prepared buyer, which is worth money in a negotiation against a Pinnacle seller who must allow up to 30 days for approval.
Every Clubside building predates the statewide Florida Building Code of March 1, 2002. Buyers' inspectors focus on the items the owner maintains: windows and sliders, the air conditioner, the water heater, the garage door and the lanai screens. We pre-inspect the obvious items, gather the permits and invoices, and answer repair requests with documents rather than discounts.
When a buyer asks for money, a closing credit for a specific repair keeps your recorded price, which becomes the next comparable for your neighbors, higher than a cut would. We use credits where they help the appraisal and the buyer's insurance quote, and we never concede on the price before the inspection is in.
Selling a Clubside condominium costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, the Clubside and master association estoppel fees as the contract assigns them, prorated taxes and assessments, and any credits you agree to. There is no CDD payoff. On the $570,000 Clubside median the deed stamps are $3,990.
Florida charges documentary stamp tax on a deed at $0.70 per $100 of the price under section 201.02, and in a Collier County resale the seller customarily pays it. The Florida Department of Revenue counts the price in units of $100, rounded up. On $570,000 that is 5,700 units, or $3,990; on the $660,000 2,136 square foot closing, $4,620; on the $512,000 low sale, $3,584.
Florida's owner's title premium is set by the state under rule 69O-186.003, so the premium is the same at every title company. In Collier County the buyer customarily selects the closing agent and pays for the owner's policy, as the Department of Financial Services explains the market; the contract always controls.
Every Clubside sale needs an estoppel certificate from the Clubside association under section 718.116 and one from The Strand Master Property Owners Association under section 720.30851. The 2024 amendments cap the standard fee at $299, with $119 more for rush delivery and $179 more if the account is delinquent. The Clubside declarations promise a certificate within 15 days of request (Section 10.12); the statute's shorter deadline now governs. We order both at contract.
Commission is negotiable and set in your listing agreement; there is no standard rate. Since August 17, 2024, offers of compensation to a buyer's agent are not advertised on the MLS, and buyers sign a written agreement with their own agent before touring, per NAR's settlement FAQs. Whether you offer anything toward the buyer's agent is your decision, and we show you what current Strand buyers expect.
Line, on a $570,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller | $3,990 |
Clubside association estoppel | Contract term; commonly the seller | Up to $299, plus $119 if rushed |
Master association estoppel | Contract term; commonly the seller | Up to $299, plus $119 if rushed |
Sale approval or application fee | Not applicable | None in the recorded declarations |
Listing-side brokerage fee | Seller | Negotiated; each 1 percent of price is $5,700 |
Owner's title insurance policy | Buyer, by Collier custom | Buyer's cost |
Property tax proration | Credit from seller to buyer | Your bill divided by 365, times your days of ownership |
Assessment and club dues proration | Per the estoppels and the club | From the certificates |
CDD payoff | Not applicable | None; The Strand has no CDD |
Mortgage payoff | Seller, if any | Your lender's payoff letter |
This is arithmetic for illustration, not a quote; the closing agent's settlement statement is the only final number. Call Jesse direct at (239) 898-6072 for an estimated net sheet at your own price.
A Clubside seller owes the buyer known material defects under Florida's common-law duty, the condominium resale package under section 718.503, a property tax disclosure summary and the flood disclosure, plus any lease in place. Because Clubside is a Chapter 718 condominium, the homeowners' association disclosure summary of section 720.401 does not govern the unit itself.
Florida's Supreme Court held in Johnson v. Davis (1985) that a home seller who knows of facts materially affecting value that are not readily observable must disclose them, and an "as is" contract does not remove that duty. At Clubside the usual items are leaks around windows and sliders, air conditioning age, water heater age, any lanai or garage door repair, and any storm repair. We help you complete the seller's disclosure accurately.
The selling owner gives the buyer the declaration of condominium for your Clubside I, II or III building, the articles, bylaws and rules, the annual financial statement and budget, and the frequently asked questions sheet, and the buyer may void within seven business days of receiving them. With three declarations on one street, we make sure your buyer receives the one recorded for your building.
