Updated September 2026
Sell your Cypress Cove at The Strand carriage home with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced by floor from 17 MLS closings in 36 months, three estoppels ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Cypress Cove at The Strand is 92 carriage homes in 23 two-story buildings of four on Whisperwood Boulevard, Sandlewood Court and one building on Heron Lane, and 17 of them closed through the Southwest Florida MLS in the last 36 months at a $610,000 median. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price a Cypress Cove sale by floor, view and paperwork.
This page is written for the owner who is thinking about selling. For the neighborhood itself, from the 1998 declaration and the shared clubhouse to the flood points and the schools, read our complete Cypress Cove at The Strand neighborhood guide, which this seller guide sits beside, and for the 15 neighborhoods behind the gate, our guide to The Strand. Everything below answers one question: how to sell a Cypress Cove carriage home for the most money, with the fewest surprises, on a date you choose. 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 three-association paperwork a Cypress Cove 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 Cypress Cove market. We tracked every one of its 33 Southwest Florida MLS closings over five years, its six county-recorded qualified resales of the last year, and the county's recorded sales on all 92 units back to the first closing in April 1998. 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 Cypress Cove means a condominium association, a clubhouse association shared with Feather Sound and The Strand's master association. Marc Comisar runs the field side: showings through the gatehouse, buyer agent conversations, inspections, and walkthroughs for the half of Cypress Cove owners who are not here year-round. Reach Jesse at (239) 898-6072 or Marc at (239) 287-5873, and read more about the partnership on our about McGreevy and Comisar page.
Selling at Cypress Cove at The Strand differs from a typical Naples condominium sale in six ways: the smaller first-floor plan outsells the larger second-floor plan, the garage is part of the unit, the declaration bars a For Sale sign without board approval, three associations issue estoppels, the buildings are two-story, and the neighborhood sits first left inside the gate.
Every one of the 23 buildings holds two first-floor homes of 1,633 square feet and two second-floor homes of 1,793 square feet on the Collier County 2026 tax roll. Over 60 months, 18 first-floor closings sold at a median of $570,000 and 15 second-floor closings at $530,000 (Southwest Florida MLS Matrix, pulled September 26, 2026). Over the last 36 months the gap held: first floor $620,000 on 10 closings, second floor $590,000 on 7. Your price starts from your floor's sales, never from square footage alone and never from the community median.
The recorded declaration says "All garages shall be a part of the Unit," and puts their maintenance on the owner. At Feather Sound and Wedge Wood a unit has the use of one garage space as a limited common element; at Cypress Cove the garage is deeded with the home. That is the single feature a Cypress Cove listing should show first, measure and photograph.
The declaration bars "For Rent" and "For Sale" signs on any unit, common element or limited common element without the board's prior written approval. A Cypress Cove buyer finds your home online, through the MLS, or through an agent who already works The Strand's buyers. Your marketing has to travel before the buyer reaches the gate.
A Cypress Cove owner belongs to the condominium association, to Cypress Cove/Feather Sound Clubhouse Association, which owns the shared pool and clubhouse, and to The Strand Master Property Owners Association, whose assessment the Cypress Cove association collects. None of the three publishes its fee. Your buyer first sees the numbers on the estoppel certificates, which is why we order them the day a contract is signed.
Florida's milestone inspection and structural integrity reserve study laws attach to condominium buildings of three or more habitable stories. The recorded phase sketches label every Cypress Cove unit "FIRST FLOOR" or "SECOND FLOOR," and no Whisperwood Boulevard, Sandlewood Court or Heron Lane address appears on Collier County's milestone buildings list. Condominium buyers ask about this before anything else in 2026, and Cypress Cove's answer is strong.
The master association's Cypress Cove page puts it plainly: "It is the first left after the gate house." No neighborhood in The Strand is closer to the Publix at 5624 Strand Boulevard, Immokalee Road and the I-75 on-ramp. Buyers who tour the back of the community feel the difference on the drive out.
These are the facts that set a Cypress Cove at The Strand price in 2026, each drawn from the Southwest Florida MLS Matrix pull of September 26, 2026, the Collier County recorded sales and 2026 tax roll, and the recorded Cypress Cove declaration, with the window and count beside every figure.
This seller guide runs from why a Cypress Cove sale works the way it does, through the market, the recent sales, the comparison with The Pinnacle, pricing, marketing and negotiation, to costs, disclosure, paperwork, flood, the buyer's carrying cost, the rules, timing, the sell-or-lease decision, reviews and the seller FAQ.
For a Cypress Cove home priced to its own floor's record, yes. On September 26, 2026 one Cypress Cove home was for sale against 17 closings in 36 months, about 2.1 months of supply at that pace. The caution is negotiation: the last year's five buyers paid a median 95.63% of list, against 99.26% over five years.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Southwest Florida MLS Matrix, closings September 27, 2025 to September 26, 2026, pulled September 26, 2026. Building address only; floor from the recorded phase sketches.
Close date | Building address | Floor | Beds and baths | MLS living area | List price | Sold price | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|---|
November 12, 2025 | 5624 Whisperwood Blvd (building 14) | First | 3 bed, 2 bath | 1,633 sq ft | $624,000 | $590,000 | 94.55% | 155 |
November 14, 2025 | 5644 Sandlewood Ct (building 19) | Second | 2 bed + den, 2 bath | 1,793 sq ft | $595,000 | $555,000 | 93.28% | 34 |
March 5, 2026 | 5620 Whisperwood Blvd (building 12) | Second | 2 bed + den, 2 bath | 1,793 sq ft | $625,000 | $610,000 | 97.60% | 45 |
April 13, 2026 | 5643 Sandlewood Ct (building 20) | Second | 2 bed + den, 2 bath | 1,793 sq ft | $549,000 | $525,000 | 95.63% | 183 |
May 26, 2026 | 5629 Whisperwood Blvd (building 8) | First | 3 bed, 2 bath | 1,633 sq ft | $649,000 | $649,000 | 100.00% | 26 |
Five sales total $2,929,000 at a median of $590,000 (n=5, odd, an observed sale), $340.21 per square foot of MLS living area, 95.63% of list and 45 days on market. Only the newest, a first-floor home, sold at its full list price.
