Updated September 2026
Sell your Eden at The Strand villa with McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. Priced from your plan's own Eden sales, the roof and building documented, both estoppels ordered on day one. Call (239) 898-6072.
Updated September 2026 · By Jesse McGreevy and Marc Comisar, Domain Realty
Eden at The Strand is 55 villas on Paradise Circle and Stem Drive inside The Strand in North Naples, and only fourteen of them closed through the Southwest Florida MLS in five years. McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008, price an Eden villa from its own plan's recorded sales, its roof and its building, not from a community average.
This page is written for the Eden owner who is thinking about selling. If you want the full picture of the neighborhood itself, its 1999 declaration, the 2024 restatement, the lake loop, the flood test at every address and the schools, read our complete guide to Eden at The Strand, which this seller guide sits beside, and for the wider community read our guide to The Strand. Everything below answers one question: how to sell an Eden villa for the most money, with the fewest surprises, on a timeline you control. If you would rather talk it through, call Jesse McGreevy direct at (239) 898-6072.
Jesse McGreevy and Marc Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012. They personally run the pricing conversation, the marketing build, the negotiation and the Eden association, master association and club paperwork on every listing they take. 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 record. We tracked every one of the fourteen Eden closings in five years of Southwest Florida MLS history, every recorded Eden deed in the county sales file back to 2000, and, in the last 12 months we tracked all 61 MLS closings across The Strand, so the next buyer's alternatives are on the table too. Each figure below carries its source and its date.
You get Jesse and Marc, not an assistant with a template. Marc Comisar runs the field side: showings through the gatehouse, buyer agent conversations, inspections, the roof and shared-wall questions an inspector raises, and the on-site work that lets a seasonal owner sell without flying down. Jesse McGreevy runs pricing, marketing, data and the association approval, both estoppel certificates and the club notice. 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 Eden at The Strand differs from most Naples sales in seven ways: the market is thin, most villas share a building, the roof is the owner's under the 2024 restated declaration, every buyer needs the association's approval, signs are restricted, every buyer joins the club, and I-75 runs along the east side of the loop.
Eden holds 55 homes, 48 on the Eden at The Strand plat and 7 on its 2002 replat, all in one homeowners' association. The Southwest Florida MLS recorded fourteen Eden closings from September 27, 2021 to September 26, 2026, none in the last twelve months, and no Eden villa was listed on September 26, 2026. In a market that thin, the next listing sets the comparable for everyone, and pricing it is a research job rather than a lookup.
The association's 2024 Rules and Regulations list exterior painting of "the 29 buildings," 29 buildings for 55 homes, so most Eden villas share a roof line and a party wall with one neighbor. Buyers ask about it at the first showing, and a seller who has the answers ready, roof dates for both halves, the paint scheme and the party-wall clause, sells faster than one who does not. Our Eden at The Strand guide explains how the shared buildings came to be, from the 1999 plan for "single family zero lot line lots and villas" to the party-wall clause in the 2024 restatement.
The Amended and Restated Declaration recorded April 2, 2024 at Official Records Book 6345, Page 446 is the governing text, and its section 6.2 puts the roof, structure, windows, doors and driveway on the owner. The association paints the exteriors and cleans roofs every two years; it does not replace them. Every Eden buyer prices the roof, so every Eden seller should document it.
Section 11 of the restated declaration makes every transfer subject to the association's approval, and the purchase application carries a $150 transfer and administration fee. The approval belongs in the contract timeline from day one, not as an afterthought in week three.
Section 8.5 bars any sign, "including, without limitation, those of realtors," except under the master association's sign standards or with the board's written approval, and the association's Community Standards Handbook allows one post sign built to the master specification, nothing on a wall or in a window. Paradise Circle is a loop off a short spur beside the clubhouse, and almost nobody drives it by accident, so the buyers have to be reached before they reach the gate.
The 2024 declaration says owners "shall automatically become social members of The Club at the Strand," and the club's 2026 Membership Brochure sets Social dues at $4,162 a year with no initiation fee for Strand homeowners. Your buyer is buying a villa and a club membership in one decision. At Eden the clubhouse, courts and fitness center are next door, which is a selling point no other villa neighborhood in The Strand can match on distance.
The eastern row of Eden villas sits roughly 50 to 70 meters from the nearest I-75 travel lane, across a canal and a tree line, by our measurement on the federal aerial, and FDOT's I-75 widening, project 452544-1 starts construction from fall 2026. Buyers of an east-side villa will ask. We answer from the project files, and we price the inner ring and the outer ring separately.
These eight points are what an Eden owner should know before choosing a price, a season and a listing agent, drawn from the Southwest Florida MLS Matrix retrieved September 26, 2026, the county's 2026 preliminary roll, the recorded 2024 restatement and FEMA's flood maps tested at every Eden address.
This Eden seller guide runs from why an Eden sale works the way it does, through timing, the sales that matter, the comparison with The Strand and with Mango Cay, pricing, marketing and negotiation, to costs, disclosure, paperwork, flood, the buyer's carrying costs, timing, the sell-or-rent decision, reviews and the seller FAQ.
For a well-prepared Eden villa priced to its own plan's recorded sales, yes. No Eden villa was listed on September 26, 2026, none has closed on the MLS since January 2025, and the five-year median sale went under contract in 13 days. The caution is proof: your buyer has no fresh Eden comparable, so the pricing case has to be made.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Every figure in this section comes from one search of the Southwest Florida MLS Matrix, retrieved September 26, 2026: residential records with the development name The Strand, closed from September 27, 2021 to September 26, 2026, sorted into Eden by street. Our rule on every page is to start at twelve months and widen to 24, 36 and 60 months until a window holds ten or more closings, then to name the window beside every figure. At Eden the twelve-month window is empty, the 24-month window holds one closing and the 36-month window six, so the market figures below are five-year figures.
| Window, to September 26, 2026 | Closings | Median sold price | Median price per sq ft (MLS living area) | Range |
|---|---|---|---|---|
| 12 months | 0 | none | none | none |
| 24 months | 1 | $849,900 (n=1, observed) | $428.81 (n=1) | $849,900 |
| 36 months | 6 | $836,250 (n=6, even, mean of $825,000 and $847,500) | $426.98 (n=6, even, mean of $426.36 and $427.60) | $765,000 to $855,000 |
| 60 months | 14 | $805,500 (n=14, even, mean of $805,000 and $806,000) | $391.32 (n=14, even, mean of $385.97 and $396.67) | $640,000 to $855,000 |
Source: Southwest Florida MLS Matrix, retrieved September 26, 2026. With an even count, a median is the mean of the two middle sales, and we say so each time.