Your home also sits under The Strand Master Property Owners Association, a Chapter 720 homeowners association. Section 720.401 says its disclosure summary does not apply to associations under Chapter 718; whether a master-level summary is also owed on a condominium resale under a Chapter 720 master is a question for your closing agent or attorney, and we raise it before listing rather than guess. This page is information, not legal advice.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your current taxes. A homesteaded Clubside owner who bought before 2021 may be paying on an assessment far below today's $570,000 median, and your buyer's bill will reset on sale.
Section 689.302 requires a residential seller to disclose, on the prescribed form at or before the contract, any flood insurance claims, any federal flood assistance and any known flood damage. Clubside sits in Zone X, but the form asks about claims and damage, not zones, so answer it from your own records.
If a tenant occupies your home, disclose the lease, the rent, the deposit and the end date. A Clubside lease needs the board's prior written approval under Section 14, so your buyer will also want the approval letter. A buyer who plans to live in the home needs to know when the tenant leaves.
Flood zone helps a Clubside sale. A point at 5908 Three Iron Drive returns FEMA Zone X, Area of Minimal Flood Hazard, on the effective map and on FEMA's preliminary new map, at about 14.2 feet of ground elevation, and Three Iron Drive sits in Collier County evacuation Zone D. A lender does not require flood insurance in Zone X.
FEMA's National Flood Hazard Layer places the Clubside test point in Zone X on panel 12021C0211H, effective May 16, 2012, with the nearest mapped base flood elevation, on the lake and golf low areas, at about 11.5 feet. The preliminary layer keeps the point in Zone X on preliminary panel 12021C0211J, whose appeal period began August 19, 2026. Clubside is not among the Strand neighborhoods where parts carry Zone AH on the effective map, which are The Links, Turnberry Woods, Eden and some single-family streets.
Collier County's evacuation zone layer places Three Iron Drive in Zone D, the zone called last in most storms. The National Hurricane Center's Storm Surge Risk Maps show no surge at the Clubside point through a Category 3 hurricane in their worst-case composites. We found no public record of Ian damage specific to Clubside.
The Clubside association insures the buildings against fire, windstorm and the standard "All Risk" perils under Section 15.2 of each declaration, and the unit owner insures the interior, the fixtures, the contents and liability under an HO-6 policy. Because the owner maintains the windows and exterior doors, a current wind mitigation inspection on Florida's Form OIR-B1-1802 helps your buyer's quote, and we order one before launch.
Four Clubside rules shape a sale: leasing, which needs board approval but has no recorded cap; pets, two dogs and cats with board approval; the flooring and lanai rules that limit pre-sale renovations; and the contractor rules in Section 12(X) that govern any work you do before listing.
The full text of each rule, with its section number, is in the declarations and rules section of our Clubside at The Strand neighborhood guide.
Section 14 sets a 30-day minimum lease, prior written board approval in the board's "sole and absolute discretion," a possible $50 review fee and no time-sharing, and lets the board add limits on guests, visit frequency and lease length by regulation. An approved lease can run past closing, so an investor buyer may take it over; an owner-occupant buyer will want it ended. We read the current board rules before launch so the listing states them correctly.
Section 12(P) allows no more than two dogs and cats combined, plus caged small birds and aquarium fish, with prior board approval. Because the rule speaks of "Owners or Occupants," it does not by its words bar a tenant's pet the way The Pinnacle's restated declaration does, which matters to buyers who plan to rent.
Homes above the ground floor need board-approved acoustical underlayment for hard flooring (Sections 11.7 and 12(Q)), no lanai may be enclosed (Section 12(U)), and contractors must be preregistered with the manager, Collier County licensed and insured for at least $250,000 per occurrence and $500,000 in the aggregate, working 8:00 a.m. to 5:00 p.m., Monday through Saturday (Section 12(X)). Before you renovate to sell, talk to us: paint, lighting and a deep clean usually return more than a rushed floor.