One Cypress Cove home was active on September 26, 2026, and none was pending: a second-floor home at 5656 Whisperwood Boulevard (building 23), listed at $659,000 after 88 days. The listing enters 1,964 square feet of living area; the county roll carries every second-floor Cypress Cove home at 1,793. On the roll's figure the asking price is $367.54 a square foot. That listing is your competition and also your proof of where the ceiling sits: only three Cypress Cove homes have ever closed above $659,000, all in the spring of 2024.
One active listing against 5 closings in 12 months is 2.4 months of supply; against the 36-month pace of 17 closings, 2.1 months. Across all of The Strand, 9 actives against 61 closings made 1.77 months (Southwest Florida MLS Matrix, pulled September 26, 2026). The supply is low; the pace is slow. That combination rewards a seller who prices inside the record and punishes one who prices above it.
In 2022 Cypress Cove homes sold above list within days: 10 of 13 closed at or above the asking price, at a median 101.67% of list and 6 days. In the last 12 months the median buyer paid 95.63% of list after 45 days, and the slowest sale, 183 days, closed $24,000 under its list. The market did not fall; the median price held near $590,000 to $610,000. It slowed, and the buyer gained leverage.
Seasonal buyers are in Naples from December to April. A Cypress Cove home photographed, documented and listed in October or November is ready when they arrive. With so few Cypress Cove listings, a well-priced home can sell in any month, but the deepest buyer pool is the winter one.
Your Cypress Cove price starts with your floor, your view and your building's paperwork, and the five sales of the last year ran from $525,000 to $649,000. Get a free Cypress Cove at The Strand home valuation built from those sales, or call Jesse direct at (239) 898-6072. Buying your next home at the same time? Read buying a home in Cypress Cove at The Strand or how we represent buyers in Southwest Florida, and call Marc at (239) 287-5873.
Cypress Cove at The Strand recorded 17 Southwest Florida MLS closings in the 36 months to September 26, 2026, at a median of $610,000, from $515,000 to $695,000, at a median $358.30 per square foot, 98.27% of list and 26 days on market. Thirty-six months is the first window holding ten or more Cypress Cove sales.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Cypress Cove is 92 homes, and in most years only a handful change hands. The last 12 months held 5 closings and the last 24 months only 6, too few to stand a price on. We widen the window until it holds ten or more sales, and 36 months is the first that does. Every figure below names its window and its count.
Southwest Florida MLS Matrix, pulled September 26, 2026, our arithmetic.
Ten first-floor closings sold at a median of $620,000 (n=10, even, the mean of $615,000 and $625,000), and seven second-floor closings at $590,000 (n=7, odd, an observed sale). A second-floor seller who prices off the $610,000 overall median is pricing a few thousand dollars above the second-floor record before view and condition are counted. A first-floor seller who prices off it may be leaving money on the table.
Calendar year | MLS closings | Median sold price | How the median is formed |
|---|---|---|---|
2022 | 13 | $530,000 | n=13, odd, observed |
2023 | 4 | $582,500 | n=4, even, mean of $575,000 and $590,000 |
2024 | 8 | $620,000 | n=8, even, mean of $615,000 and $625,000 |
2025 | 3 | $590,000 | n=3, odd, observed |
2026 through September 26 | 3 | $610,000 | n=3, odd, observed |
Southwest Florida MLS Matrix, pulled September 26, 2026. The pattern: a fast 2022, a 2024 peak with the highest Cypress Cove sale on record, then three sales a year at a median that has held near $590,000 to $610,000.
Collier County recorded sales show 6 qualified Cypress Cove resales from August 29, 2025 to August 28, 2026, at a median of $572,500 (n=6, even, the mean of $555,000 and $590,000), from $525,000 to $649,000. Five match the MLS to the dollar. The sixth, $550,000 at 5657 Whisperwood Boulevard (building 2), recorded March 26, 2026, has no MLS listing behind it. A listing agent who works only from the MLS would never see it, and your buyer's appraiser will.
Over 60 months the MLS records 33 Cypress Cove closings at a median of $555,000 (n=33, odd, an observed sale), from $380,000 to $695,000, a median $329.06 per square foot and 11 days on market (n=31 with days recorded). The median sale-to-list ratio across all 33 sales was 99.26%, the highest of any condominium neighborhood in The Strand; on the 31 sales marketed through the MLS (two were entered after closing and never marketed there) it was 98.40%. Either way, Cypress Cove has sold closer to its asking prices than its neighbors.
The Cypress Cove sales that matter most to your price are the last three years' closings on your own floor: ten first-floor sales from $545,000 to $695,000 and seven second-floor sales from $515,000 to $665,000 since September 2023. Within them, the newest sales and the ones closest to your view and condition carry the most weight.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Close date | Building address | Beds and baths | MLS living area | List | Sold | Sold to list | Days on market |
|---|---|---|---|---|---|---|---|
September 27, 2023 | 5633 Whisperwood Blvd | 2 bed + den, 2 bath | 1,793 sq ft | $588,000 | $590,000 | 100.34% | 4 |
September 27, 2023 | 5661 Whisperwood Blvd | 3 bed, 2 bath | 1,633 sq ft | $560,000 | $545,000 | 97.32% | 90 |
December 18, 2023 | 5616 Whisperwood Blvd | 2 bed + den, 2 bath | 1,793 sq ft | $620,000 | $610,000 | 98.39% | 51 |
March 1, 2024 | 5649 Whisperwood Blvd | 3 bed, 2 bath | 1,633 sq ft | $650,000 | $625,000 | 96.15% | 11 |
March 11, 2024 | 5632 Whisperwood Blvd | 3 bed, 2 bath | 1,856 sq ft as entered | $669,990 | $665,000 | 99.26% | 12 |
April 5, 2024 | 5633 Whisperwood Blvd | 3 bed, 2 bath | 1,633 sq ft | $590,000 | $580,000 | 98.31% | 15 |
May 23, 2024 | 5653 Whisperwood Blvd | 3 bed, 2 bath | 1,856 sq ft as entered | $689,000 | $695,000 | 100.87% | 2 |
May 30, 2024 | 5640 Sandlewood Ct | 3 bed, 2 bath | 1,633 sq ft | $625,000 | $615,000 | 98.40% | 3 |
May 31, 2024 | 5632 Whisperwood Blvd | 3 bed, 2 bath | 1,793 sq ft | $699,000 | $665,000 | 95.14% | 26 |
June 4, 2024 | 5621 Whisperwood Blvd | 3 bed, 2 bath | 1,633 sq ft | $605,000 | $605,000 | 100.00% | 5 |
June 18, 2024 | 5645 Whisperwood Blvd | 2 bed + den, 2 bath | 1,793 sq ft | $549,000 | $515,000 | 93.81% | 55 |
February 12, 2025 | 5621 Whisperwood Blvd | 3 bed, 2 bath | 1,633 sq ft | $636,000 | $625,000 | 98.27% | 9 |
November 12, 2025 | 5624 Whisperwood Blvd | 3 bed, 2 bath | 1,633 sq ft | $624,000 | $590,000 | 94.55% | 155 |
November 14, 2025 | 5644 Sandlewood Ct | 2 bed + den, 2 bath | 1,793 sq ft | $595,000 | $555,000 | 93.28% | 34 |
March 5, 2026 | 5620 Whisperwood Blvd | 2 bed + den, 2 bath | 1,793 sq ft | $625,000 | $610,000 | 97.60% | 45 |
April 13, 2026 | 5643 Sandlewood Ct | 2 bed + den, 2 bath | 1,793 sq ft | $549,000 | $525,000 | 95.63% | 183 |
May 26, 2026 | 5629 Whisperwood Blvd | 3 bed, 2 bath | 1,633 sq ft | $649,000 | $649,000 | 100.00% | 26 |
Southwest Florida MLS Matrix, pulled September 26, 2026; building addresses only. Where a listing agent entered a living area the county roll does not carry (1,856 square feet), we show it "as entered"; the roll's two figures, 1,633 and 1,793, are the consistent measure.