Over the 60 months to September 26, 2026, the fourteen Eden closings totaled $10,978,400. The median sold price was $805,500 (n=14), the median price per square foot of MLS living area $391.32 (n=14), the median sale-to-list ratio 98.21% (n=13, odd, observed) and the median days on market 13 (n=13, odd, observed). The sale-to-list and days figures use thirteen sales because one sale, in November 2023, was a Sold Data Entry: entered after closing, not marketed on the MLS, so it carries no asking-price history and no marketing days. Five of the thirteen marketed sales closed at or above the final asking price.
| Calendar year | Eden MLS closings | Median sold price |
|---|---|---|
| 2021 (October to December) | 1 | $806,000 (n=1, observed) |
| 2022 | 2 | $805,000 (n=2, even, mean of $800,000 and $810,000) |
| 2023 | 8 | $795,000 (n=8, even, mean of $785,000 and $805,000) |
| 2024 | 2 | $810,000 (n=2, even, mean of $765,000 and $855,000) |
| 2025 | 1 | $849,900 (n=1, observed) |
| 2026 (to September 25) | 0 | none |
Source: Southwest Florida MLS Matrix, retrieved September 26, 2026. Eight of the fourteen five-year closings came in 2023 alone. That busy year cleared many of the owners most ready to sell, and the market has been quiet since January 2025.
On September 26, 2026 the Southwest Florida MLS showed no active, pending or contingent listing on Paradise Circle or Stem Drive. The Strand as a whole had 9 active listings, and the only detached home among them was a villa in The Links at The Strand at $1,325,000. For an Eden seller, that means the next listing has the neighborhood to itself, and the buyers who have been waiting for an Eden villa will see it first.
The county's recorded deeds are a second, independent count. In the same five years the county sales file holds 13 qualified Eden sales, $640,000 to $855,000, one fewer than the MLS: it adds an October 2023 sale at $730,000 that never appeared in the MLS, and it codes two MLS sales, the $650,000 May 2023 sale and the $847,500 sale entered after closing, as not qualified. It also holds a deed recorded in April 2026 at $950,000 that the county did not code as a qualified sale, which we do not count as a market price. Where the two custodians differ we report both, and we price from the MLS, because those are the sales buyers and appraisers see.
Eden has recorded no MLS sale since January 2025, so the next Eden listing sets the comparable for all 55 villas. Get a free Eden home valuation built from your plan's own sales, or call Jesse direct at (239) 898-6072. If you are also buying, Marc runs the purchase side: call Marc at (239) 287-5873 or read how we represent buyers in Southwest Florida.
The Eden sales that matter most to your price are the fourteen five-year MLS closings, read by size, date and condition, with the 2023 to 2025 sales of $765,000 to $855,000 as the frame. A seller should know each one, because a buyer's agent and an appraiser will, and in a 55-home neighborhood every sale is somebody's comparable.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Closed | Sold price | Final asking price | Living area (MLS) | Beds and baths | Days on market | Sold price per sq ft |
|---|---|---|---|---|---|---|
| December 2021 | $806,000 | $775,000 | 2,253 sq ft | 3 plus den, 2 | 4 | $357.75 |
| March 2022 | $810,000 | $795,000 | 2,042 sq ft | 3, 3 | 47 | $396.67 |
| April 2022 | $800,000 | $899,000 | 2,564 sq ft | 3 plus den, 2.5 | 10 | $312.01 |
| March 2023 | $840,000 | $869,900 | 2,011 sq ft | 3, 2 | 16 | $417.70 |
| March 2023 | $700,000 | $650,000 | 1,949 sq ft | 3, 3 | 8 | $359.16 |
| April 2023 | $785,000 | $785,000 | 1,935 sq ft | 3, 3 | 5 | $405.68 |
| May 2023 | $650,000 | $725,000 | 2,042 sq ft | 3, 3 | 98 | $318.32 |
| July 2023 | $640,000 | $699,000 | 1,982 sq ft | 2 plus den, 2 | 64 | $322.91 |
| October 2023 | $805,000 | $820,000 | 2,564 sq ft | 3 plus den, 2.5 | 260 | $313.96 |
| November 2023 | $825,000 | $840,000 | 1,935 sq ft | 3, 3 | 4 | $426.36 |
| November 2023 | $847,500 | entered after closing | 1,982 sq ft | 2 plus den, 2 | not marketed on the MLS | $427.60 |
| March 2024 | $855,000 | $865,000 | 1,935 sq ft | 3, 3 | 11 | $441.86 |
| May 2024 | $765,000 | $780,000 | 1,982 sq ft | 3, 2 | 101 | $385.97 |
| January 2025 | $849,900 | $849,900 | 1,982 sq ft | 3, 2 | 13 | $428.81 |
Source: Southwest Florida MLS Matrix, Development The Strand, closed September 27, 2021 to September 26, 2026, retrieved September 26, 2026. Per-square-foot is sold price divided by MLS living area, per sale. We show month, price and size only; house numbers and MLS numbers are not published here.
The November 2023 sale at $847,500, a 1,982 square foot two-bedroom-plus-den villa, is a Sold Data Entry: the agent recorded it in the MLS after it closed, and it was never marketed through the MLS. It is a real price and it counts in our counts, medians, volume and range. It is excluded from sale-to-list and days on market, because it had no public asking period to measure. It is a useful reminder that some Eden villas trade quietly between parties who already know each other.
| Living area band (MLS) | Closings | Sold prices | Middle of the band |
|---|---|---|---|
| Under 1,950 sq ft (1,935 and 1,949) | 4 | $700,000, $785,000, $825,000, $855,000 | $805,000 (n=4, even, mean of $785,000 and $825,000) |
| 1,982 sq ft | 4 | $640,000, $765,000, $847,500, $849,900 | $806,250 (n=4, even, mean of $765,000 and $847,500) |
| 2,000 to 2,299 sq ft (2,011, 2,042 twice, 2,253) | 4 | $650,000, $806,000, $810,000, $840,000 | $808,000 (n=4, even, mean of $806,000 and $810,000) |
| 2,564 sq ft | 2 | $800,000, $805,000 | two sales, listed rather than summarized |
Source: Southwest Florida MLS Matrix, retrieved September 26, 2026. The lesson for a seller is that size alone does not set an Eden price. The four smallest villas recorded almost the same middle as the four of 2,000 to 2,299 square feet, and the two 2,564 square foot villas sold for less per foot than any other Eden sale. Condition, roof age, view, a private pool and whether the villa stands alone or shares a building move an Eden price more than square footage does.