A Clubside condominium took a median of 91.5 days on market to sell in the 12 months to September 26, 2026, against 17.5 days over five years, plus the weeks a buyer's lender, insurer and title company need to close. A home priced to its plan in season can still sell in a week, as two 2026 sales did, while an optimistic list can wait more than 200 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Over five years the 1,633 square foot plan sold at a median of 8.5 days, the 1,793 plan at 71 days (three sales with a count) and the 2,136 plan at 41 days. In the last 12 months the same 1,633 plan ran from 6 days to 232 days. Speed and price travel together: the 7-day March 2026 sale set the per-foot high, while the 173-day August 2026 sale closed at 90.34% of its list.
Many Clubside owners are seasonal, and you can sell without flying down. Marc handles access, showings, vendors and the final walkthrough; Jesse handles the paperwork, and the closing can be done by mail or electronically. Tell us where you are and when, and we build the calendar around you.
You get a free Clubside at The Strand home valuation by requesting one online or calling Jesse McGreevy direct at (239) 898-6072. It is a written opinion of value built from the Clubside closings of your own plan, cross-checked against county deeds, the two active listings and The Pinnacle's matching plan, with your buyer's carrying cost beside it, at no cost.
You receive every Clubside closing of your plan with its date, list price, sold price and days on market; a per-foot analysis on MLS living area only; the live Clubside and Pinnacle competition; the club dues, the estoppel figures and the water and sewer share your buyer will underwrite; your building's flood zone; and a recommended list price with a defensible range. Request it through our Clubside at The Strand valuation form, which also walks through the method step by step.
Call Jesse McGreevy direct at (239) 898-6072 or email [email protected]. Call Marc Comisar at (239) 287-5873. The office of McGreevy and Comisar is at 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Bring your building address, your plan, your timeline and the one thing you are most worried about.
At Clubside the same 1,633 square foot plan closed $168,000 apart inside one year, and a $619,900 list ended at $560,000 after 173 days. The price decides the sale. As Top 1% Real Estate Agents Nationally Since 2008, we would rather you see the evidence and the number before you commit to anything.
McGreevy and Comisar are a top-reviewed listing team on Google, and the quotes below are genuine five-star client reviews from that profile, reproduced in each reviewer's own words. We publish no aggregate score and no star-rating widget. Read the full set on the McGreevy and Comisar Google reviews profile.
★★★★★ "We had been on the market for several months with no offers. When we signed with Marc our house was sold in 2 weeks. He has a unique system for selling homes." Sandra Decker, verified Google review
Two Clubside listings had waited more than 200 days in September 2026. Waiting is rarely the market; it is usually the price and the plan.
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Dennis Overton, verified Google review
With no signs allowed at Clubside, the buyer has to come from somewhere other than the curb.
★★★★★ "Not living in the area, Jesse made life easy for me when we decided to sell our condo. His attention to detail, patience, understanding, and tenacity in dealing with all the moving parts was truly impressive." Eric Acra, verified Google review
Most Clubside sellers are somewhere else when they sell, and the moving parts are a condominium association, a master association and a club.
★★★★★ "Jesse and his team were the most professional and communicative people throughout the entire process! Always available and helpful! Highly recommended!" Matt Haines, verified Google review
A Clubside specialist matters because the facts that decide a sale here are not in the listing feed: three plans under one name, three declarations on one street, no approval step to sell, a sign ban, a club that comes with every deed, a water and sewer share with Wedge Wood, and two stalled listings that set every buyer's expectations.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, a co-founder of the brokerage, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He started in Southwest Florida real estate in October 2004 and launched the team in October 2008. He runs pricing, marketing, data and the association paperwork. Read his profile on the Jesse McGreevy agent page.
Marc Comisar is a licensed Florida REALTOR and Broker Associate with Domain Realty and the other half of McGreevy and Comisar. He runs the field side: showings, buyer agent conversations, inspections and the on-site management that lets a seasonal Clubside owner sell without flying down. Read his profile on the Marc Comisar agent page.