This is a public record walk-through, not a McGreevy and Comisar listing. On April 13, 2026 a second-floor home of 1,793 square feet at 5643 Sandlewood Court (building 20) closed at $525,000 after 183 days on market, 95.63% of a $549,000 final list, $292.81 a square foot. On May 26, 2026 a first-floor home of 1,633 square feet at 5629 Whisperwood Boulevard (building 8) closed at its full $649,000 list after 26 days, $397.43 a square foot, the highest per-foot Cypress Cove sale of the year; the county recorded the same deed at $649,000 on May 22, 2026. Same builder, same year, same gate: the smaller home sold for $124,000 more and in one seventh of the time. The turn in that story is not the market, which was identical; it is floor, presentation and a list price inside the record. A seller who reads those two sales correctly prices the first time.
For a first-floor home we start with the ten first-floor closings since September 2023, weight the 2025 and 2026 sales, then adjust for view (preserve, the interior fountain lake, or the Strand Boulevard and golf edge), kitchen and bath updates, flooring, the air conditioning age and the garage. For a second-floor home we start with the seven second-floor closings, and we look harder at the stairs, the den and any approved hard flooring, because those are the questions a second-floor buyer brings.
The $550,000 county-recorded sale at 5657 Whisperwood Boulevard in March 2026 belongs in every Cypress Cove comparable set even though it never touched the MLS. It is a recorded price for the same product, and it sits $40,000 under the $590,000 12-month MLS median.
Cypress Cove at The Strand and The Pinnacle at The Strand are the two Jack Parker four-home, two-story neighborhoods behind The Strand's gate, with 33 MLS closings each over five years at medians of $555,000 and $570,000. Your buyer will tour both. Cypress Cove wins on location and lease flexibility; The Pinnacle on its private clubhouse and larger plan.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Factor | Cypress Cove at The Strand | The Pinnacle at The Strand |
|---|---|---|
Homes and buildings | 92 in 23 buildings of four | 112 in 28 buildings of four |
Declarant | Parker-Strand I, Inc. (Jack Parker), 1998 | Parker-Strand IV, Inc. (Jack Parker), 2001 and 2002 |
Year built (county roll) | 1998 and 1999 | 2000 to 2003 |
Heated sizes (county roll) | 1,633 and 1,793 sq ft | 1,633 and 2,150 sq ft |
Garage | Part of the unit | Part of the unit |
Pool and clubhouse | Shared with Feather Sound's 64 homes | Its own, for 112 homes |
Location | First left after the main gatehouse | Near the members-only rear gate |
Leasing | 30-day minimum, board approval | 30 days to 12 months, three leases in 12 months, 25% neighborhood cap, no pets in leased units |
Manager | Dorrill Management Group | Cardinal Management Group |
36-month MLS closings and median | 17 at $610,000 | 15 at $654,000 |
36-month median per sq ft | $358.30 | $345.99 |
36-month median sale-to-list | 98.27% | 98.56% |
36-month median days on market | 26 | 20 |
60-month closings and median | 33 at $555,000 | 33 at $570,000 |
60-month median sale-to-list (all sales) | 99.26% | 98.51% |
The 1,633 sq ft plan, 60 months | 18 first-floor sales at $570,000 | 17 sales at $562,000 |
Last 12 months | 5 closings, median $590,000 | 2 closings, $565,000 and $654,000 |
Flood zone | X (panel 12021C0213H) | X (panel 12021C0211H) |
Southwest Florida MLS Matrix, pulled September 26, 2026; recorded declarations; Collier County 2026 tax roll; the master association's neighborhood pages; our Pinnacle at The Strand neighborhood guide.
The cleanest comparison in The Strand: Cypress Cove's first-floor plan and The Pinnacle's smaller plan carry the identical 1,633 square feet on the county roll. Over five years Cypress Cove's sold at a median of $570,000 on 18 sales, The Pinnacle's at $562,000 on 17. A Cypress Cove first-floor seller can show a buyer that the gate-side location holds its own against The Pinnacle's own-clubhouse setting.
The Pinnacle's larger plan of 2,150 square feet has no Cypress Cove equivalent, and its 36-month median, $654,000, sits above Cypress Cove's $610,000 largely because of it. A buyer who needs a third bedroom plus a den and space will lean Pinnacle. Our job on a Cypress Cove listing is to win the buyer who does not need that space and does value the gate, the garage and the leasing flexibility.
An investor or seasonal owner who wants to lease more than three times a year, or a buyer with a pet who may later lease, will find Cypress Cove's declaration more flexible: a 30-day minimum and board approval, with no recorded neighborhood cap in the documents we read. Owner-occupants who want the shortest drive to the Publix and Immokalee Road will find Cypress Cove the first stop inside the gate. The Pinnacle's own seller guide, selling a home in The Pinnacle at The Strand, covers the same contest from the other side.