We read the MLS and the county sales file side by side for the plan that traded most often in the window, the 1,935 square foot three-bedroom, three-bath villa. Three sales of that size closed in eleven months: $785,000 in April 2023 after 5 days at its full $785,000 asking price; $825,000 in November 2023 after 4 days, against an $840,000 asking price; and $855,000 in March 2024 after 11 days, against $865,000. The county file shows the November 2023 deed as a qualified sale at $825,000, and it records that the same villa sold in both April and November 2023. In under a year the plan's price rose $70,000, about 9%, while The Strand's overall median was flat. That is the kind of move an automated estimate built on community averages cannot see, and it is why we price an Eden villa from its own plan's sales before anything else.
Three Eden sales took far longer than the rest: 98 days for a 2,042 square foot villa that closed at $650,000 against a $725,000 asking price in May 2023, 101 days for a 1,982 square foot villa at $765,000 in May 2024, and 260 days for a 2,564 square foot villa at $805,000 in October 2023. All three closed below their asking prices and at or below $805,000. By contrast, three of the four sales with eight days on market or fewer closed at or above asking. The record does not say why each slow sale was slow, and we do not guess. It does say that at Eden a price set above the plan's last sales costs time first and money second.
Eden at The Strand sits in the middle of The Strand's villa ladder: its five-year MLS median of $805,500 (n=14) is above the coach-home and condominium neighborhoods and below Ana's Place, The Links and the single-family streets, and its $391.32 median price per square foot is the highest in The Strand outside The Links and the single-family association.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
Yardstick: Southwest Florida MLS Matrix closings retrieved September 26, 2026, five-year count and median sold price, five-year median price per square foot of MLS living area, and the last twelve months' count. Neighborhoods whose five-year count stays under ten are shown without a median, because fewer than ten sales is a list, not a market rate.
| Neighborhood | Homes | Product | Five-year MLS closings | Five-year median sold price | Five-year median $ per sq ft | Closings, last 12 months |
|---|---|---|---|---|---|---|
| Eden at The Strand | 55 | Villas on lots, most paired; HOA | 14 | $805,500 (even n) | $391.32 | 0 |
| Mango Cay at The Strand | 32 | Detached villas held as condominium units | 7 | fewer than ten sales: $499,000 to $715,000, listed below | not stated | 1 |
| Ana's Place | 32 | Detached pool villas; HOA | 12 | $979,500 (even n) | $362.14 | 1 |
| The Links at The Strand | 54 | Detached golf villas; HOA | 10 | $1,167,500 (even n) | $425.17 | 6 |
| Single Family Homes association | 121 | Detached single-family homes | 24 | $1,775,000 (even n) | $557.76 (n=23) | 4 |
| Trophy Club at The Strand | 88 | Two-story coach homes, condominium | 19 | $699,000 (odd n) | $286.67 | 5 |
| Grande Reserve at The Strand | 84 | Coach homes, condominium | 27 | $664,000 (odd n) | $318.33 | 9 |
| Clubside at The Strand | 125 | Two-story condominium buildings | 33 | $585,000 (odd n) | $342.93 | 10 |
| The Pinnacle at The Strand | 112 | Two-story coach homes, condominium | 33 | $570,000 (odd n) | $320.93 | 2 |
| Cypress Cove at The Strand | 92 | Carriage homes, condominium | 33 | $555,000 (odd n) | $329.06 | 5 |
| Wedge Wood at The Strand | 153 | Two-story condominium buildings | 60 | $445,000 (even n, both middle sales $445,000) | $299.87 | 11 |
Source: Southwest Florida MLS Matrix, closings September 27, 2021 to September 26, 2026, retrieved September 26, 2026; home counts from the master association's 2026 annual meeting notice and ballot. Sawgrass and Turnberry Woods also recorded fewer than ten five-year sales and are covered on their own pages.
Three readings matter to an Eden seller. First, your buyer is choosing among villas, not condominiums: the realistic alternatives are Mango Cay below you, Ana's Place and The Links above you, and the single-family streets well above. Second, Eden buyers have paid more per square foot than buyers anywhere else in The Strand below The Links, because Eden villas are compact, most under 2,100 square feet, and the location beside the clubhouse and the lake carries a premium. Third, Eden is a thin market: fourteen sales in five years from 55 homes, where Wedge Wood produced sixty from 153. A thin market rewards accurate pricing and punishes optimism, because there is no stream of new sales to rescue a stale list price. Our guide to The Strand covers all fifteen voting neighborhoods behind the gate.
An Eden buyer will almost always tour Mango Cay at The Strand, The Strand's other affordable villa neighborhood, so your listing has to win that comparison. Eden offers lot ownership under a homeowners' association, the clubhouse next door and no pet weight limit; Mango Cay offers newer, fully detached condominium villas near the gate with roofing in the Mango Cay II fee.
Data updated: September 2026 (Southwest Florida MLS Matrix, retrieved 26 Sep 2026)
| Question a buyer asks | Eden at The Strand | Mango Cay at The Strand |
|---|---|---|
| Legal form | Platted lots and homes under a homeowners' association, Chapter 720 | Condominium units, Chapter 718, one villa per building |
| Homes | 55 (48 on the Eden plat, 7 on its 2002 replat) | 32 (3 in Mango Cay, 29 in Mango Cay II) |
| Buildings | 29, most holding two villas with a party wall | 32, every villa detached |
| Built, per the county roll | 2000 to 2005 | 2005 to 2007 |
| Who replaces the roof | The owner, under section 6.2 of the 2024 restated declaration | Mango Cay II's fee includes roofing and exterior painting, per the master association |
| Private pool | Many lots, not all | Every villa, with spa |
| Leasing | Up to three leases a year, 30 days to one year, with approval | One-year minimum at Mango Cay II under its recorded 2006 text |
| Pets | Two household pets, no weight limit in the recorded text | Two cats or dogs of 30 pounds or less at Mango Cay II |
| Location | Beside the clubhouse and courts, lake inside the loop | Just inside the main gate |
| Five-year MLS closings | 14, median $805,500 (n=14, even) | 7, every sale listed below, no median as a market rate |
| Closings, last 12 months | 0 | 1, at $650,000 in May 2026 |
| Flood, effective map | 45 unshaded Zone X, 2 shaded Zone X, 8 Zone AH | Unshaded Zone X |
Sources: Eden's recorded 2024 restated declaration, the Mango Cay II declaration, the master association's Mango Cay page, the county's 2026 preliminary roll, FEMA's National Flood Hazard Layer and the Southwest Florida MLS Matrix, retrieved September 26, 2026. Our Mango Cay guide covers the other side in full.