A general agent may price a 2,136 square foot home off the Clubside median, miss the $750,000 county sale of the 1,793 plan, hand the buyer the wrong one of three declarations, plan for an approval that the recorded documents do not require, put up a sign the declarations bar, or learn about the shared water and sewer line from the buyer's attorney. Each of those errors costs a seller time or money.
Clubside is the top of The Strand's Jack Parker condominium tier, above Wedge Wood, Feather Sound, Cypress Cove and The Pinnacle on five-year medians and below the larger Bateman coach homes. Our guide to selling a home in The Strand applies the same method to all fifteen neighborhoods, and the Clubside at The Strand neighborhood guide holds the history, plans and rules this page summarizes.
Many Clubside sellers are also buyers, moving up to a coach home or a villa inside The Strand, trading a second home for a primary one, or relocating in Collier or Lee County. We run both sides together, so the sale funds the purchase on a calendar you control, and the Clubside no-approval clause keeps the sale side predictable.
A move within the gate keeps your club, your gate and your neighbors, and the Social membership follows the home, not the owner. Read our guide to buying a home in The Strand for the other fourteen neighborhoods, and call Marc at (239) 287-5873.
If you are buying another Clubside home, for a family member or as a seasonal rental under Section 14, start with our Clubside at The Strand buyer guide, read how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
These are the questions Clubside owners ask us most often before they sell, answered from the recorded Clubside declarations, the master association's and the club's documents, Florida law and the Southwest Florida MLS Matrix, retrieved September 26, 2026.
Start with a written valuation built from your own plan's closings, order the two estoppel certificates and your building's governing documents, prepare the home and the wind mitigation report, then launch in season to the MLS and our buyer database. Call Jesse direct at (239) 898-6072 and we will walk you through each step.
Choose the agent who can show you every Clubside closing of your plan, explain the three declarations and the sign ban, and price against The Pinnacle. McGreevy and Comisar are Top 1% Real Estate Agents Nationally Since 2008 and tracked all 33 Clubside closings of the last five years.
It depends first on your plan. In the last 12 months the 1,633 square foot plan sold from $512,000 to $680,000 at a $549,000 median, the 1,793 plan at $599,000 and the 2,136 plan at $660,000. Our Clubside valuation page explains how we narrow that range for your home.
Ten Clubside homes closed on the MLS in the 12 months to September 26, 2026, at a $570,000 median (the mean of $560,000 and $580,000) and a range of $512,000 to $680,000.
Between four and nine a year on the MLS since 2022: nine in 2022, six in 2023, four in 2024, seven in 2025 and six in 2026 through September 25. The county recorded eight qualified resales in 2025.
The 12-month median was 91.5 days on market, but two 2026 sales spent a week or less on the market and two listings passed 200 days. Price, condition and launch month decide which end you land on.
A median 96.47% of final list price in the last 12 months, with one of ten sales at list and none above it. Over five years 15 of 33 Clubside sales closed at or above list, most of them in 2022.
For a home priced to its plan, yes: Clubside had the most closings of any four-home Strand neighborhood in the last year, there were only two competing listings in September 2026, and The Pinnacle had none.
Fall, so the home is online when the season's buyers arrive. Fourteen of the 33 five-year Clubside closings closed from January through April.
Automated estimates blend three plans, miss off-market sales such as the $750,000 1,793 square foot sale of 2025, and cannot see condition, floor or view, which at Clubside move the price by six figures inside one plan.
Your building tells us your condominium (Clubside I, II or III), which plans share it, how close it is to the club or the interstate, and what its view is. The plan matters most, but the building and the view refine the number.
In total, yes: a $660,000 five-year median against $575,000. Per square foot, no: $308.99 against $352.11. Buyers pay for space but not in proportion to it.
Almost always. The Pinnacle sells the same Jack Parker format with 1,633 and 2,150 square foot plans and a $570,000 five-year median, and it had no listing on September 26, 2026.