Feather Sound shares the Cypress Cove pool and clubhouse but is a different product: 64 homes in eight two-story buildings of eight on Heron Lane, 1,149 to 1,540 square feet on the roll, one garage space per unit as a limited common element, and a five-year median of $476,500 on 16 sales. On FEMA's effective map, the lake flood line clips seven of Feather Sound's eight building footprints; Cypress Cove's test points sit in Zone X. Buyers who share the clubhouse decision will compare the two; the garage and the flood map are your answer.
We price a Cypress Cove at The Strand home from the last three years' MLS closings on its own floor, cross-checked against the county's recorded sales, the one active listing and the condition of the home, then set a list price inside the record for that floor rather than from the $610,000 overall median, the square footage or the county's value.
First-floor and second-floor Cypress Cove homes are two markets. Over 36 months the first floor's median was $620,000 and the second floor's $590,000; over 60 months, $570,000 and $530,000. Pricing a second-floor home at a first-floor number is the most common way a Cypress Cove listing stalls.
Some buildings face the interior fountain lake, some the preserve along the west edge, some the Strand Boulevard and golf edge, and building 24 on Heron Lane the shared clubhouse. The declaration assigns and protects no view, and the MLS does not code it consistently, so we walk the lanai and price the view against the sales we can match.
Kitchens, baths, flooring, the air conditioning age, the water heater and the garage door move a Cypress Cove price inside its floor's band. So does the paper: the building's roof date, the wind mitigation report, the board's approval of any hard flooring and a clean estoppel answer a buyer's questions before they become a discount.
Listing agents have entered Cypress Cove living areas of 1,856 and 1,964 square feet, figures the county roll does not carry for any unit. A buyer's appraiser measures. We price and advertise on the roll's 1,633 or 1,793 square feet, so the price per foot your buyer sees survives the appraisal.
The 2026 tax roll values first-floor homes at a median $462,947 and second-floor homes at $504,387, the reverse of the market, because the county's mass appraisal follows square footage. Recorded sales in the last year ran $525,000 to $649,000. A just value is a tax figure as of January 1, not an offer.
You get a recommended list price, a range, the comparable sales behind it and the net you would take home, in writing, from a free Cypress Cove at The Strand home valuation. Call Jesse direct at (239) 898-6072 to start.
We market a Cypress Cove at The Strand home online and agent to agent, because the recorded declaration bars a "For Sale" sign without the board's written approval: professional photography, video and drone, a full MLS listing on the county's area, The Strand buyers we already work with, and a listing file that answers the condominium questions before a buyer asks.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
The photographs lead with what separates your home: the ground-level entry and no stairs on a first-floor home, the den and the elevated lanai view on a second-floor home, and on every home the garage that is part of the unit. Drone images show the first-left location, the fountain lake and the shared clubhouse at the Heron Lane end.
Many Cypress Cove listings carry an "HOA fee" no document supports, a living area the county does not carry, or the old Pelican Strand name with no explanation. Ours carries the county area, the floor, the recorded garage language, the lease and pet rules as recorded, and a plain statement that the fees come from the estoppel certificates.
Buyers for Cypress Cove come from three places: the MLS and the portals it feeds, buyer agents who already work The Strand, and our own database of qualified buyers. We call the agents whose buyers toured The Pinnacle, Feather Sound and Clubside in the last season.
Marc Comisar runs every showing through the staffed gatehouse on Strand Boulevard and puts buyer agents on the gate list. For an owner who is away, he handles access with a key holder or the manager, and reports feedback the same day.
Some Cypress Cove owners prefer a quiet sale. We can show the home privately to qualified buyers first, then tell you honestly what the open market would likely add. Call Jesse direct at (239) 898-6072 to talk through which route fits your timing.
We negotiate a Cypress Cove at The Strand contract from the record: the floor's closings, the 95.63% median sale-to-list of the last 12 months, the one competing listing and the paperwork already in hand. Jesse and Marc negotiate partner to partner, and every counter is tied to a sale the buyer's agent can check.
Closing date, the inspection period, the financing contingency, who pays the estoppel fees, any credit for the air conditioning or the roof, and whether furniture conveys all have value. A Cypress Cove buyer who wants a December closing to be here for the season may pay more for that date than for a lower price.
Most inspection requests on a Cypress Cove home land on the owner's side of the declaration: the interior, the garage door, the lanai screen and the air conditioning condenser. The roof and the structure are the association's. We separate the two in writing, so you do not pay for a building item that belongs to the association's budget.
A lender's appraiser will measure on the 1,633 or 1,793 square feet the county carries. If a buyer's offer was built on a listing's inflated area, the appraisal will find it. Pricing on the county's area from the start keeps the appraisal from reopening the price.
Financed buyers' lenders send the association a condominium questionnaire about reserves, insurance, litigation, owner-occupancy and delinquencies. Cypress Cove's 48.9% homestead share on the 2026 roll and its two-story buildings help. We ask the manager to return questionnaires quickly, because a late one is the most common cause of a delayed Cypress Cove closing.
Selling a Cypress Cove at The Strand home costs the negotiated brokerage fee, Florida documentary stamp tax of $0.70 per $100 on the deed, up to three estoppel certificates, prorated taxes and assessments, and any credits you agree to. There is no CDD payoff. On a $610,000 sale, the 36-month median, the deed stamps alone are $4,270.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Florida charges documentary stamp tax on a deed at $0.70 per $100 of the price under Florida Statutes section 201.02, and in a Collier County resale the seller customarily pays it. The Florida Department of Revenue's documentary stamp tax page counts the price in units of $100, rounded up. On $610,000 that is 6,100 units at $0.70, or $4,270. On the 12-month median of $590,000 it is $4,130; on the year's top sale of $649,000, $4,543; on its lowest, $525,000, $3,675.
Florida's owner's title insurance premium is set by the state under Florida Administrative Code rule 69O-186.003, as the Florida Department of Financial Services title insurance overview explains. In Collier County the buyer customarily selects the closing agent and pays the owner's title policy. The contract always controls, and we never list the owner's policy as a Cypress Cove seller cost unless your contract makes it one.
The Cypress Cove condominium association's certificate is governed by section 718.116, and the master association's by the homeowners' association statute, section 720.30851. Since the 2024 amendments in House Bill 979, the cap for a current account is $299, with up to $119 more for a rush and $179 more on a delinquent account. Ask the manager how the clubhouse association's share is certified on the same request; Dorrill Management Group manages both the Cypress Cove association and the master association, per the master association's property management page, which simplifies ordering.