Mango Cay recorded seven MLS closings in five years, so no window reaches ten sales and we list each one rather than quote a median: $499,000 in February 2022 (2,255 sq ft), $699,000 in June 2023 (1,802 sq ft), $665,000 in December 2023 (1,802 sq ft), $640,000 in March 2024 (1,802 sq ft, 200 days), $715,000 in January 2025 (2,255 sq ft), $688,000 in March 2025 (1,802 sq ft) and $650,000 in May 2026 (1,802 sq ft). Every one of them closed below Eden's five-year median, and the May 2026 Mango Cay sale is one of the freshest villa comparables inside the gate.
We do not hide the price gap; we explain it. An Eden buyer pays more for a platted lot rather than a condominium unit, for the clubhouse next door, for a larger dog allowed, and for a lease rule that allows a winter tenant. A Mango Cay buyer pays less for a newer, fully detached villa with its own pool and spa and the roof pooled in the Mango Cay II fee. A listing that names those trade-offs plainly keeps the right buyer and lets the wrong one move on quickly. If you also own at Mango Cay, see our separate guide to selling a Mango Cay at The Strand home.
We price an Eden villa from the sales of its own plan first, then adjust for roof age, a paired or single building, position on the loop, pool and lanai, and interior condition, and we test the result against the Mango Cay, Ana's Place and Links listings a buyer will see the same week. The output is a written list price with a defensible range.
The Strand's twelve-month median of $610,000 mixes condominiums with detached homes, and it says almost nothing about an Eden villa. Our first comparables are Eden sales of the same MLS living area, then the neighboring size band, then the county's qualified deeds for the same plan. For a 1,935 square foot villa that means three sales from $785,000 to $855,000 in 2023 and 2024; for a 1,982 square foot villa, four sales from $640,000 to $849,900.
Eden's tile roofs date from 2000 to 2005, so many are at or past twenty years. A roof replaced under the association's 2019 roof specifications, with permits for both halves of the building and a five-year workmanship warranty, is one of the few features that separates one Eden villa's price from its neighbor's. An original roof is not a defect, but the buyer's insurer will price it, and we price for that.
Most Eden villas share a building with one neighbor, and a few stand alone. A paired villa sells to buyers who want Eden, but the buyer will ask whether the other half's roof matches yours, whether the colors match the 2016 scheme, and how the party wall is shared under section 6.2.2. A single villa answers fewer questions. We read the building before we set the price.
The inner ring of Eden faces the fountain lake; the outer ring backs onto golf holes to the north and south, the club's courts to the west, or the I-75 corridor to the east. All eight Zone AH home points on FEMA's effective map are on the east side of Paradise Circle. Lake, golf and court views earn a premium; an east-side villa needs its flood file and its sound question answered up front.
Private pools are common at Eden but not universal. A screened pool, in-ground and in the rear as the handbook requires, is a feature buyers pay for and the rare Eden buyer will add later. We price it from the plan's sales with and without a pool, and we never assume one the listing cannot show.
Before we recommend a number we pull the current listings in Mango Cay, Ana's Place, Sawgrass and The Links, because those are the homes your buyer will see in the same week. An Eden villa priced from its own plan's sales and positioned against those alternatives draws offers; one priced from hope sits, as three slow Eden sales in 2023 and 2024 showed.
We market an Eden villa to the buyers who cannot drive by: the qualified-buyer database, seasonal and out-of-state searchers, buyers already touring The Strand's villas, and the agents representing them, with cinematic video, drone, professional photography and a listing that answers the roof, building, approval and club questions before they are asked.
Paradise Circle sits behind The Strand's staffed gatehouse and a short spur beside the clubhouse, so drive-by traffic is close to zero. Nineteen of Eden's 55 owners have out-of-state mailing addresses on the county's 2026 preliminary roll, and many buyers search from out of state too. We launch to our buyer database, to the MLS, and to the agents who sold in The Strand in the last year, in the same week.
Section 8.5 of the restated declaration and the handbook allow one post sign to the master association's specification, and nothing else. Showings pass the gatehouse, so Marc registers each one in advance with the gate and walks the villa after each visit. Open houses are possible by appointment with registered attendees; discreet, pre-qualified showings usually suit Eden better.
An Eden listing is a setting as much as a house: the fountain lake, the ninth greens of Sabal and Savannah, the clubhouse a short walk away. We shoot the villa, the lanai and pool, the lake view and the aerial that shows where the villa sits on the loop and how close the courts and clubhouse are, and we write the floor plan into the listing, because the association publishes no plan book.
Some Eden owners prefer a quiet sale, and the November 2023 sale entered after closing shows that some Eden villas trade that way. We can match your villa to buyers in our database privately, subject to the association's approval of the buyer like any sale. The trade-off is exposure, and we show you both paths and what each is likely to net before you choose.
We negotiate an Eden contract around the three things that move money and dates at Eden: the association's approval of the buyer, the roof and shared-building questions an inspector raises, and the appraisal in a market with few recent sales. Each is handled in the contract terms, not discovered at closing.
Section 11 of the restated declaration subjects every transfer to approval, and the association's purchase application asks for the contract, the buyer's references and the $150 fee. We submit the buyer's application the day the contract is signed and set the closing date with the board's review window in mind, so the approval never becomes the reason a closing slips.
At Eden the inspection conversation centers on the roof, the shared wall and the systems: roof age and permit history on both halves of the building, any staining at the party wall, the air conditioning, the water heater and the electrical panel, plus the four-point and wind mitigation reports the buyer's insurer will ask for. We order a pre-listing wind mitigation report so the buyer's quote arrives inside the inspection period.
With no Eden MLS sale in twelve months, an appraiser will reach back to 2023, 2024 and January 2025 and may borrow from Mango Cay or Ana's Place. We hand the appraiser the full Eden sales record by plan, including the 1,935 square foot run from $785,000 to $855,000, so the value is built from Eden rather than from a neighborhood your villa does not resemble.