No. Both ask more than any comparable closing and have waited 202 and 271 days. We price to the closings, which makes your home the value next to them.
Not under the recorded declarations: Section 13 says "There are no restrictions on the transfer of ownership of Units." Your buyer only notifies the association within ten days of taking title. We confirm with the association that no later amendment changed this.
Two: one from the Clubside association and one from The Strand Master Property Owners Association.
Florida caps the standard fee at $299 per certificate, with $119 more for delivery within three business days and $179 more on a delinquent account. Who pays is a contract term.
The declaration recorded for your building, the articles, bylaws and rules, the budget, the annual financial statement and the frequently asked questions sheet under section 718.503, plus the property tax and flood disclosures.
Florida's milestone and structural integrity reserve study mandates apply to condominium buildings of three or more habitable stories. Clubside's buildings are two-story, and none appears on Collier County's milestone list. A buyer will still ask about reserves.
The Clubside test point is in FEMA Zone X on the effective and preliminary maps, about 14.2 feet above sea level, so a lender does not require flood insurance.
Collier County evacuation Zone D.
Clubside does not publish its assessment; the budget sits behind the manager's owner portal. Your buyer will see the Clubside and master figures on the estoppels and pays $4,162 in 2026 club dues. We put all of it in the listing file at launch.
Often, yes. A homesteaded owner's assessment is capped, and the cap resets at sale, which is why section 689.261 requires the property tax disclosure summary.
Not a sign: the condominium declarations bar one without board approval and the neighborhood declaration bars "For Sale" and "Open House" signs outright. We market online, through agents and through our database instead.
Yes. Disclose the lease and the board's approval, and decide with us whether to market to investors who will keep the tenant or to owner-occupants who need a vacancy date.
Seasonal buyers often welcome furniture, but price the home unfurnished and offer furniture by separate inventory, so the appraisal and the loan are not complicated.
Paint, lighting, a deep clean, lanai screens, a serviced air conditioner and a current wind mitigation report. Hard flooring above the ground floor needs board approval first, so it is rarely a quick pre-sale project.
The mandatory Social membership follows the home to your buyer with no initiation for Strand homeowners. Golf and sport upgrades follow the club's own rules, which we confirm with the club before closing.
Buyers ask about it, especially in the north-end buildings about 540 feet from the interstate. FDOT's project 452544-1 begins from fall 2026. We answer from the project files and show the lakes and golf holes between the buildings and the highway.
Only if it is unexplained. Section 12.1 of the neighborhood declaration has Clubside pay a pro rata share of water and sewer charges through lines owned by the Wedge Wood association; we confirm with the manager how that share is billed and put the answer in the file.
Yes. We can introduce your home to qualified buyers privately within the MLS rules, and the absence of an approval step makes a private Clubside sale simpler than in some neighborhoods next door.
The negotiated brokerage fee, the $0.70 per $100 deed stamps ($3,990 on $570,000), the estoppel fees as the contract assigns them, prorations and any agreed credits. There is no CDD.
That depends on your basis, your use of the home and your tax situation. A Clubside home bought new near $180,000 has gained substantially, so talk to your tax adviser before you list.
It depends on your goals and the board's current leasing rules. We can show you what comparable Clubside homes sold for and what the leasing rules allow, so you can compare holding with selling.
Ask for a written valuation and request the governing documents for your building. Call Jesse direct at (239) 898-6072, or start on our Clubside at The Strand home valuation page.
Every figure on this Clubside at The Strand seller guide traces to a primary source below, as of September 26, 2026: the recorded Clubside declarations, the master association's, manager's and club's own documents, Florida statutes and agencies, FEMA, Collier County and its school district, FDOT, and the Southwest Florida MLS Matrix.