The Strand has no Community Development District. None appears on the Florida Commerce Official List of Special Districts, Collier County's Community Development Districts map layer shows none at any Strand point, and the 2026 tax roll carries no non-ad valorem assessment on any of the 92 Cypress Cove units. There is no bond balance to disclose or pay off.
Florida property taxes are paid in arrears, so at a closing before the November bill you credit the buyer for your days of ownership that year, a method the Florida Department of Revenue's property tax pages describe. The condominium, clubhouse and master assessments are prorated from the estoppel figures. Water and sewer, which the declaration records as a common expense paid through the clubhouse association, ride inside those assessments rather than as a separate final bill.
Commission is negotiable and set in your listing agreement; there is no standard rate. Since the National Association of REALTORS settlement practice changes of 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 and its guide to written buyer agreements. Whether you offer anything toward the buyer's agent is your decision.
Line, on a $610,000 sale | Who customarily pays in Collier County | Amount |
|---|---|---|
Documentary stamp tax on the deed | Seller | $4,270 |
Cypress Cove condominium estoppel | Contract term; commonly the seller | Up to $299 for a current account, plus any rush fee |
Master association estoppel | Contract term; commonly the seller | Up to $299 for a current account, plus any rush fee |
Clubhouse association figure | Contract term | Ask the manager; not published |
Transfer or capital charges | Contract term | None stated in the 1998 declaration for a resale; confirm on the estoppels |
CDD payoff | Not applicable | None; no CDD |
Listing-side brokerage fee | Seller | Negotiated; each 1 percent of price is $6,100 |
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 |
Mortgage payoff | Seller, if any | Your lender's payoff letter |
This is arithmetic for illustration, not a quote. A closing agent's settlement statement is the only final number, and we prepare an estimated net sheet for your own price and contract before you sign anything. Call Jesse direct at (239) 898-6072.
A Cypress Cove at The Strand seller owes the buyer the condominium resale documents under section 718.503, known material defects under Florida's common-law duty, a property tax disclosure summary and the flood disclosure. Cypress Cove is a Chapter 718 condominium inside a Chapter 720 master association, so the homeowners' association disclosure statute raises a fork your closing agent decides.
Section 718.503 requires the selling unit owner to give the buyer the declaration of condominium, the articles, the bylaws and rules, the most recent year-end financial report and the association's Frequently Asked Questions and Answers document, and gives the buyer a period to cancel after receiving them that ends at closing. At Cypress Cove that means the 1998 declaration recorded at O.R. Book 2394, Page 2599, any amendments, the board's current rules, and the clubhouse declaration that binds your unit.
The Strand master association is a homeowners' association under Chapter 720. Section 720.401 requires a disclosure summary before the contract in a mandatory homeowners' association community, but its subsection (2) says it 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. We raise it with them before listing rather than guess, and this page is information, not legal advice.
Florida's Supreme Court held in Johnson v. Davis that a 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. On a Cypress Cove home that usually means leaks from the unit above or below, air conditioning history, any garage door or lanai screen damage, and any flooring installed without the board's sound approval.
Section 689.261 requires a property tax disclosure summary at or before the contract, warning the buyer not to rely on your taxes. At Cypress Cove the warning is concrete: the 2026 roll's median tax is about $2,320 on a homesteaded home and about $4,191 without the exemption, and a buyer's bill resets toward the purchase price.
Section 689.302 requires a residential seller to disclose flood insurance claims, federal flood assistance and known flood damage on the prescribed form. Both Cypress Cove test points sit in FEMA 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, the end date and the board's approval letter. The declaration requires the board's prior written approval of every lease, so your buyer's agent will ask to see it.
A Cypress Cove at The Strand seller should order the resale document package, the estoppel figures from the condominium, clubhouse and master associations, the building's roof date and the association's wind mitigation documentation, and gather the owner's own records on the air conditioning, the garage door, any approved flooring and any lease, before the first showing.
The declaration, articles, bylaws and current rules; the most recent adopted budget and year-end financial report of the Cypress Cove association and of the clubhouse association; the association's Frequently Asked Questions and Answers sheet; and any special assessment adopted or under discussion. Ask whether the board commissioned a reserve study or engineering report voluntarily, because buyers will ask.
The building's re-roof date and permit, which Collier County's permit history search can confirm by address, and the association's wind mitigation documentation on the OIR-B1-1802 form your buyer's insurer reads.
Air conditioning and water heater invoices, any garage door or opener replacement, the board's approval of any tile or wood floor and its sound plan, any shutter or impact glass installed to the board's specification under section 24 of the declaration, and any lease with its approval letter.
Ordered late, these are what delay a Cypress Cove closing. Ordered early, they answer the second-week questions a condominium buyer's lender and insurer always ask, and they let us price with confidence instead of discounting for the unknown.
Flood zone helps a Cypress Cove at The Strand sale: both test points sit in FEMA Zone X on the effective and preliminary maps, with ground at about 14.1 to 14.2 feet against nearby base flood elevations of 10 to 11 feet, and the neighborhood is in evacuation Zone D. Building age matters more: 1998 and 1999 construction puts the roof and wind file first.
The effective FIRM panel is 12021C0213H, effective May 16, 2012, per the FEMA National Flood Hazard Layer, and FEMA's preliminary maps, whose appeal period Collier County opened in August 2026, keep both points in Zone X. A federally backed lender does not require flood insurance in Zone X. That is a simpler file than Feather Sound's next door, where the lake flood line clips seven of eight building footprints on the effective map.
The National Hurricane Center's storm surge risk maps show no surge at Cypress Cove in Category 1 or 2 scenarios, and Hurricane Ian's severe surge in North Naples stayed on the immediate coast, per the National Hurricane Center's report on Ian. We found no Cypress Cove-specific damage record, and none saying there was none; your own claims history is what matters.
Every Cypress Cove building dates from 1998 or 1999 on the county roll, before the statewide Florida Building Code took effect on March 1, 2002. Insurers price what they can document: roof age, roof-to-wall connections and opening protection. The association insures the buildings on an all-risk policy including windstorm; your buyer insures the interior on an HO-6 policy. A building with a recent roof and current wind mitigation documentation is easier to insure, and easier to sell.
The two flood test points, the panel number, the evacuation zone, the roof date for your building, the wind mitigation report and any shutter or impact glass approval. A buyer who can get an insurance quote in the first week of a contract does not cancel in the second.