Selling an Eden villa costs the brokerage fee you negotiate, Florida documentary stamp tax of $0.70 per $100 on the deed, two capped estoppel certificate fees, prorated taxes and assessments, and any repairs or credits. There is no CDD payoff at The Strand, and in Collier County the buyer customarily pays for the owner's title policy.
| Line item at a $805,500 sale (the five-year median, n=14) | Estimate | Basis |
|---|---|---|
| Documentary stamp tax on the deed | $5,638.50 | $0.70 per $100 under section 201.02 |
| Eden estoppel certificate | up to $299 | Cap for an account not delinquent under section 720.30851 |
| Master association estoppel certificate | up to $299 | Same statutory cap |
| Property tax proration, non-homestead villa, June 30 closing | about $2,920 | 181 of 365 days of the $5,888.21 non-homestead median on the 2026 preliminary roll |
| Owner's title policy | customarily the buyer's in Collier County | Custom only; the contract controls |
| Brokerage fee | negotiated in writing before listing | No law or association sets it |
| Resale capital assessment | owed by the buyer | Section 11 of the 2024 restated declaration |
These are estimates for illustration, not a net sheet for your villa; a homesteaded seller's proration on the $3,658.41 homestead median would be about $1,814 for the same dates. We prepare an estimated net sheet for your own price, taxes and account before you sign anything.
Commission in Florida is negotiable between you and your listing brokerage. Since August 17, 2024, offers of compensation to a buyer's agent are not advertised on the MLS, and buyers sign their own written agreement before touring, per the NAR settlement summary. We put our fee and any buyer-side offer in writing before we list, and we explain how each choice affects your exposure.
Three Eden-specific items catch sellers out: any unpaid quarterly assessment, which the estoppel certificate lists and the closing pays; a fine or special assessment adopted before closing; and the cost of a roof decision deferred too long, because a buyer's insurer may decline an old roof and the credit request follows. We read your account and your roof file before we list.
An Eden seller gives the buyer the homeowners' association disclosure summary under section 720.401 before the contract is signed, discloses known facts that materially affect value and are not readily observable, completes the section 689.302 flood disclosure, and delivers the property tax disclosure summary under section 689.261. Eden is a homeowners' association, not a condominium, so the condominium resale package does not apply.
Florida's section 720.401 requires a disclosure summary before the buyer signs a contract for a parcel in a mandatory homeowners' association. If it is not delivered first, the contract is voidable by the buyer within three days of receiving it or before closing, whichever comes first, and that right cannot be waived. At Eden the summary sits beside the master association's, because every lot is bound by both. We attach both to the listing file before the first showing. This is information, not legal advice; confirm with your closing agent or attorney.
Florida sellers must disclose known facts that materially affect value and are not readily observable, under Johnson v. Davis. At Eden the facts buyers care about most are roof leaks and repairs, any party-wall water intrusion, and any insurance claim. Gather the invoices, permits and roof records before listing, because a disclosed and documented repair sells better than a discovered one.
Section 689.302 requires a seller of residential property to give the buyer a flood disclosure on the statutory form, covering any flood insurance claim, any federal flood assistance and the seller's knowledge of flood damage to the property. Eight Eden home points sit in Zone AH on FEMA's effective map, so an east-side seller should have the zone, any letter of map amendment and any elevation certificate in hand.
Section 689.261 requires a property tax disclosure summary warning the buyer not to rely on the seller's current taxes. At Eden the gap can be large: on the 2026 preliminary roll the homestead median tax is $3,658.41 and the non-homestead median $5,888.21, and a buyer's assessment resets after the sale.
An Eden sale needs two estoppel certificates, the association's purchase application with its $150 fee, the section 720.401 summaries, the roof and permit file for both halves of the building, and the governing documents a buyer will read: the recorded 2024 restatement, the 2024 rules and the handbook. We assemble the file before the first showing.
One from Eden's association and one from The Strand Master Property Owners Association, each stating the regular assessment, anything unpaid and any special assessment adopted, under section 720.30851. Both associations are managed by Dorrill Management Group, 5672 Strand Court, Suite 1, per the Eden association's management page. We order both the day the contract is signed.
The association's purchase application asks for the contract, the buyer's information and references, and a $150 transfer and administration fee. Section 11 of the restatement says the association "shall not disapprove a sale for an illegal discriminatory reason," and a complete application with a clean buyer file makes approval a formality.
Collect the roof permit and warranty for your half of the building and, if you can, the date of your neighbor's roof. The 2019 specification requires both halves to be roofed together under separate permits, so a recent roof usually comes with a matching record next door. Add the air conditioning, water heater, pool and lanai permits, because their dates tell a buyer the true age of the big systems.
The governing text is the Amended and Restated Declaration recorded April 2, 2024. The association's website still posts the same document under the file name "Draft 2," which is why some summaries call it unconfirmed; the recorded instrument settles it, and we hand the buyer's agent the recorded version. The 2024 Rules and Regulations and the handbook complete the set.
The flood map affects an Eden sale villa by villa. Tested at every Eden home point on FEMA's effective panel 12021C0211H, 45 are in unshaded Zone X, 2 in shaded Zone X and 8 in Zone AH, all on the east side of Paradise Circle; FEMA's preliminary maps put all 55 in unshaded Zone X.
On September 29, 2026 each of the 55 Eden home points from Collier County's site address layer was run through FEMA's live National Flood Hazard Layer and the preliminary layer. Ground at the points runs 14.8 to 17.5 feet NAVD88 on the USGS 3D Elevation Program, and the effective base flood elevation lines around Eden read 11.0 to 12.0 feet. Collier County opened a 90-day appeal and comment period on the proposed maps beginning August 19, 2026, per its August 2026 release. Until the new maps take effect, the 2012 panel governs a lender's requirement.
FEMA lists two Eden letters of map amendment from 2012, case 12-04-8078A and case 12-04-8520A, both on the east side and both among the eight Zone AH points, each with the outcome "Structure removed, property partially inundated." A letter stays valid for its structure until a new map takes effect. If you own one of those two villas, the letter goes in the listing file on day one.
For an unshaded Zone X villa, say so and attach the map. For a Zone AH villa, show the buyer FEMA's preliminary map, any letter of map amendment and an elevation certificate, because a lender requires flood insurance on a federally backed loan for a building inside Zone AH unless a letter removes it. Collier County's Building Bulletin 21 explains elevation certificates.
Your Eden buyer will budget four carrying layers: the Eden assessment billed quarterly, the master association's share collected with it, the club's mandatory $4,162 Social dues for 2026, and Collier County property taxes that reset to the purchase price. Presenting those layers in the listing removes a reason for a buyer to walk.