Collier County Clerk, official records and recorded Clubside documents
The Strand Master Property Owners Association and the neighborhood associations
Vesta Property Services, the Clubside manager
The Club at The Strand and club reporting
Florida Division of Corporations and state agencies
Florida Statutes
FEMA, NOAA and federal sources
Collier County government and schools
Roads, travel and reporting
Commission and buyer representation
Data files cited in plain text
Every row below links the authority that publishes or records the document, so a Clubside seller sees the official, current version rather than a copy. We host nothing ourselves.
Document | What it shows | Official authority |
|---|---|---|
Clubside I at Pelican Strand, a Condominium, O.R. 2588, Page 2852 | Use, leasing (Section 14), transfer (Section 13), pets, signs, maintenance and insurance for the 5865 to 5885 buildings | |
Clubside II at Pelican Strand, a Condominium, O.R. 2615, Page 0403 | The same sections for the 5888 to 5908 buildings | |
Clubside III at Pelican Strand, a Condominium, O.R. 2697, Page 1521 | The same sections for the 5911 to 5930 buildings | |
Declaration of Restrictions for Clubside at Pelican Strand Neighborhood, O.R. 2588, Page 2779 | The clubhouse and pool, the sign ban, the shared water and sewer clause and the neighborhood assessment | |
2026 master association annual meeting notice and ballot | Clubside's 125 votes of 1,073 | |
Gate transponder form | Transponders at $20 each from August 1, 2025, for owners and approved renters | |
The Club at The Strand 2026 Membership Brochure | Mandatory Social membership, $4,162 dues, no initiation for homeowners, golf and sport upgrades | |
Collier County milestone buildings list, as of January 2026 | No Clubside or Strand building on the list | |
Florida Official List of Special Districts | No CDD at The Strand | |
Florida Statutes 718.503 | The condominium resale package and the seven-business-day right to void | |
Florida Statutes 718.116 | The condominium estoppel certificate and its fee caps | |
Florida Statutes 720.30851 | The master association estoppel certificate | |
Florida Statutes 201.02 | The $0.70 per $100 documentary stamp tax on the deed | |
Florida Statutes 689.302 | The seller's flood disclosure | |
Florida Statutes 689.261 | The property tax disclosure summary | |
Department of Revenue PT-112 | Save Our Homes portability for a homesteaded seller buying again in Florida | |
Form OIR-B1-1802 | The wind mitigation inspection a buyer's insurer reads | |
NAR settlement frequently asked questions | Commission is negotiable; buyer agreements before touring |
Four records that matter to a Clubside seller are not public and cannot be linked: the Clubside association's adopted budget and current rules, behind Vesta Property Services' owner portal; the Clubside and master estoppel certificates, issued on request; and any recorded amendment adopted after 2000, which the association or the closing agent confirms.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Clubside at The Strand sits inside the North Naples golf-community condominium market they work every week. If you are weighing a sale on Three Iron Drive, the first conversation costs nothing and usually saves a seller more than any decision made later.
If you are thinking, "I need someone to sell my condo in Clubside at The Strand," McGreevy and Comisar helps homeowners price, market, negotiate and sell with a local strategy built for Naples, Estero, Bonita Springs, Fort Myers, Collier County, Lee County and Babcock Ranch. Whether you own a 1,633, 1,793 or 2,136 square foot Clubside home in Clubside I, II or III, our team provides plan-level pricing, professional listing exposure and a clear plan to help you sell confidently. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008.
Jesse McGreevy: (239) 898-6072, [email protected]. Marc Comisar: (239) 287-5873. Office: 24031 S Tamiami Trl #101, Bonita Springs, FL 34134. Request a free valuation of your Clubside at The Strand home, or, if you are buying, read our Clubside at The Strand buyer guide.
Jesse McGreevy (Sales Associate, Florida license SL3101296) and Marc Comisar (Broker Associate, Florida license BK3060671) are licensed Florida REALTORS with Domain Realty; Florida real estate licensure is regulated by the Florida Real Estate Commission (FREC).
McGreevy and Comisar lead Domain Realty Group, a full-service Southwest Florida real estate team; learn more at DomainRealtyGroup.com, and read about the partnership on our about McGreevy and Comisar page. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.