Your Cypress Cove at The Strand buyer will pay five recurring layers: the condominium fee, the clubhouse assessment shared with Feather Sound, the master association assessment, the mandatory $4,162 Social dues at The Club at The Strand for 2026, and Collier County property tax, which the 2026 roll puts at a median of about $4,191 without a homestead exemption.
Layer | Who sets it | 2026 figure |
|---|---|---|
Cypress Cove condominium fee | Cypress Cove association board | Not published; on the estoppel certificate |
Clubhouse assessment (pool, clubhouse, lake, water and sewer as recorded) | Cypress Cove/Feather Sound Clubhouse Association | Not published; uniform per unit, quarterly |
Master association assessment | The Strand master association | Not published; collected through the Cypress Cove association |
Club Social dues | The Club at The Strand | $4,162 a year, no initiation for Strand homeowners |
Property tax | Collier County taxing authorities | Median about $4,191 without homestead on the 2026 roll |
Club dues from the club's 2026 Membership Brochure; taxes from the Collier County 2026 tax roll; the three association layers from the recorded declarations.
Because none of the three association fees is published, a buyer cannot price the home's full monthly cost from the listing. A seller who hands over the adopted budgets and estoppel figures early removes the largest unknown in the buyer's math. A seller who leaves an old "HOA fee" in the listing invites a renegotiation when the estoppel arrives.
A buyer who pays $610,000 should expect the county to reassess the home toward its market value after purchase, because the Save Our Homes cap resets on sale. Your buyer should budget from the price, not your bill, and the property tax disclosure summary says exactly that.
The Cypress Cove at The Strand declaration widens your buyer pool on age and transfer and narrows it on leasing, pets and renovation: there is no age restriction and no association approval of a sale, but every lease needs the board's approval and runs at least 30 days, pets are capped at two dogs and cats with approval, and lanais may not be enclosed.
The declaration says, in capital letters, "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM," and "There are no restrictions on the transfer of ownership of Units." Your buyer may be a retiree, a working professional or a family, and no board interview stands between contract and closing. The new owner gives the association a name, address and phone number within ten days.
No lease under 30 days; every lease needs the board's prior written approval in its "sole and absolute discretion"; time-sharing is prohibited; and a $50 lease review fee may be charged. An investor buyer will read those lines first. Compared with The Pinnacle's three-leases-a-year limit and 25% cap, Cypress Cove's recorded rules are the more flexible of the two.
Pets need board approval, with no more than two dogs and cats combined, plus small caged birds and aquarium fish. A buyer with a dog should know about the approval step at the first showing, not at the estoppel.
No tile or wood floors without a board-approved sound plan, no lanai enclosure, window coverings lined white or off-white toward the outside, and shutters only to the board's specification. A buyer planning a remodel prices those limits in; a seller who has already obtained approvals for work done removes them.
A Cypress Cove at The Strand home took a median 26 days to sell over the last 36 months and 45 days over the last 12, with a range of 26 to 183 days in the last year. After a contract, a cash sale can close in two to four weeks once the estoppels arrive; a financed sale commonly takes 30 to 45 days.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Window | Closings | Median days on market |
|---|---|---|
12 months | 5 | 45 |
36 months | 17 | 26 |
60 months | 33 (31 with days recorded) | 11 |
Southwest Florida MLS Matrix, pulled September 26, 2026.
The fastest sale of the year, 26 days, was a first-floor home listed at $649,000 that sold at full price. The two slowest, 155 and 183 days, were listed at $624,000 and $549,000 and closed at 94.55% and 95.63% of list. The pattern across the last three years is consistent: homes priced inside their floor's recorded band sold in weeks; homes priced above it sat for months and sold for less than a correct first price would have brought.
The estoppel certificates, the lender's condominium questionnaire and the appraisal set the pace after contract. Ordered the day the contract is signed, the estoppels rarely hold anything up. A cash buyer and a ready file can close in two to four weeks.
Whether to sell, lease or hold a Cypress Cove at The Strand home depends on your purchase price, your floor, your carrying cost and your timeline. An owner who bought before 2021 is selling at a gain on the recorded medians; an owner who bought from 2022 to 2024 may be near the purchase price today, especially on a second-floor home.
The county's recorded Cypress Cove medians ran $288,000 in 2020, $347,450 in 2021, $528,550 in 2022, $573,150 in 2023, $620,000 in 2024, $590,000 in 2025 and $580,000 in 2026 through May 22. Your own purchase price and improvements matter more than any median; we put your sale against your floor's record before you decide.
Cypress Cove leases run 30 days or more with the board's approval, so seasonal tenants from January to April and annual tenants both work. An owner who leases still carries the condominium, clubhouse and master assessments, the club's Social dues and the taxes, and needs the board's approval for each lease. Transponders go to "residents, members, and approved renters only," per the master association's transponder form.
Holding makes sense for an owner who wants the home, or whose purchase price is close to today's floor median. It makes less sense for an owner whose building faces a roof or reserve cycle the next buyer will price in. Call Jesse direct at (239) 898-6072 and we will run the three options side by side.
You get a free Cypress Cove at The Strand home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Southwest Florida MLS sales of your own floor and plan, with the active listing, the county's recorded sales, your association paperwork and the club cost laid out beside it. There is no cost and no obligation.
You receive the 36-month closings on your floor with their dates, days on market and sale-to-list ratios; the active Cypress Cove listing and any pending sale; the county-recorded resales, including the ones the MLS missed; the view and condition adjustments we would make; the buyer pool your home can reach; and a recommended list price with a defensible range. Request it through the free Cypress Cove at The Strand home valuation or the McGreevy and Comisar valuation form.
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 floor, your timeline and the one thing you are most worried about. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008, and the first conversation costs nothing.
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).
In a neighborhood where the smaller home outsells the larger one, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Cypress Cove owners use the valuation to decide whether to sell this season or next.
Jesse McGreevy is a top-reviewed Cypress Cove at The Strand listing agent, and the quotes below are five-star client reviews from the McGreevy and Comisar Google 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." Verified Google review
Two Cypress Cove homes sat 155 and 183 days in the last year. A relist is a pricing and presentation problem before it is a market problem.