The Eden assessment amount is not published; the budget sits behind the owners' login. What is published is what it pays for: landscaping of every lot, irrigation and its utilities, periodic exterior painting of all 29 buildings, roof cleaning every two years, yearly driveway and sidewalk pressure washing, the loop road, the lake and fountain and the mailboxes. Section 4.1 makes each lot's share one fifty-fifth of the budget, section 4.16 bills it quarterly in advance, and section 4.3 has Eden collect and remit the master association's share, so the Eden invoice appears to carry both. Your current invoice and the estoppel certificate give the buyer the exact figure.
| Layer | 2026 figure | Source |
|---|---|---|
| Club Social dues | $4,162 a year, no initiation for Strand homeowners | The club's 2026 Membership Brochure |
| Property tax, homesteaded villas | median $3,658.41 (n=33, odd) | County 2026 preliminary roll, files dated August 29, 2026 |
| Property tax, non-homestead villas | median $5,888.21 (n=22, even, mean of $5,828.30 and $5,948.11); range $5,044.63 to $6,894.50 | Same roll |
| One-time resale assessment | up to three months of assessments, owed by the buyer | Section 11 of the 2024 restated declaration |
The preliminary roll is an estimate before final millage, and the Collier County Tax Collector issues the bill in November. A buyer's taxes follow the purchase price, not your bill, because Florida's homestead cap resets on a sale. The Strand has no community development district on the Florida Official List of Special Districts, so there is no CDD bond to disclose.
The median Eden sale took 13 days on market over five years (n=13), with the fastest at 4 days and the slowest at 260, per the Southwest Florida MLS Matrix retrieved September 26, 2026. Then add the contract period for the association's approval of the buyer, two estoppel certificates, the buyer's insurance and the closing.
Four Eden sales were on the market 8 days or fewer, and the January 2025 sale, the most recent, went in 13 days at its full $849,900 asking price. The three slowest, at 98, 101 and 260 days, all closed below their asking prices. A median is a middle, not a promise: an Eden villa priced to its plan goes quickly, and one priced above the plan's last sales waits.
Eight of Eden's fourteen five-year closings came in March, April or May. Listing in the fall reaches the winter buyers who tour The Strand from December to April, and with no Eden villa listed on September 26, 2026, a fall listing would have the neighborhood to itself when they arrive.
Whether to sell, rent or hold an Eden villa depends on your numbers and on the leasing rules. Section 10 of the 2024 restated declaration allows at most three approved leases a calendar year, each 30 days to one year, to a natural person, and an owner who leases gives up club and recreation use during the lease.
The rules allow a winter tenant and two shorter stays in a year, which covers part of the carrying cost, but not vacation-rental turnover. The lease application carries a $150 fee and requires a lessee of at least 21, and the board has 20 days after a complete application to decide. The master association's 30-day minimum applies on top. Renting also means carrying $4,162 in Social dues, the assessment, insurance and a roof you must replace.
Some owners hold because their basis is low: an owner who bought between 2010 and 2020, at $310,000 to $440,000 in the county file, is sitting on a large gain, and the capital-gains question belongs with a tax adviser before listing. A homesteaded owner who sells and buys again in Florida can also plan the Save Our Homes portability filing under the Department of Revenue's PT-112 guide. We run the sell and rent cases on your own villa so the choice is made with numbers.
You get a free Eden home valuation by requesting one online or calling Jesse McGreevy at (239) 898-6072. It is a written opinion of value built from the Eden sales of your plan, adjusted for roof, building, position, pool and condition, with the county's recorded sales, your association charges and the club cost laid out beside it. There is no cost and no obligation.
You receive the Eden sales of your size band with their dates, days on market and sale-to-list ratios; the county's qualified sales for your plan; the current Mango Cay, Ana's Place and Links listings your buyer will see; your association charges once the estoppels arrive; the club cost your buyer will carry; and a recommended list price with a defensible range. Request it through the free Eden home valuation, and read how we build it on what your Eden at The Strand home is worth.
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 plan, your roof date and the one thing you are most worried about, and you will get a direct answer. 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).
At Eden, where the same 1,982 square foot plan has sold for $640,000 and for $849,900 in five years, the price decides the sale. We would rather you see the evidence and the number before you commit to anything, and many Eden owners use the valuation to decide whether to sell this season or next.
McGreevy and Comisar is a top-reviewed Eden at The Strand listing team on Google, 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
Three Eden sales in five years waited 98 to 260 days. The fix in each case is price and presentation, and this seller describes what that looks like.
★★★★★ "Their recommendation on pricing my unit was sound and proved prescient. I never questioned their integrity and found it easy to rely on their recommendations. I would work with them again in a heartbeat." Verified Google review
With no Eden sale in twelve months, the pricing recommendation is the whole job.
★★★★★ "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
Nineteen Eden owners have out-of-state mailing addresses. Marc runs the field side so a seller does not have to fly down.
★★★★★ "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
Every Eden buyer needs the association's approval, so a qualified buyer is worth more than a busy showing calendar.
Eden at The Strand owners work directly with Jesse McGreevy and Marc Comisar, not a call center. Both have sold Southwest Florida real estate for more than twenty years, and they read Eden's 1999 declaration, its 2007 and 2009 amendments, the 2024 restatement, the county's deed history for all 55 villas and every recent Eden sale before writing this guide.
Jesse McGreevy is a licensed Florida REALTOR and Sales Associate with Domain Realty, in the business since October 2004, and one half of McGreevy and Comisar, Top 1% Real Estate Agents Nationally Since 2008. He runs pricing, marketing, data and the association approval, estoppel and club 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.
A general agent may price an Eden villa from The Strand's median, quote the site's "Draft 2" label instead of the recorded 2024 restatement, tell a buyer the association replaces the roof, forget the master estoppel, give a condominium resale package instead of the section 720.401 summary, miss the eight Zone AH points or the two letters of map amendment, or put a sign in a window. None of those errors is exotic, and each one costs a seller time or money. Our seller guide for The Strand as a whole covers the community-wide picture.
Many Eden sellers are buying their next Florida home in the same season, whether elsewhere inside The Strand's gate, in North Naples or farther north in Estero and Bonita Springs. We run both sides together, including the timing of two closings and, for homesteaded sellers, the Save Our Homes portability claim.
Jesse handles the Eden sale while Marc represents you on the purchase, so both contracts run on one calendar, and contingent offers, rent-backs and timed closings can bridge the gap. Start with how we represent buyers in Southwest Florida or call Marc at (239) 287-5873.
Some owners move within the gate, from a paired villa to a single one, or from Eden to The Links, and keep the club. If your next home is here, our guide to buying a home in Eden at The Strand covers the plans, the rules and the paperwork from the buyer's side.
These are the questions Eden owners ask before they sell, each answered in a single paragraph from the recorded 2024 restatement, the association's rules and forms, Florida statutes, the county roll and deed file, FEMA and the Southwest Florida MLS Matrix retrieved September 26, 2026, with the window named beside every figure. Nothing here is tax or legal advice; confirm anything that affects your sale with your closing agent, attorney or CPA.
Start with a written valuation built from your own plan's Eden sales, order both estoppel certificates and prepare the section 720.401 summaries on day one, gather the roof and permit file for both halves of your building, then list with professional media and a listing that states the club cost and the approval process plainly. McGreevy and Comisar run that whole sequence; call Jesse McGreevy at (239) 898-6072.
The best Eden listing agent prices your villa from its own plan's sales, explains the owner-paid roof and the shared building before a buyer asks, quotes the recorded 2024 restatement rather than the site's "Draft 2" file, and has both estoppels and the purchase application moving the day the contract is signed. McGreevy and Comisar have been Top 1% Real Estate Agents Nationally Since 2008 and the #1 Team in Southwest Florida since 2012.
Start from the five-year MLS window, $640,000 to $855,000 with a median of $805,500 (n=14, even), then adjust for size band, roof age, pool, view, a paired or single building and condition. The 2023 to 2025 sales of $765,000 to $855,000 are the closest frame. For your own villa, request a free Eden home valuation.
The county roll points at long ownership: 27 of 55 villas have not changed hands in a qualified sale since 2013 or earlier, and 33 are homesteaded. Eden also had a busy 2023, with eight of the fourteen five-year MLS closings, which cleared many of the owners most ready to sell. The quiet is supply, not a lack of buyers.
For a villa priced to its plan, yes. There was no Eden listing on September 26, 2026, the five-year median sale took 13 days (n=13), and the latest sale, in January 2025, closed at its full $849,900 asking price after 13 days. A fall listing reaches the winter buyers who tour from December to April.
The median Eden sale took 13 days on market over five years (n=13), the fastest 4 and the slowest 260, per the Southwest Florida MLS Matrix. Then add the contract period for the association's approval, the estoppels, the buyer's insurance and closing. Priced to its plan, an Eden villa has moved quickly; priced above it, it has waited.
List by early winter if you can. Eight of Eden's fourteen five-year closings came in March, April or May, when seasonal buyers are in Naples. Listing in October or November puts your villa on the market before they arrive, and with nothing else listed at Eden it would have the neighborhood to itself.
No. The Strand's twelve-month median of $610,000 mixes condominiums with detached homes. Eden's own five-year median is $805,500 (n=14), and the right starting point is narrower still: the Eden sales of your size band, checked against the Mango Cay, Ana's Place and Links listings your buyer will tour.
By each plan's own sales first. The 1,935 square foot three-bath plan sold for $785,000, $825,000 and $855,000 in 2023 and 2024; the 1,982 square foot plan for $640,000, $765,000, $847,500 and $849,900 between 2023 and 2025. Condition, roof and layout mattered more than the 47 square feet between them.
Yes. Section 11 of the recorded 2024 restatement makes every transfer subject to the association's approval, and the purchase application asks for the contract, the buyer's references and a $150 fee. We submit the buyer's application the day the contract is signed.
Only on the declaration's grounds, such as false information on the application, and never for an illegal discriminatory reason, which the restatement says in its own words. A complete application and a qualified buyer make approval routine. If you are unsure about a particular situation, ask your closing agent or attorney.
One post sign built to the master association's specification, per the Eden handbook, and nothing on a wall or in a window. Section 8.5 of the restatement otherwise requires board approval for any sign, including a realtor's. That is why an Eden listing has to reach its buyers online and through agents before they reach the gate.
Yes, by appointment. Every guest passes The Strand's staffed gatehouse, so we register attendees with the gate in advance. Discreet, pre-qualified showings usually suit Eden better than a public open house, and Marc walks the villa after each showing.
Two: one from Eden at The Strand Homeowners' Association and one from The Strand Master Property Owners Association, each under section 720.30851, each capped at $299 for an account that is not delinquent. Both associations are managed by Dorrill Management Group. We order both the day the contract is signed.
The buyer. Section 11 of the 2024 restatement sets a resale assessment, in an amount the board sets by resolution that "shall not exceed the pro-rata equivalent of three (3) months of assessments," as the obligation of the buyer, paid at closing or added to the first statement. We put it in the listing so it is not a surprise at the closing table.
By custom the buyer selects the closing agent and pays for the owner's title policy in Collier County, which differs from Lee County. Nothing in the statutes sets it, so the contract controls. You still pay documentary stamp tax on the deed at $0.70 per $100.
The negotiated brokerage fee, documentary stamp tax of $0.70 per $100 ($5,638.50 at the $805,500 five-year median), two estoppel fees of up to $299 each, prorated taxes and assessments, and any repairs or credits. There is no CDD payoff. We prepare an estimated net sheet for your own price before you sign anything.
Yes. Commission in Florida is negotiable between you and your listing brokerage, and no law or association sets it. Since August 17, 2024, any offer of compensation to a buyer's agent is made off the MLS. We put our fee in writing before we list.
Yes, more than almost anything else you can document. Since 2024 the roof is the owner's to maintain and replace, many Eden roofs are original to 2000 to 2005, and insurers price by roof age. A roof replaced under the 2019 specification, with permits for both halves of the building, belongs in the first line of the listing.
Not if you answer the questions before they are asked: when each half's roof was replaced, whether the colors match the 2016 Aged White and Latte scheme, and how the party wall is shared under section 6.2.2. Most Eden villas are paired, and buyers who want Eden know it.
Under the association's 2019 roof specifications a roofer replaces both halves of a shared building together, under separate permits, with architectural approval. In practice that means a roof replacement is a two-owner project. If your neighbor is not ready, we price and market the villa with the roof as it is and give the buyer the facts.
Yes, in ways buyers notice: it confirms the owner carries the roof, it sets leasing at up to three approved leases a year of 30 days to one year, and it adds the resale assessment owed by the buyer. We explain all three in the listing so the buyer's agent does not rely on an older summary.
It depends on your villa. If your home point is unshaded Zone X on FEMA's effective map, say so. If it is one of the eight Zone AH points on the east side, show the buyer FEMA's preliminary map, which puts all 55 Eden home points in unshaded Zone X, plus any letter of map amendment and an elevation certificate.
Zone D, on Collier County's hurricane evacuation zone layer. Zones are called in letter order from A, so Zone D is called only after Zones A, B and C. The National Hurricane Center's worst-case surge maps show no surge reaching The Strand in a Category 1 or 2 hurricane.
Almost always, but the quote depends on the roof, the openings and the building's age. Eden villas were built from 2000 to 2005, straddling the 2002 statewide Florida Building Code, so a current wind mitigation report and the roof permit carry the most weight. Section 9.1 makes each owner insure the whole home, so the buyer needs a homeowner policy, not a condominium unit policy.