★★★★★ "I can only say he is a refreshing and highly motivated professional. No tricks exaggerations nor falsehoods. His way of bringing quality clients is exceptional. He does not bring lookers. He brings buyers!" Verified Google review
With no sign allowed at the building, every showing has to come from a qualified buyer.
★★★★★ "Working with Jesse was easy, I was kept up to date on all feedback from showings and the many open houses. Highly recommend!" Verified Google review
★★★★★ "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." Verified Google review
About half of Cypress Cove's homes carry no homestead exemption on the 2026 roll. Selling from out of state is normal here.
A Cypress Cove at The Strand specialist matters because the facts that decide this sale sit in recorded documents rather than in a listing feed: a smaller first-floor plan that outsells the larger one, a garage that is part of the unit, a sign ban, three associations, a shared clubhouse with Feather Sound and the old Pelican Strand name on every record.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association and estoppel paperwork. Reach him at (239) 898-6072, and 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 through the gatehouse, buyer agent conversations, inspections and the on-site management that lets a seasonal owner sell without flying down. Reach him at (239) 287-5873, and read his profile on the Marc Comisar agent page.
Pricing a second-floor home at the overall median, advertising a living area the county does not carry, printing an "HOA fee" no document supports, forgetting the clubhouse association, missing the county-recorded sale that never hit the MLS, putting a sign out the declaration forbids, or treating Cypress Cove as the Cypress Cove at Wildcat Run, Grandezza or HealthPark. Each one costs a seller time or money.
Cypress Cove is one of 15 neighborhoods behind The Strand's gate. Our guide to selling a home in The Strand covers the community-wide seller picture, and our Cypress Cove at The Strand neighborhood guide covers every recorded fact about the 92 homes.
Many Cypress Cove at The Strand sellers are buying their next Florida home in the same season, whether a larger plan inside the gate, a detached villa elsewhere in North Naples, or a home in Estero or Bonita Springs. We run both sides together, including the timing of two closings and, for homesteaded sellers, the Save Our Homes portability claim.
Florida's portability rule lets a homestead owner who sells and establishes a new Florida homestead transfer some or all of the accumulated Save Our Homes benefit, within the time limits in the Department of Revenue's PT-112 portability guide. With 45 of Cypress Cove's 92 homes homesteaded on the 2026 roll, this matters to almost half of our sellers. Call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
Some owners move within The Strand, from a Cypress Cove carriage home to a larger coach home or a detached villa, and keep the club. If you are staying, our guide to buying a home in Cypress Cove at The Strand shows how a buyer reads the same records you are selling with.
These are the questions Cypress Cove at The Strand owners ask before they sell, each answered in a short paragraph from the Southwest Florida MLS Matrix pull of September 26, 2026, Collier County's recorded sales and 2026 tax roll, the recorded declarations and Florida law. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
It depends first on your floor, then on view, condition and timing. Over the last 36 months, first-floor homes sold at a median of $620,000 on 10 closings and second-floor homes at $590,000 on 7 (Southwest Florida MLS Matrix). A free Cypress Cove at The Strand home valuation puts your home against the sales that match it.
The first floor, at the median, in every window we measured: over 60 months 18 first-floor closings at $570,000 against 15 second-floor closings at $530,000, even though the first-floor plan is 160 square feet smaller on the county roll.
The record shows it; the reasons are our read. A first-floor home has no stairs to its front door, The Strand's buyers skew toward retirees, and the declaration forbids enclosing a lanai, so a second-floor owner cannot add living space to offset the stairs.
The newest MLS closing, May 26, 2026, was a first-floor home at 5629 Whisperwood Boulevard, sold at its full $649,000 list after 26 days, $397.43 a square foot (Southwest Florida MLS Matrix).
$695,000, a first-floor home at 5653 Whisperwood Boulevard that closed in May 2024 after two days on market, per both the MLS and the county's recorded sales.
On the MLS, 13 in 2022, 4 in 2023, 8 in 2024, 3 in 2025 and 3 in 2026 through September 26. The county recorded 6 qualified resales from August 2025 to August 2026, one of them never listed on the MLS.
Over five years, a median 99.26% of list across all 33 sales, the highest of any Strand condominium neighborhood. Over 36 months, 98.27%; over the last 12 months, 95.63%.
On September 26, 2026 one Cypress Cove home was active: a second-floor home at 5656 Whisperwood Boulevard asking $659,000 after 88 days. Buyers will also tour The Pinnacle and Feather Sound.
Against the closings, not the listing. The active home asks more than every Cypress Cove closing of the last year and $49,000 more than the highest second-floor closing of the year. A home priced inside its floor's recorded band competes with it on value.
No. The 2026 roll values first-floor homes at a median $462,947 and second-floor homes at $504,387, the reverse of the market, and recorded sales in the last year ran $525,000 to $649,000. A just value is a tax figure, not a price.
Listing agents type the living area. The county roll carries every Cypress Cove home at 1,633 or 1,793 square feet, yet listings have entered 1,856 and 1,964. A buyer's appraiser measures, so we price and advertise on the county's figure.
Before and during the winter season. Seasonal buyers are in Naples from December to April, so a home listed in October or November is ready when they arrive.
Usually not a full remodel. Paint, lighting, fixtures and a clean, organized garage pay back more reliably. Tile or wood floors need a board-approved sound plan, which adds time. We walk the home and tell you which projects the recent sales reward.
No. The declaration states "There are no restrictions on the transfer of ownership of Units." The buyer reports a name, address and phone number to the association within ten days of taking title.
Not without the board's prior written approval. The declaration bars "For Rent" and "For Sale" signs on any unit, common element or limited common element, so the marketing has to reach buyers online and through agents.
The resale package under section 718.503: the declaration, articles, bylaws, rules, the most recent year-end financial report and the association's Frequently Asked Questions and Answers sheet, plus the estoppel certificates and the clubhouse declaration.
Plan for three figures: the Cypress Cove condominium association, the clubhouse association shared with Feather Sound, and The Strand master association. Dorrill Management Group manages both Cypress Cove and the master association.
Florida caps a current account's certificate at $299, with up to $119 more for a rush and $179 more if the account is delinquent, under sections 718.116 and 720.30851 as amended in 2024. The contract sets who pays.
By Collier County custom the buyer chooses the closing agent and pays the owner's title policy. The contract controls, and the premium itself is set by the state.
$0.70 per $100 of the price: $4,270 on a $610,000 sale, $4,130 on $590,000 and $4,543 on $649,000. The seller customarily pays them in Collier County.
Yes. The declaration makes every garage "a part of the Unit," so it is conveyed with the deed and maintained by the owner. It is not a separately assigned space.
Yes. Put the lease, the board's approval letter and the end date in the listing file on day one. An investor buyer may keep the tenant; an owner-occupant needs the move-out date.
Yes, with the board's approval of the pet. The declaration allows up to two dogs and cats combined. Tell buyers about the approval step up front.
Yes. The declaration says "THERE ARE NO RESTRICTIONS ON CHILDREN RESIDING IN THE CONDOMINIUM," with an occupancy limit of six persons continuously residing, excluding visitors and guests.
Almost every condominium buyer does. Cypress Cove's answer is strong: two-story buildings on the recorded sketches and no Cypress Cove address on Collier County's milestone buildings list. We add the budget and reserve schedule to the file.
A federally backed lender does not require it in Zone X, and both Cypress Cove test points are Zone X on FEMA's effective and preliminary maps. Many buyers buy it anyway; FEMA prices it under Risk Rating 2.0.
Your buyer's HO-6 carrier and lender will ask about the building's roof date, wind mitigation and shutters. Get the roof history and the association's wind mitigation documentation from the manager before you list.
We have not seen it in the sales: the last year's median, $590,000, sits inside the 2024 to 2026 range. Buyers of the eastern buildings will ask about noise, and FDOT has not confirmed where noise walls will go on this segment.
Cypress Cove is four-home carriage buildings with garages in the unit; Feather Sound is eight-unit, two-story buildings with one garage space per unit. Over five years Cypress Cove's median was $555,000 against Feather Sound's $476,500.
Both are Jack Parker four-home, two-story neighborhoods with garages in the unit and 33 sales over five years. Cypress Cove is at the front gate with fewer lease limits; The Pinnacle has its own clubhouse and a 2,150 square foot plan.
The Strand was named Pelican Strand until April 30, 1999. Cypress Cove was declared in March 1998, so its declaration, association and the county roll keep the old name. Your listing should explain it.
Commission is negotiable and set in the listing agreement. Call Jesse direct at (239) 898-6072 and we will walk you through our marketing plan and fee before you sign anything.
Yes. Some Cypress Cove owners prefer a quiet sale. We can show the home privately to qualified buyers first and tell you honestly what the open market would likely add.
A cash sale can close in two to four weeks once the estoppels arrive; a financed sale commonly takes 30 to 45 days, depending on the lender's condominium questionnaire and appraisal.
It can. Lenders ask about reserves, insurance, litigation, owner-occupancy and delinquencies. Cypress Cove's 48.9% homestead share on the 2026 roll helps; ask the manager to return questionnaires quickly.
The buyer's bill resets toward the purchase price. On the 2026 roll the median tax on a Cypress Cove home without a homestead exemption is about $4,191, so a buyer at $610,000 should budget from the price.
Call Jesse direct at (239) 898-6072, or start with a free Cypress Cove at The Strand home valuation. For every recorded fact about the neighborhood, read our Cypress Cove at The Strand neighborhood guide.
Every Cypress Cove at The Strand figure on this seller page comes from a recorded instrument, a state, county or federal record, the master association's or the club's own published documents, or the Southwest Florida MLS Matrix, pulled September 26, 2026. Primary sources are grouped by who issued them and numbered continuously, and the data files we worked from are named in plain text at the end.
The official Cypress Cove at The Strand documents below are the ones a seller should have in hand before listing and a buyer should read before signing, published by the Collier County Clerk, the master association, The Club at The Strand, Collier County and the State of Florida. Clerk files open in the Clerk's public viewer.
Document | Issued by | Date | What it covers for a seller | Link |
|---|---|---|---|---|
Declaration of Condominium, Cypress Cove at Pelican Strand | Recorded with the Collier County Clerk | March 4, 1998 | Garages and lanais as part of the unit, sign ban, leasing, pets, transfer, insurance, shutters | |
Declaration for Cypress Cove/Feather Sound Clubhouse Association | Recorded with the Collier County Clerk | March 4, 1998 | The shared clubhouse parcel, votes and uniform quarterly assessments | |
Certificate of Amendment, Phase 17 | Recorded with the Collier County Clerk | January 29, 1999 | How each building was added, with plot and floor plans | |
Gate transponder form | The Strand Master Property Owners Association | From August 1, 2025 | Who may receive gate access, including approved renters | |
2026 Membership Brochure | The Club at The Strand | 2026 | Mandatory Social membership your buyer joins, dues and golf upgrades | |
Milestone buildings list | Collier County | As of January 2026 | Buildings subject to milestone inspection; no Cypress Cove address | |
Official List of Special Districts | Florida Commerce | September 2026 | Confirms no CDD at The Strand | |
Florida Statutes section 718.503 | Florida Legislature | Current | The condominium resale package you deliver | |
Florida Statutes section 718.116 | Florida Legislature | Current | Estoppel certificate contents and fee caps | |
Florida Statutes section 689.302 | Florida Legislature | Current | The seller's flood disclosure | |
Department of Revenue PT-112 | Florida Department of Revenue | Current | Save Our Homes portability for a homesteaded seller | |
Form OIR-B1-1802 | Florida Office of Insurance Regulation | Current | The wind mitigation inspection your buyer's insurer reads |
Three Cypress Cove records are not public and cannot be linked: the Cypress Cove and clubhouse associations' adopted budgets and fee schedules, the master association's adopted budget and assessment, and the Cypress Cove board's current rules. Each comes with the estoppel certificates or the resale package, and we request them for you before listing.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Cypress Cove at The Strand sits inside the North Naples market they work every week. If you are weighing a sale at Cypress Cove, 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 house in Cypress Cove at The Strand, Florida," 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 first-floor home on Whisperwood Boulevard, a second-floor home on Sandlewood Court or the Heron Lane building beside the clubhouse, or a home elsewhere in The Strand, our team provides local market guidance, 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.
Request a free Cypress Cove at The Strand home valuation, or call Jesse direct at (239) 898-6072. If you are buying, read our guide to buying a home in Cypress Cove at The Strand and call Marc at (239) 287-5873. Every recorded fact about the 92 homes is in our Cypress Cove at The Strand neighborhood 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. Nothing on this page is legal, tax or insurance advice.
Market data from Southwest Florida MLS, pulled September 26, 2026. Brokered by Domain Realty.