Anything a four-point or wind mitigation inspection will flag: roof, air conditioning, water heater and electrical panel. Fresh interior paint and a clean lanai and pool help. The association repaints the exterior on its own schedule, so exterior paint is rarely the seller's job. We walk the villa before recommending any spending.
Many Eden buyers are seasonal: 19 of 55 owners have out-of-state mailing addresses on the county's 2026 preliminary roll. A turnkey furnished sale can suit a buyer who wants to use the villa the same season, while others want to bring their own furniture. We usually market furniture as negotiable, on a separate inventory.
Yes, if the lease was approved; the buyer takes subject to it, and an Eden lease may run no longer than one year under section 10. A buyer who wants to occupy will want the lease end date to fit the closing. We coordinate showings with the tenant under the lease terms and the gate rules.
They narrow it slightly. The cap of three approved leases a year and the 30-day minimum rule out nightly and weekly rentals, so a vacation-rental investor will look elsewhere. Seasonal owners, full-time residents and buyers who want one winter tenant remain the core market, and they are the buyers who have paid Eden's prices.
Get a market valuation first. An unsolicited offer is often priced for speed and for Eden's leasing limits. With nothing listed at Eden and a five-year median sale of 13 days, a well-priced listing usually delivers both speed and a stronger price.
We handle it end to end. Marc clears every showing with the gatehouse, manages access and walks the villa after each visit, and documents can be signed remotely, with the title company closing without you in Naples. Call Jesse direct at (239) 898-6072.
The steps are the same as any Eden sale, plus the authority documents: letters of administration or a trustee certification, which your attorney and the title company confirm. The associations issue estoppels to the personal representative or trustee, and the buyer still needs the association's approval. We work alongside your attorney.
Yes. Jesse handles the Eden sale while Marc represents you on the purchase, so both contracts run on one calendar. A homesteaded seller should plan the Save Our Homes portability filing with the new homestead application. Call Jesse at (239) 898-6072 for the sale and Marc at (239) 287-5873 for the purchase.
Buyers of an east-side villa will ask. FDOT's I-75 widening, project 452544-1, starts construction from fall 2026, and the Immokalee Road interchange redesign, project 454099-1, is expected from early 2027. Where noise walls will go on this stretch is not settled in the records we read, and we say so rather than guess.
No. The written valuation of your Eden villa is free and carries no obligation. It includes your plan's Eden sales, the county's recorded sales, the competing villa listings, the club cost your buyer will carry and a recommended list price with a range. Call Jesse direct at (239) 898-6072.
Ask for the written valuation and let us order the two estoppels and pull your roof and permit history. You will know your likely price, your association charges, your net and your timeline before you sign anything. Call Jesse McGreevy at (239) 898-6072 or Marc Comisar at (239) 287-5873.
Every figure on this Eden seller guide traces to a primary source below, as of September 2026: the Collier County Clerk's official records, the Eden and master associations' published documents, The Club at The Strand, Florida Statutes and state agencies, FEMA, the National Hurricane Center, USGS, Collier County, Collier County Public Schools and FDOT. No listing portal or competing brokerage is cited. Southwest Florida MLS figures come from a member-only system and are cited in the text with their retrieval date, September 26, 2026. County figures come from the county's 2026 preliminary tax roll and its sales file, data files dated August 29, 2026, cited in the text without a link.
Collier County Clerk, official records and board records
Eden at The Strand Homeowners' Association
The Strand Master Property Owners Association
The Club at The Strand
Florida Division of Corporations
Florida Statutes and state agencies
FEMA, NOAA, USGS and federal sources
Collier County government
Collier County Public Schools
Transportation and routing
Selling costs, disclosure and the seller's paperwork
Data cited in plain text
Every row below links the authority that publishes or holds the document, so an Eden seller or buyer sees the official, current version rather than a copy. Recorded documents open in the Collier County Clerk's official records viewer. We host nothing ourselves.
| Document | What it proves | Official authority |
|---|---|---|
| Amended and Restated Declaration, Articles and Bylaws, recorded April 2, 2024 | The governing Eden text: owner-paid roof, three leases a year, approval of every transfer, the buyer's resale assessment | Eden 2024 restated declaration, O.R. 6345, Page 446 |
| Declaration of Restrictive Covenants, recorded June 10, 1999 | Eden's original "zero lot line lots and villas" plan, superseded in 2024 | Eden 1999 declaration |
| Certificate of Amendment, recorded January 29, 2007 | The 2007 exterior maintenance and tile roof rules, superseded in 2024 | Eden 2007 amendment |
| Certificate of Amendment, recorded April 7, 2009 | The 2009 leasing rules, superseded in 2024 | Eden 2009 amendment |
| 2024 Rules and Regulations | Association services, owner duties, parking, pets, leasing | Eden 2024 rules |
| Community Standards Handbook | Signs, architectural review, pools, shutters, paint colors | Eden handbook |
| Roof Replacement Specifications, 2019 | Both halves of a shared building roofed together, separate permits, Boral Estate tile | Eden roof specifications |
| Purchase application | The buyer's application and the $150 transfer fee | Eden purchase application |
| 2026 Membership Brochure | Mandatory Social membership at $4,162 a year, optional golf and sport tiers | The Club at The Strand brochure |
| Florida Statutes 720.401 | The homeowners' association disclosure summary, due before the contract | Florida Legislature, section 720.401 |
| Florida Statutes 720.30851 | The estoppel certificate and its fee cap | Florida Legislature, section 720.30851 |
| Florida Statutes 689.302 | The seller's flood disclosure | Florida Legislature, section 689.302 |
| Form OIR-B1-1802 | The wind mitigation inspection a buyer's insurer reads | Florida Office of Insurance Regulation |
| 2024 flood protection newsletter | Flood insurance, the Community Rating System and elevation certificates | Collier County flood newsletter |
Three records that matter here are not public and cannot be linked: the Eden and master associations' adopted budgets and assessments, behind the owners' login; your own account balance, which the estoppel certificates state; and the roof permit history for your building, which we pull with you before listing.
McGreevy and Comisar list and sell homes across Southwest Florida from an office in Bonita Springs, and Eden at The Strand sits inside the North Naples market they work every week. If you are weighing a sale at Eden, 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 villa in Eden 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 paired villa on the lake side of Paradise Circle, a golf-view villa on the outer ring or one of the three homes on Stem Drive, 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. For everything about the neighborhood itself, see our Eden at The Strand guide.
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 Eden villa, or, if you are buying, read our guide to buying a villa in Eden at The Strand.
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.